Tri-county core market
Miami-Dade
County.
The most supply-constrained industrial market in Florida, hemmed in by a line drawn on a map and defended by a county commission.
Core market / Phil works Miami-Dade in person
Miami-Dade industrial has one governing fact: the Urban Development Boundary. West of that line the county does not permit urban development, and moving it takes a commission vote that rarely comes. Industrially zoned land inside the line cannot be replaced. That is the argument behind most South Dade yard pricing, and it is why a buyer will pay for zoning that already exists rather than wait on a rezoning that may never arrive.
The second fact is trade. PortMiami and Miami International Airport make this a gateway market rather than a distribution market, which is why it holds a tenant base no other Florida county has.
Miami-Dade County industrial, Q2 2026
Published by Colliers. Figures describe the county building market and not any single property. Yard, outdoor storage and truck terminals price separately.
What most people get wrong
IU-1, IU-2, IU-3 and the code that sits over them
Miami-Dade, unlike Broward, publishes a countywide industrial zoning code. IU-1 is the light industrial district and it is the workhorse behind most contractor yards, fleet parking and open storage in the county. IU-2 and IU-3 run heavier, and IU-C covers industrial-commercial.
The district name is where the answer starts, not where it ends. Once a parcel sits inside Doral, Hialeah, Medley or the City of Miami, that city code governs, and overlays can change what is permitted on one side of a street and not the other. Permitted use is a legal question, so we read the governing code for your address.
Where the industrial actually is
- MedleyThe yard market. Truck terminals, outdoor storage and freight, with the least residential pressure in the county.
- Doral and Airport WestThe largest concentration of distribution in Florida, wrapped around Miami International air cargo.
- Hialeah and Hialeah GardensOlder CBS product, dense small bay, and a local tenant base with very low turnover.
- Opa-locka and Miami GardensOpa-locka Executive Airport, service industrial and outdoor storage.
- Miami LakesFlex, office-warehouse and light industrial serving the northwest county.
- North Miami and the FEC corridorInfill and redevelopment along the rail line, with real conversion pressure.
- Kendall and TamiamiService industrial for the southwest suburbs and the Tamiami Executive Airport area.
- South Dade, Princeton, HomesteadWhere the yard land still is, pressed up against the Urban Development Boundary.
- Wynwood and Allapattah edgeOld industrial being taken by residential and retail. Supply leaving the market permanently.
The infrastructure
What sets value here
Industrial value is access. Every figure on this page is downstream of these six things.
- PortMiamiA deepwater container port with rail on the dock and a tunnel straight onto the interstate.
- MIAMiami International Airport, the largest airport in the United States for international freight.
- SR 826 / SR 836The Palmetto and the Dolphin. The internal freight ring that every distribution tenant is priced against.
- I-95 / TurnpikeNorth into Broward and Palm Beach, and the inland route toward Orlando.
- US-1 southThe South Dade corridor, running down to Homestead, Florida City and the Keys.
- RailThe Florida East Coast Railway, the CSX line, and the Miami Intermodal Center beside the airport.
What we sell here
Six asset classes, all of them local
- Industrial outdoor storage. IU-1 and IU-2 yards from roughly an acre up. The scarcest product in the county and the one institutional capital is hunting hardest.
- Truck terminals and truck parking. Medley and the Turnpike corridor, where the freight actually stages.
- Warehouse. From single-tenant boxes in Doral to older multi-tenant stock in Hialeah and along the FEC.
- Small bay and flex. A deep, sticky, largely owner-operated tenant base. Turnover is low and so is vacancy.
- Industrial land. Priced on what the zoning permits today, not on what a rezoning might allow one day.
- RV and boat storage. Constrained supply against genuine marine and recreational demand.
Cities we work in this market
Straight answers
Questions owners actually ask
It sets the ceiling on supply. The boundary is the line beyond which Miami-Dade does not permit urban development, and moving it requires a county commission vote. While it holds, industrially zoned land inside it cannot be replaced. That is the argument behind most South Dade yard pricing, and it is why buyers pay a premium for zoning that already exists rather than underwriting a rezoning.
IU-1 is Miami-Dade’s light industrial district, and it is the code most contractor yards, fleet parking and open storage operations sit on. What is permitted on your specific parcel is set by ordinance and by any overlay on it, and it changes once you are inside a city such as Doral, Hialeah or Medley. We check the governing code for the address rather than answer from the district name, because permitted use is a legal question and getting it wrong is expensive.
Yes, and it is the normal way this product trades. We take the property to a named list of buyers who already own industrial outdoor storage, under NDA where the property warrants it. Nothing is published, nothing is listed and nothing is shared.
Phil will not give you a closing date before he has seen the property, the title and the leases, because a date given early is a date somebody plans around. Once he has looked, he will give you a realistic marketing period and the reasons behind it, and he will tell you which parts of the timeline are outside anyone’s control.
Before you list in Miami-Dade County
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.