Average Rent in Miami by Neighborhood (October 2026)

Average rent in Miami by neighborhood and size, October 2026: median starting rents in purpose-built buildings, what fees add and where rent is lowest.

As of October 2026, the median starting rent for a one-bedroom in the 102 Miami-Dade rental buildings in our catalog that publish a one-bedroom base rent is $2,603 a month. Studios start at a median of $2,350, two-bedrooms at $3,312 and three-bedrooms at $4,394. These are base rents, before required monthly fees, in purpose-built rental buildings. By neighborhood, the median one-bedroom runs from $1,871 in Miami Gardens to $3,386 in Coral Gables.

The figures come from our own research on 410 purpose-built rental buildings in Miami-Dade, Broward and Palm Beach counties. Each one is owned by a single company and leased through its own office, and 371 of the 373 with a known opening year opened in 2015 or later. We read each building's official site, or a listing site where the official one showed no prices, on October 12 and 13, 2026.

How did we calculate average rent in Miami?

For each building, we took the lowest advertised monthly rent for each unit type: studio, one-bedroom, two-bedroom and three-bedroom. Then, for each neighborhood, we took the median of those starting rents. We use the median rather than the mean so that one luxury tower doesn't drag the figure up. In Coral Gables, for example, Regency Parc lists two-bedrooms from $8,200, while the next-highest building starts at $5,178.

• A neighborhood figure needs at least three buildings with a price for that unit type. The number in brackets in each table cell is how many buildings it uses.
• All figures are base rent. Most buildings add required monthly fees on top; the fee section below shows how much.
• We left out 79 buildings whose published prices are totals that already include fees, 18 whose listed prices are for income-restricted or workforce units, two that publish net-effective prices with free months averaged in, and six whose prices were out of date or mixed in a different kind of price, such as a workforce, furnished or fee-included plan.
• Three buildings publish totals and state the exact fee amount, so we subtracted it to get base rent: two in Boca Raton and Gables Columbus Center in Coral Gables.
• Co-living suites, rent-by-the-bedroom units, townhome-only and penthouse-only plans are not included.
• Of the 211 buildings used, about half of the prices come from the building's own site and half from listing sites such as AptAmigo, RentCafe and Apartment List, which often show only the units free that day.
• A starting rent is the cheapest unit available that day, often on a long lease. Your quote will vary with floor, view and lease length.

That leaves 211 buildings with a usable price across the three counties, 105 of them in Miami-Dade.

What is the average rent in Miami by neighborhood?

Median starting base rent in Miami-Dade neighborhoods with at least three priced buildings for at least one unit type, as of October 2026, sorted by the one-bedroom figure:

A dash means fewer than three buildings published a price for that size. Twelve more Miami-Dade areas have only one or two priced buildings, too few for a median, among them Kendall, North Miami Beach, Overtown, the Upper Eastside and the Health District. In Homestead, Miami Beach, Liberty City, Naranja, Princeton and Flagami, no building published a base rent we could use: prices were totals with fees included, income-restricted or out of date, or not posted at all. Each area page lists every building and its own starting rents, and areas with fewer than three rental buildings are on the Miami-Dade County page.

Which Miami neighborhoods have the lowest rents?

Miami Gardens, Allapattah and Dadeland have the lowest median one-bedroom rents in our Miami-Dade data, all under $2,200, followed by Hialeah at $2,334. Miami Gardens' three rental communities opened between 2021 and 2024, Allapattah's include NEO Group's newer buildings near the Health District, and Dadeland's four towers sit by the Metrorail. The lowest single one-bedroom prices were in Miami Gardens, at Oak Enclave from $1,810 and The Pomelo from $1,871. Closer in, RAM Miami River North listed a one-bedroom from $2,055 and No. 17 Residences from $2,117.

New buildings still filling up are worth a look too. Four of the six rental buildings in Aventura are in lease-up, and Avida Aventura listed studios from $1,990, the third-lowest studio base rent in our Miami-Dade data after Lantower River Landing at $1,702 and Metro Parc in Hialeah at $1,916.

Where is rent highest in Miami?

Coral Gables has the highest medians: $3,386 for a one-bedroom and $4,573 for a two-bedroom. Coconut Grove, at $3,069, and Edgewater, at $3,058, follow for one-bedrooms. The highest starting rents in our whole catalog are at Regency Parc in Coral Gables, from $8,200 for a two-bedroom and $35,000 for its four-bedroom.

Brickell, Miami's financial district, sits in the middle at $2,808 for a one-bedroom, close to Midtown/Wynwood at $2,832 and Downtown Miami at $2,855. Midtown/Wynwood has the most data in Miami-Dade, with 18 priced buildings, so its figures are the firmest in the table. Downtown's data is patchier: only six of its 16 buildings showed a base rent online, and none of the seven Melo Group buildings there did. Doral is similar, with 18 rental buildings but base rents at only six; eight more show only totals with fees included.

How do Fort Lauderdale and West Palm Beach compare?

Broward County is cheaper at every size. The median one-bedroom starting rent across the 65 Broward buildings with a one-bedroom price is $2,286, about $320 below Miami-Dade's. Palm Beach County's medians are close to Miami-Dade's for studios and one-bedrooms and lower for two- and three-bedrooms.

