Tri-county core
Homestead
industrial.
Where Miami-Dade still has land, pressed hard against the line the county will not move.
Core market / Phil works this one in person
South Dade is the last part of the county with acreage, and the Urban Development Boundary is the reason it is worth what it is worth. Beyond that line the county does not permit urban development and moving it takes a commission vote. Everything inside it is finite, and Homestead and Florida City are where the finite part still has room.
The economy here is packing houses, agricultural equipment, contractors, nurseries, trucking and the trades that serve a growing residential base. Add Homestead Air Reserve Base and the speedway and you have a demand mix that looks nothing like Doral. The product that trades is yard, land and modest buildings, and it is priced on the dirt.
Where the industrial actually is in Homestead
- US-1 corridorThe spine through Homestead and Florida City. Service industrial, yard and trucking.
- Krome AvenueThe western edge and the agricultural industrial belt against the boundary.
- Campbell Drive and SW 312thPacking houses, produce handling and equipment yards.
- Homestead Air Reserve BaseThe base, the industrial around it, and the aviation demand it carries.
- Florida CityThe last town before the Keys, and the staging that comes with it.
- Princeton and NaranjaThe northern approach, where South Dade meets the suburban county.
The infrastructure
What sets value here
Industrial value is access. Everything a buyer pays for in Homestead is downstream of these six things.
- US-1The only continuous route to the Keys, which makes staging here structural rather than optional.
- Florida’s TurnpikeThe southern terminus, connecting straight up the county.
- Krome AvenueSR 997. The agricultural freight route along the boundary.
- The UDBThe Urban Development Boundary, which is the ceiling on every acre of supply here.
- Homestead ARBAn active air reserve base and the aviation and defence demand attached.
- The FEC lineRail south through the agricultural belt.
What we sell in Homestead
Six asset classes, and nothing else
- Industrial land. The market. Priced on what the zoning permits today and on which side of the boundary it sits.
- Industrial outdoor storage. Contractor, equipment and agricultural yards, with more room than anywhere else in the county.
- Truck parking and terminals. Staging for the Keys run and for agricultural freight.
- Warehouse. Packing, cold and dry storage, and modest service buildings.
- RV and boat storage. Real demand and genuine room to build, which is rare in Miami-Dade.
- Small bay and flex. Following residential growth in Homestead and Princeton.
Straight answers
Questions owners actually ask
It is the single biggest factor. Land inside the boundary can be developed under the applicable zoning; land outside it cannot, and moving the line requires a county commission vote that rarely comes. Two parcels that look identical on an aerial photograph can be worth very different amounts because of which side of that line they sit on. It is the first thing we check.
It can be, and how it is presented changes the buyer pool. A packing house, an equipment yard or a trucking operation on agricultural land is often better marketed to an industrial and IOS buyer than to a land buyer, because those buyers pay for permitted use and improvements rather than for raw acreage. Which framing is right depends on the zoning and what is actually built.
For the right site, yes, and they always have. South Dade is where the county still has acreage, and every operator priced out of Medley and Doral eventually looks here. What they want is usable land with permitted use, access from US-1 or Krome, and no boundary problem.
Before you list in Homestead
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.