WHERE WE OPERATE
Miami-Dade Medical Office Market
Florida’s most expensive medical office market — and the one where most physicians buy a suite, not a building.
The market
Scale, not scarcity.
Naples is a market defined by what isn’t there. Miami-Dade is defined by how much is — 1,087 medical office buildings across 18.6 million square feet, more than four times Collier County’s entire inventory.
That volume doesn’t make it easier to buy into. Medical office here carries the highest rents and the lowest cap rates in Florida, which is another way of saying buyers accept less yield to own it. The demand underneath isn’t a retirement wave. It’s 2.74 million residents, a median age of 40.7, and four major health systems building out their networks at once.
Miami-Dade County, at a glance
2.74M
Miami-Dade residents
40.7
Median age — six years younger than Collier
$71,753
Median household income
1,087
Medical office buildings — 3.6× Collier County
Why owners should care
Three forces, one direction
The most valuable medical office in Florida.
$524/SF median, against $368 in Naples and $308 in Orlando.
The lowest cap rate in the state.
6.5% — buyers accept less yield here than anywhere else we work.
It actually trades.
Buildings sell in 8 months. In Naples it takes 15.4.
The healthcare buildout
Three systems building at once.
The largest healthcare buildout in Miami-Dade's history — every dollar of it generates demand for the clinical space around it.
OPENING
$300M
Jackson Memorial ER
New adult emergency department, four times the current size — 200+ patient rooms. Pediatric ER to follow.
2026
-
Baptist Health + Lifepoint
Rehabilitation hospital under construction in South Miami, 200+ jobs.
2026
-
UHealth Tower
Expansion and renovation.
The two markets CoStar · August 2026
Miami-Dade has two medical office markets.
The market as a whole is nearly full and expensive. What’s actually for sale is a fraction of it — and most of that fraction is suites, not buildings.
The full marketEverything that exists
5.9%vacancy — 94.1% occupied18.6M SFacross 1,087 medical office buildings
6.5%market cap rate
+99.6K SFabsorbed, past 12 months
What's for sale~4% of the market
188 buildings and suites for sale825K SFon the market
$524/SFmedian closed sale, trailing 12 mo
8.0 motypical time to sell
The opportunity
How you buy into the most expensive market in Florida.
Whole buildings start high.
A sub-5,000 SF building trades around $620/SF. Over 15,000 SF, it’s $335.
Suites are the entry point.
32 individual suite sales in the past year against 27 whole buildings. Median ticket: $732,500.
Own where you practice.
A suite in the right building is a smaller cheque, a shorter close, and the same address your patients already know.
Recent tradesCoStar · August 2026
What’s actually traded in Miami-Dade.
The five most recent single-building medical office sales in Miami-Dade County. Below them, where a building — or a suite — like yours has been landing.
| Property | Size | Price | Per SF | Closed |
|---|---|---|---|---|
| 10095 N Kendall DrMiami · built 1997 | 10,602 SF | $5.97M | $563 | Aug 2026 |
| 432 NW 12th AveMiami · built 1925 | 2,329 SF | $1.03M | $440 | Jun 2026 |
| 662 E 27th StHialeah · built 2023 | 12,680 SF | $5.95M | $469 | May 2026 |
| 7633 SW 62nd AveSouth Miami · built 1998 | 4,280 SF | $3.5M | $818 | May 2026 |
| 8640–8642 NE 2nd AveEl Portal · built 1969 | 2,696 SF | $1.25M | $464 | Apr 2026 |
By building size
Smaller buildings trade higher per square foot.
| Building size | Trades | Median | Middle half of trades |
|---|---|---|---|
| Under 5,000 SF | 14 | $620/SF | $458 – $802/SF |
| 5,000 – 15,000 SF | 10 | $489/SF | $371 – $570/SF |
| Over 15,000 SF | 3 | $335/SF | too few trades to range |
Suites
A suite’s price comes from the building it sits in, not its size.
27· $94.0M
whole-building sales Buying the building32· $27.8M
individual suite sales Buying the floorMore suites changed hands than whole buildings — at roughly a quarter of the dollar volume.
Where We Work
Coverage across Miami-Dade County
We work medical office across Miami-Dade — from the Gables and Kendall out to Doral, Aventura, and the Health District.
Coral Gables
South Miami & the Grove
Kendall
Baptist Health campus
Coral Way
Nicklaus Children's
Doral
Miami Airport & Medley
Aventura
North Miami Beach
Brickell
Downtown & Health District
median $/SF — Coral Gables $714 · West Miami $576 · Kendall $532 · Coral Way $525 · Miami Airport $517 · NE Dade $502 · Brickell $471
FAQs
The questions we get most
What is a medical office building worth in Miami-Dade right now?
It depends on whether it's leased or owner-occupied, what the build-out supports, and where in the county it sits. In Miami-Dade, it also depends on whether you own a whole building or a suite. Most medical office here trades as suites. A Broker Opinion of Value is free and confidential, and it's the fastest way to get a real number for your specific property rather than a market average.
I still practice in my building — can I sell without relocating?
Yes. A sale-leaseback lets you sell the building and sign a lease to stay in the space you've built your practice around — you take the equity out without moving. It's a natural fit for owners who want liquidity, not a move.
How do you find buildings that never get listed?
Anyone can see the listings. The off-market positions behind them are what we bring. We work exclusively in medical office and we've built our own tools for sourcing off-market — sellers get a quiet exit, buyers get first look.
Does White Coat Capital cover all of Miami-Dade County?
Yes — from Coral Gables and Kendall through Hialeah, Doral, Aventura, and Homestead.
Own medical office in Miami-dade
Find out what your building is worth.
A confidential Broker Opinion of Value - no cost, no obligation.