Miami neighbourhoods for a 2027 move: housing, commutes and transit
Last updated: 2 November 2026
Miami's neighbourhoods differ clearly in housing stock and journey times. U.S. Census Bureau estimates for 2020–2024 put detached houses at 86.9 per cent of Miami Shores' homes and 8.8 per cent of Miami Beach's, with average commutes from 23.7 minutes in Key Biscayne to 35.3 in Palmetto Bay. Le Strand compares each area against your family's weekly routine.
Request a Private Landing ConsultationHow do Miami's municipalities compare on housing?
The table sets eight Miami-Dade municipalities against the county, using the American Community Survey 2020–2024 five-year estimates (tables B25001, B25003, B25024, B25035, B25041, B25077 and B08013/B08303, checked 30 October 2026). Coral Gables, Pinecrest and Key Biscayne each record a median owner-occupied value above $1 million, against $463,000 for Miami-Dade County.
| Municipality | Housing units | Owner-occupied | Detached houses | Buildings of 20+ units | Four or more bedrooms | Median year built | Median value | Average commute |
|---|---|---|---|---|---|---|---|---|
| Coral Gables | 22,020 | 64.5% | 49.7% | 33.1% | 24.0% | 1969 | $1,089,900 | 23.8 min |
| Pinecrest | 6,478 | 82.8% | 75.5% | 12.7% | 56.0% | 1969 | $1,406,400 | 27.6 min |
| Key Biscayne | 7,310 | 66.6% | 18.6% | 72.0% | 19.6% | 1977 | $1,575,300 | 23.7 min |
| Miami Beach | 63,243 | 40.9% | 8.8% | 65.4% | 5.5% | 1969 | $556,700 | 26.7 min |
| Miami Shores | 3,917 | 87.5% | 86.9% | 5.0% | 19.1% | 1954 | $864,400 | 26.0 min |
| Palmetto Bay | 8,681 | 78.2% | 79.3% | 12.1% | 51.3% | 1976 | $879,700 | 35.3 min |
| South Miami | 5,177 | 60.2% | 52.3% | 28.0% | 22.6% | 1969 | $829,400 | 30.9 min |
| Doral | 28,755 | 46.5% | 22.2% | 37.3% | 20.7% | 2006 | $562,800 | 26.5 min |
| Miami-Dade County | 1,094,983 | 52.2% | 38.8% | 33.8% | 15.0% | 1980 | $463,000 | 30.9 min |
Owner-occupied is the share of occupied homes. Detached houses, buildings of 20 or more units and bedroom counts are shares of all housing units. Average commute is aggregate travel time divided by workers travelling to work. For orientation, Metrorail runs from Kendall through South Miami and Coral Gables to downtown Miami and Miami International Airport, and Le Strand uses these figures to set the first search radius around the family's school and work addresses.
Which Miami municipalities have the most four-bedroom homes?
In the Census Bureau's 2020–2024 estimates, homes with four or more bedrooms make up 56.0 per cent of Pinecrest's housing and 51.3 per cent of Palmetto Bay's, against 15.0 per cent across Miami-Dade County. Coral Gables follows at 24.0 per cent, South Miami at 22.6 per cent and Doral at 20.7 per cent, while Miami Beach records 5.5 per cent.
Pinecrest and Palmetto Bay pair those homes with detached-house shares of 75.5 and 79.3 per cent. Le Strand uses these figures to set the first search radius for a brief that calls for a garden, a pool or a separate guest room.
Where is Miami's housing mostly apartments and condominiums?
Buildings of 20 or more units hold 72.0 per cent of Key Biscayne's homes and 65.4 per cent of Miami Beach's, the two highest shares in the table, against 33.8 per cent across Miami-Dade County. Key Biscayne pairs that building stock with a median owner-occupied value of $1,575,300, the highest of the eight municipalities.
Doral has the newest housing of the group, with a median year built of 2006, and Miami Shores the oldest, at 1954. Le Strand reads building age alongside the condominium and inspection records, the FEMA flood zone and the windstorm and flood insurance quotes for each shortlisted residence, so the family compares the full cost of carrying each home.
How long are commutes from each Miami area?
The American Community Survey gives an average one-way journey to work of 23.7 minutes in Key Biscayne and 23.8 minutes in Coral Gables, the shortest in the table, and 35.3 minutes in Palmetto Bay, the longest, against 30.9 minutes for Miami-Dade County. Public transport carries 7.2 per cent of South Miami's workers and 6.3 per cent of Miami Beach's.
Miami-Dade County describes Metrorail as a 25-mile dual track that serves Miami International Airport and runs from Kendall through South Miami, Coral Gables and downtown Miami, with connections to Broward and Palm Beach counties at three locations. Le Strand tests each shortlisted address at the hours the family would travel to work and school.
Which 2027 dates matter when choosing a Miami area?
Miami-Dade County Public Schools takes 2027–28 magnet applications until 15 January 2027, and its magnet programmes take applicants from across the county, independent of the home address. Results follow on 15 March 2027. The National Hurricane Center gives the Atlantic hurricane season as 1 June to 30 November.
Section 196.011 of the Florida Statutes (2025) sets 1 March as the yearly filing date for property tax exemption applications by owners holding title on 1 January. Families buying a home plan any homestead exemption filing alongside the purchase and the insurance quotes. Independent tax advisers deliver the advice; Le Strand coordinates it into the Landing Plan. See Miami school admissions for 2027–28 and the International Families Guide, with its one-page PDF.
Serena Orgin is the founder and principal of Le Strand. Florida real estate representation is delivered directly by Le Strand across Miami-Dade, Broward and Palm Beach counties. See Miami Private Landing and Community Intelligence.
Miami neighbourhoods: questions and answers
Which Miami municipality has the largest share of four-bedroom homes?
Pinecrest. In the Census Bureau's American Community Survey 2020–2024 estimates, homes with four or more bedrooms make up 56.0 per cent of Pinecrest's housing, followed by Palmetto Bay at 51.3 per cent and Coral Gables at 24.0 per cent, against 15.0 per cent across Miami-Dade County.
Which Miami areas have the shortest average commute?
Key Biscayne and Coral Gables, at 23.7 and 23.8 minutes one way in the American Community Survey 2020–2024 estimates, against 30.9 minutes for Miami-Dade County as a whole. Palmetto Bay records the longest average of the eight municipalities compared on this page, at 35.3 minutes.
Does Metrorail reach Coral Gables and South Miami?
Yes. Miami-Dade County describes Metrorail as a 25-mile dual track running from Kendall through South Miami, Coral Gables and downtown Miami, with service to Miami International Airport and connections to Broward and Palm Beach counties at three locations. Public transport carries 7.2 per cent of South Miami's workers.
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Related: Miami Private Landing · Community Intelligence · Miami school admissions for 2027–28 · International Families Guide · The Landing Plan
Sources (checked 30 October 2026): U.S. Census Bureau, American Community Survey 2020–2024 5-year tables B25001, B25003, B25024, B25035, B25041, B25077, B08013, B08301, B08303; Census Bureau 2024 Gazetteer, Florida places; Miami-Dade County, Metrorail; Miami Magnet Schools, Magnet Application; Miami-Dade County Public Schools, Magnet Schools Catalog 2027–2028; NOAA National Hurricane Center; Florida Statutes (2025) s. 196.011; Le Strand, About.