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Corporate and LLC-based entities hold 35.8% of the 15,000 single-family residential properties tracked across the Miami metro between January 1 and September 21, 2026, a total of 5,377 homes. Out-of-state buyers account for just 7.7%, 1,156 properties, which makes this a market where investor capital is overwhelmingly Florida-resident.
Cash drove 63.5% of tracked purchases at a $635,000 median market value. Nearly 87% of tracked activity sits at $400,000 and above, and 23.7% clears $1M. Half the tracked stock predates 1970. This report covers where investors bought, what they paid, who bought the most, and what the pattern means if you are selling, buying, or advising in this market.
Data sourced and verified by the iBuyer.com Market Insights Team. Coverage period: January 1, 2026 through September 21, 2026.
35.8%
Corporate / LLCOwnership Rate
15,000
PropertiesAnalyzed
$635,000
MedianMarket Value
63.5%
CashBuyer Rate
7.7%
Out-of-StateInvestor Share
13,662
Unique InvestorEntities
With 63.5% of tracked buyers paying cash and 13,662 active entities in the market, there is a deep investor pool for your property. Find out what it is worth today.
Corporate Ownership Rate: 35.8% of 15,000 Tracked Properties
Corporate and LLC-based entities account for 5,377 of the 15,000 tracked SFR properties in Miami, a 35.8% corporate rate. The buyer pool runs to 13,662 distinct entities, and the largest single position, PR Borrower 27 LLC at 91 properties, represents 0.6% of tracked activity.
Corporate penetration is not even across submarkets. Zip 33311, covering the Fort Lauderdale and Lauderhill corridor, carries the highest transaction count in the dataset at the lowest average value in the top ten, $408,000, a combination that typically indicates yield-focused acquisition. The higher-average zips, 33175 at $752,500 and 33155 at $750,000, draw fewer transactions at substantially higher price points.
Miami’s investor market is a local capital story. Out-of-state buyers account for 7.7% of tracked activity, which reads as counterintuitive for a metro with Miami’s global profile, and the explanation sits in the price data: at a $635,000 median, the rent-to-price ratios that draw remote yield capital simply do not exist. What we see instead is Florida-resident buyers and institutions that have committed capital at scale, paying cash 63.5% of the time. PR Borrower 27 LLC and PR Borrower 28 LLC together hold 178 tracked properties, the clearest institutional signature in this dataset. For the pattern to shift, we would need either meaningful resident-buyer re-entry or a change in the appreciation expectations that justify these entry prices.
Where Investors Are Buying
Tracked activity spans 25 zip codes across Miami-Dade and Broward, and the distribution is unusually flat. The leader, 33311, holds 333 properties at a 2.2% share, and the tenth-ranked zip, 33023, holds 237 at 1.6%. The entire top ten spans roughly six tenths of a percentage point and totals 2,729 properties, 18.2% of tracked activity.
| # | Zip Code | Area | Properties | Share | Avg Value |
|---|---|---|---|---|---|
| 1 | 33311 | Fort Lauderdale / Lauderhill | 333 | 2.2% | $408,000 |
| 2 | 33064 | Pompano Beach | 328 | 2.2% | $438,010 |
| 3 | 33157 | Palmetto Bay / Cutler Bay | 295 | 2.0% | $668,000 |
| 4 | 33165 | Miami / Olympia Heights | 274 | 1.8% | $706,500 |
| 5 | 33024 | Hollywood / Pembroke Pines | 263 | 1.8% | $501,000 |
| 6 | 33175 | Miami / Westchester | 260 | 1.7% | $752,500 |
| 7 | 33155 | Miami / Coral Terrace | 251 | 1.7% | $750,000 |
| 8 | 33147 | Miami / West Little River | 244 | 1.6% | $451,500 |
| 9 | 33312 | Fort Lauderdale (southwest) | 244 | 1.6% | $543,500 |
| 10 | 33023 | Hollywood / Miramar | 237 | 1.6% | $457,000 |
What separates these zips is price, not volume. Average values across the top ten run from $408,000 in 33311 to $752,500 in 33175, a spread of roughly $344,500 between zips with near-identical transaction counts. Capital is not concentrating in a single corridor. It is deployed across the metro at similar density and at very different price points.
