Tri-county core
Medley
industrial.
One square mile of almost nothing but industry, and the yard market the rest of Miami-Dade drives to.
Core market / Phil works this one in person
Medley is the answer to a question every operator in Miami-Dade eventually asks: where do I put the trucks. It is a small town that is almost entirely industrial by design, with the heaviest zoning in the county, minimal residential to object, and a tenant base of truck terminals, container and chassis yards, heavy equipment, aggregates, recycling and freight.
That combination cannot be recreated. Every other part of the county has residential pressure, conversion pressure or a boundary problem. Medley has the entitlements already in place and almost nothing left to entitle, which is why a correctly zoned Medley yard is the scarcest industrial product in South Florida and why institutional IOS capital keeps coming back to it.
Where the industrial actually is in Medley
- Okeechobee RoadUS-27. The spine, and the freight route northwest out of the metro.
- NW South River DriveRiver frontage, aggregates, bulk and the heaviest industrial uses in the county.
- NW 116th Way and 74th AveTruck terminals and cross-dock, the core of the terminal market.
- The Palmetto interchangeWhere Medley meets the ring road, and where the drayage runs.
- Hialeah Gardens edgeThe transition to building product, with larger modern warehouse.
- The rock pits and the westAggregates, mining and the hard western edge against the Everglades.
The infrastructure
What sets value here
Industrial value is access. Everything a buyer pays for in Medley is downstream of these six things.
- Okeechobee RdUS-27, running northwest toward the Turnpike, Lake Okeechobee and the interior.
- SR 826 PalmettoThe county ring road, and the reason Medley reaches every submarket.
- Florida’s TurnpikeStraight north out of the metro, which is what a terminal operator is buying.
- PortMiami and MIAThe drayage and air cargo Medley yards actually serve.
- The Miami RiverWorking river frontage for bulk and aggregates.
- RailCSX and FEC access, with the Hialeah yard next door.
What we sell in Medley
Six asset classes, and nothing else
- Industrial outdoor storage. The reason Medley exists as a market. Paved, fenced, correctly zoned yard, priced on usable acreage and permitted use.
- Truck parking and terminals. Cross-dock terminals, drop lots and staging. The deepest terminal submarket in South Florida.
- Industrial land. Heavy industrial land that already carries its entitlements, which is what a buyer is really paying for.
- Warehouse. Support buildings on yard sites, plus larger distribution toward Hialeah Gardens.
- Small bay and flex. Service and trades product, less of it than in Hialeah.
- RV and boat storage. Some, though the land basis pushes recreational storage further out.
Straight answers
Questions owners actually ask
Phil will not put a number on it before he has seen it, and anyone who does over the phone is guessing. What sets it is usable and unencumbered acreage, what the zoning permits you to store and stack, the ground condition, access and turning, and any lease in place. Medley is the scarcest yard market in South Florida, so the range is wide and the wrong number is expensive.
Because the entitlements cannot be replicated. Medley is almost entirely industrially zoned with the heaviest permissions in the county and virtually no residential to object to a use. Everywhere else in Miami-Dade either faces conversion pressure or sits against the Urban Development Boundary. A buyer is paying for permission that already exists.
Institutional industrial outdoor storage capital, national logistics operators, and owner-users who have been leasing and want to stop. Roughly 35 to 45 per cent of IOS acquisitions nationally are now institutionally driven. We take a Medley yard to a named list rather than to a listing site. See the IOS scarcity report.
Before you list in Medley
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.