Fort Lauderdale has more rental buildings in our catalog than any other area, 38, and its median one-bedroom is $2,478 across 23 priced buildings. Miramar, Davie, Pompano Beach and Dania Beach come in lower, and Hollywood slightly higher. Plantation has 12 rental buildings, but only two publish a base rent; most show totals with fees included. In Palm Beach County, West Palm Beach is $2,605 across 17 buildings and Boca Raton is $2,754 across seven, while Delray Beach and Boynton Beach have too few base rents for a median. Smaller areas are on the Broward County and Palm Beach County pages.

How much do fees add to the rent?

Many buildings advertise base rent and then add required monthly charges for things like trash, pest control, package lockers, internet or an amenity fee. Among the 39 buildings in our catalog that publish both a base rent and a total monthly price, the required fees add between $0 and about $235 a month, with a median of about $71.

Some examples from October 13: Midtown Five adds $25, Metro Edgewater $115, Maizon Brickell $150 and Cortland Midtown Miami $205. ParkLine Miami charges a $250 monthly amenity fee. Parking, pets and metered utilities such as electricity and water usually cost extra again. When you compare buildings, ask each one for its total monthly price on the same lease length.

Are Miami landlords offering free rent?

Yes, widely. On October 13, 2026, at least 105 of the 388 leasing or lease-up buildings in our catalog advertised free rent on some units, from half a month to three months. In Midtown/Wynwood it was 10 of its 21 buildings, and Flow Wynwood, Joule House and The Dorsey offered up to three months free.

Free months lower your average cost, not your monthly bill. Two months free on a 14-month lease cuts the average monthly cost by about 14 percent. Some buildings, such as Flow Fort Lauderdale and Icon Marina Village in West Palm Beach, advertise that averaged "net effective" figure rather than the rent you pay each month, which is why we left them out of the medians. Ask whether a quote is net effective before you compare it.

Is rent in Miami still going up?

Slowly, by the official measure. In the Bureau of Labor Statistics' Consumer Price Index for the Miami-Fort Lauderdale-West Palm Beach area, the rent of primary residence index rose 2.4 percent in the 12 months to August 2026, less than the 3.7 percent rise in overall prices. That index covers all rentals in the area, old and new. The next release, for October, is scheduled for November 10, 2026.

Our figures are a snapshot of what purpose-built buildings were asking in October, not yet a trend. We plan to refresh this table from the same building files each month, so future changes will be measured the same way.

How should you use these numbers when apartment hunting?

• Start with the median for your size and area, then open the area pages to see every building and its current starting rent.
• Ask for the total monthly price with required fees, and compare buildings on the same lease length.
• Do the concession math: a $2,900 rent with two months free on a 14-month lease averages about $2,486 a month.
• Budget for parking, pets and utilities separately; our cost of living guide for renters has the numbers.
• Check the income rule: several buildings in our files ask for income of three times the monthly rent.
• Still choosing an area? Our guide to where to live in Miami compares neighborhoods for renters.

These figures describe asking rents in purpose-built rental buildings, not every apartment in Miami. Older buildings, condos rented out by individual owners and houses are not included, and prices change daily, so confirm the current rent with each leasing office.

Frequently asked questions

What is the average rent for a one-bedroom in Miami?

As of October 2026, the median starting base rent for a one-bedroom is $2,603 a month across the 102 Miami-Dade purpose-built rental buildings in our catalog that publish one. Studios start at a median of $2,350, two-bedrooms at $3,312 and three-bedrooms at $4,394. These are base rents, before required monthly fees, and each area page lists every building's current starting rents.

Which Miami neighborhoods have the cheapest rent?

Among Miami-Dade areas with at least three priced buildings, Miami Gardens has the lowest median one-bedroom base rent, $1,871, followed by Allapattah at $2,187, Dadeland at $2,199 and Hialeah at $2,334. The lowest single one-bedroom price in our Miami-Dade data was at Oak Enclave in Miami Gardens, from $1,810.

Which Miami neighborhood has the highest rent?

Coral Gables, with median starting base rents of $3,386 for a one-bedroom and $4,573 for a two-bedroom in October 2026. Coconut Grove, at $3,069, and Edgewater, at $3,058, follow for one-bedrooms. The highest starting rents in our whole catalog are at Regency Parc in Coral Gables, where two-bedrooms start at $8,200.

Do Miami rents include fees?

Usually not. Most buildings advertise base rent, then add required monthly fees for things like trash, pest control, package lockers, internet or an amenity fee. Among the 39 buildings in our catalog that publish both a base rent and a total monthly price, those fees add $0 to about $235 a month, with a median of about $71. Parking, pets and metered utilities cost extra again; our guide to fees beyond rent has the details.

Is rent cheaper in Fort Lauderdale than in Miami?

Yes, on average. Broward County is cheaper at every size: its median one-bedroom starting rent is $2,286 across 65 buildings, about $320 below Miami-Dade's $2,603. In Fort Lauderdale itself, the median one-bedroom is $2,478 across 23 priced buildings, and Miramar and Davie are lower still, at $2,138 and $2,184.

Is rent in Miami still going up?

Slowly. In the Bureau of Labor Statistics' Consumer Price Index for the Miami-Fort Lauderdale-West Palm Beach area, rent of primary residence rose 2.4 percent in the 12 months to August 2026, less than the 3.7 percent rise in overall prices. Landlords are also discounting: on October 13, 2026, at least 105 of the 388 leasing or lease-up buildings in our catalog advertised free rent on some units.