Price Tiers: $400k-$600k Leads at 32.16%
The $400k to $600k tier leads at 32.2%, 4,824 properties, with the $600k to $1M tier close behind at 31.0% and the $1M+ tier at 23.7%. Combined, activity at $400,000 and above accounts for nearly 87% of tracked transactions. The sub-$250k tiers together hold under 1%. Employment figures per the Bureau of Labor Statistics Miami-Fort Lauderdale-West Palm Beach metro employment data.
The metro’s labor market scale supports those price points: roughly 3.0 million nonfarm jobs across the Miami-Fort Lauderdale-West Palm Beach metro form the demand engine behind mid-to-premium rental property. The $635,000 median against a $1,036,284 average produces a mean-to-median spread of about 63%, driven by the tail above $1M. Asking-side benchmark: FRED Miami-Fort Lauderdale-West Palm Beach median listing price series.
Housing Stock
Half the tracked stock predates 1970, 49.9%, against a median build year of 1970. The 1950s is the single largest decade at 25.4%, 3,802 properties, concentrated in the neighborhoods that developed during South Florida’s postwar expansion. The 1960s and 1970s add another 28.0%.
Construction from 2000 onward accounts for 13.8% of tracked holdings combined. This is a renovation market as much as a rental market: investors here are acquiring stock that is fifty to seventy years old and underwriting the capital expenditure that comes with it.
Median year built: 1970. Share of tracked stock built before 1970: 49.9%. Decade shares are calculated across the 14,997 tracked properties with a recorded year built. Assessed market value is set by the Miami-Dade County Property Appraiser under Florida’s annual reassessment cycle; the Save Our Homes cap limits increases for homesteaded properties but does not apply to investor-held property.
Investors are actively acquiring across all 25 tracked zip codes. See what your property is worth in today’s market.
Who Is Buying
PR Borrower 27 LLC leads at 91 properties, with PR Borrower 28 LLC at 87, Prestige Palm Triton LLC at 39, and P4 LT Borrower 1 LLC at 24. Those four hold 241 properties between them, about 1.6% of tracked activity.
| Rank | Entity | Properties | Share of Tracked Activity |
|---|---|---|---|
| 1 | PR Borrower 27 LLC | 91 | 0.6% |
| 2 | PR Borrower 28 LLC | 87 | 0.6% |
| 3 | Prestige Palm Triton LLC | 39 | 0.3% |
| 4 | P4 LT Borrower 1 LLC | 24 | 0.2% |
The two PR Borrower entities share a naming convention and a sequential number, which typically indicates sibling vehicles under a single sponsor. Treated as one position, their combined 178 properties would still amount to just over 1% of the dataset. Prestige Palm Triton LLC is the only name in the top four without a structured-vehicle signature.
With 13,662 distinct entities across 15,000 tracked properties, the practical picture for a seller is a wide field of independent buyers rather than a short list of platforms with aligned pricing models.
