Tri-county core
Doral
industrial.
The largest concentration of distribution space in Florida, wrapped around the busiest international air cargo airport in the country.
Core market / Phil works this one in person
Doral exists because of Miami International Airport. The city is essentially the cargo apron extended outward: freight forwarders, customs brokers, third-party logistics, pharmaceutical and perishable handlers, and the Latin American trade that runs through all of them. It is the most institutionally owned industrial submarket in South Florida and the one where national capital is most active.
It is also the most built-out. Doral has been absorbing new product for two decades and the remaining sites are few, expensive and usually already spoken for. Owners of older single-tenant boxes here are sitting on land that is worth more than the building on it in more cases than they expect.
Where the industrial actually is in Doral
- NW 25th StreetThe cargo corridor. Air freight, forwarders and the highest-turnover logistics space in the county.
- NW 36th StreetThe northern airport approach, service industrial and older distribution.
- Beacon Lakes and Beacon IndustrialLarge-format modern distribution on the western edge, close to the Turnpike.
- Doral Boulevard and Downtown DoralFlex, office-warehouse and the pressure from residential and retail conversion.
- Airport WestThe broader submarket label, and the deepest distribution tenant pool in Florida.
- The Turnpike edgeWhere Doral meets Sweetwater and the freight heads north or west.
The infrastructure
What sets value here
Industrial value is access. Everything a buyer pays for in Doral is downstream of these six things.
- MIA cargoThe largest United States airport for international freight, and the reason this submarket exists.
- SR 836 DolphinStraight into downtown Miami and out to the Turnpike.
- Florida’s TurnpikeNorth to Broward and Palm Beach, and the route out of the metro.
- SR 826 PalmettoThe county ring, and the connection to Hialeah and Medley.
- NW 25th St viaductThe dedicated cargo route, which is why frontage on it prices the way it does.
- PortMiamiTwenty minutes east, which is what makes air and sea in one submarket possible.
What we sell in Doral
Six asset classes, and nothing else
- Warehouse. The market. Single tenant and multi-tenant distribution, dock-high, from owner-user boxes to institutional product.
- Small bay and flex. Flex and office-warehouse serving the forwarding and service economy.
- Industrial land. Genuinely scarce. Most remaining sites are held, not marketed.
- Industrial outdoor storage. Very little, which is why Doral operators drive to Medley for yard.
- Truck parking and terminals. Constrained by land price rather than by demand.
- RV and boat storage. Effectively none. The land basis rules it out.
Straight answers
Questions owners actually ask
Often, yes, and the reason is the land. Doral land basis has risen faster than rents for most of a decade, so an older single-tenant box on a generous site can be worth more as a site than as a building. It is worth knowing which one you own before a buyer tells you.
Institutional and national capital more than anywhere else in South Florida, because the submarket has the scale, the liquidity and the tenant credit those buyers need. Owner-users and private capital are active at the smaller end. The two groups price the same building differently and you want both in the room.
Medley, first. Doral has almost no permitted outdoor storage and the land basis makes it uneconomic anyway. Medley is ten minutes northwest and it is the actual yard market for this part of the county. See the Medley page.
Before you list in Doral
Read these before you sign a listing agreement.
How to sell a warehouse in Fort Lauderdale
The seven steps in the order they happen, what sets the price, and the three mistakes that cost owners the most.
What is my industrial property worth?
Why no website can price a warehouse or a truck yard, and what a real broker opinion of value contains.
How to choose an industrial broker
Nine questions to ask before you sign, and what a weak answer sounds like.
Next step
Find out what your property is worth.
A confidential broker opinion of value, at no cost and with no obligation to list. Phil sets the number himself.