Full Market Snapshot
| Metric | Value | Signal | Notes |
|---|---|---|---|
| Properties analyzed | 15,000 | Baseline | Matched property records, Miami metro |
| Corporate ownership rate | 35.8% | Moderate | 5,377 of 15,000 held via LLC, trust or corporate entity |
| Out-of-state investor share | 7.7% | Local | 1,156 owners with a mailing address outside FL |
| Median market value | $635,000 | Premium | Median across matched properties |
| Average market value | $1,036,284 | Reference | Mean-to-median spread 63% |
| Cash buyer rate | 63.5% | Moderate | 9,527 of 15,000 closed without financing |
| Median property size | 1,659 sq ft | Reference | Median across matched properties |
| Built pre-1970 | 49.9% | Legacy stock | Median year built 1970 |
| Unique investor entities | 13,662 | Fragmented | 0.91 entities per tracked property |
| Active zip codes | 25 | Broad | Miami-Dade and Broward counties |
Market Implications
- 63.5% of tracked purchases closed in cash, which takes financing risk out of your timeline
- Activity at $400,000 and above is nearly 87% of the dataset; this is not a discount-entry market
- The $600k to $1M band moved 4,643 tracked properties, a genuinely deep segment
- 78.6% of tracked owners hold high equity, which shortens the path to a clean close
- Investor demand runs across 25 zips at similar volume; there is no single corridor to concentrate on
- 33311 and 33064 lead on transaction count but carry the lowest averages in the top ten
- Pre-1970 stock is half the tracked dataset, so renovation-capable buyers are the active pool
- At 63.5% cash, pre-approval alone will not keep a buyer client competitive
- Competition is heaviest between $400,000 and $1M, which is 63.1% of tracked activity
- 33311, 33064 and 33023 carry the lowest top-ten averages, $408,000 to $457,000
- Out-of-state competition is minimal at 7.7%; your competition is local
- Post-2000 stock is 13.8% of tracked holdings and draws proportionally less investor attention
Reading the Signals
Why Out-of-State Capital Is Only 7.7% of This Market
The 7.7% out-of-state reading is the most counterintuitive figure in the dataset, and the price data explains it. At a $635,000 median, a remote investor seeking entry-level cash flow cannot make the math work; the rent-to-price ratios that attract national capital to lower-priced metros do not exist at South Florida price points. The Miami SFR investor is typically a Florida resident buying for appreciation and equity, or an institution that has committed capital at scale. For sellers, the practical implication is that buyer competition here is local, deep and cash-rich rather than driven by waves of remote capital chasing discount entry.
Half the Stock Predates 1970: What That Means at a $635,000 Median
A 49.9% pre-1970 share alongside a $635,000 median is an unusual combination. In most markets, older stock correlates with lower entry prices. Here it does not, because land and location carry the value rather than the structure. That changes the underwriting: buyers are paying premium prices for properties that will need roof, plumbing, electrical and impact-window work, and pricing that capital expenditure into the offer. Sellers of 1950s and 1960s stock should expect deductions for deferred maintenance even in a strong-demand market, and should price against comparable renovated sales rather than against the raw median.
Frequently Asked Questions
Methodology
Dataset. 15,000 matched single-family property records across the Miami metro, FL, drawn from public property records. Sale window: 2026-01-01 to 2026-09-21. Investor flags applied: cash buyer, absentee owner, investor buyer, corporate owned.
Definitions. Corporate ownership is identified by the presence of an LLC, trust, corporation or business entity name on the deed. Out-of-state ownership is a recorded owner mailing address with a state code other than FL. Absentee ownership is a mailing address that differs from the property address. Market value reflects assessed market value from public records at time of export. Build decade is derived from the year-built field; decade shares are calculated across the 14,997 records with a recorded year built.
Signal column. Signals are fixed thresholds applied identically across every report in this series. Corporate rate: Low below 25%, Moderate 25% to 40%, High above 40%. Out-of-state share: Local below 15%, Mixed 15% to 25%, National above 25%. Median value: Affordable below $250k, Mid-tier $250k to $500k, Premium above $500k. Cash rate: Low below 50%, Moderate 50% to 65%, High above 65%. Pre-1970 share: Newer stock below 25%, Mixed vintage 25% to 45%, Legacy stock above 45%.
All data is sourced from public filings and is provided for informational purposes only. Published by the iBuyer.com Market Insights Team.
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Reilly Dzurick is a licensed real estate agent with over six years of experience and a member of the iBuyer.com Market Insights Team, covering national trends in home selling and the evolving iBuyer landscape. Her firsthand experience working with buyers and sellers gives her a practical perspective on how these platforms impact real homeowners. She holds a degree in Public Relations, Advertising, and Applied Communication.
