Miami
Global gateway; Latin America capital hub; no state income tax; beach lifestyle; strong international demand
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Miami
Miami Beach strict enforcement ($20K+ fines); City of Miami requires zoning compliance; condo associations often restrict STR
Market Analysis — Miami
Key demand drivers and main investment risks
✅Demand Drivers
- •Global gateway city
- •LatAm capital hub
- •no state income tax
- •44% cash market
- •lifestyle/luxury appeal
⚠️Key Risks
- •Hurricane/flood/sea-level rise insurance costs
- •condo oversupply
- •UBS #1 bubble risk globally
- •high entry prices
- •HOA complexity
🇮🇱 Notes for Israeli investors
Large Israeli community; Hebrew-speaking professionals; El Al nonstop TLV-MIA; Israeli banks active; significant Israeli investor base
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: English · Source
Ada Merritt K-8 Center
Curricula: BISO Dual Language; IB Middle Years Programme (MYP); IB MYP; IB Primary Years Programme (PYP); IB PYP; International Baccalaureate / International Studies - Portuguese; International Baccalaureate / International Studies - Spanish
Language of instruction: English
Source · Checked:
Annabel C. Perry PK-8
Curricula: IB Middle Years Programme; IB Primary Years Programme
Stages or ages: PK-8
Language of instruction: not stated by the source
Source · Checked:
Boca Prep International School
Curricula: IB Diploma Programme; IB DP; IB Middle Years Programme (grades 6-10); IB MYP; IB PYP
Language of instruction: English
Source · Checked:
Carrollton School of the Sacred Heart
Curricula: AP; IB Diploma Programme; International Baccalaureate (DP); US High School Diploma
Language of instruction: ENGLISH
Source · Checked:
Deerfield Beach High School
Curricula: AICE; AP; IB Diploma Programme (grades 11-12); IB Middle Years Programme (grades 9-10)
Stages or ages: Grades 9-12
Language of instruction: not stated by the source
Source · Checked:
Deerfield Beach Middle School
Curricula: IB Middle Years Programme
Stages or ages: Grades 6-8
Language of instruction: not stated by the source
Source · Checked:
Downtown Doral Charter Upper School
Curricula: Dual language - Spanish or Portuguese tracks; IB Diploma Programme
Stages or ages: Grades 6-12
Language of instruction: not stated by the source
Source · Checked:
École française internationale de Boca Raton - Le Petit Prince
Curricula: French national curriculum (AEFE homologated levels); French national curriculum (AEFE-homologated school); French national curriculum (AEFE-homologated)
Language of instruction: not stated by the source
Source · Checked:
Franklin Academy Cooper City
Curricula: IB Middle Years Programme
Stages or ages: K-8
Language of instruction: ENGLISH
Source · Checked:
Franklin Academy Pembroke Pines K-8
Curricula: IB Middle Years Programme
Stages or ages: K-8
Language of instruction: not stated by the source
Source · Checked:
Franklin Academy Pembroke Pines Middle/High School
Curricula: IB Diploma Programme; IB Middle Years Programme
Stages or ages: Grades 6-12
Language of instruction: ENGLISH
Source · Checked:
Franklin Academy Sunrise
Curricula: IB Middle Years Programme
Stages or ages: K-8
Language of instruction: ENGLISH; SPANISH
Source · Checked:
More schools
George Washington Carver Middle School
Curricula: French AEFE Homologated Track; German Track; International Studies (IS) Curriculum; Italian Track; Spanish Track
Stages or ages: Grades 6–8
Language of instruction: not stated by the source
Source · Checked:
Gulliver Preparatory School
Curricula: AP; IB Diploma Programme; IB Middle Years Programme; IB MYP and DP components, school-stated
Stages or ages: IB programmes grades 6-8 and 11-12
Language of instruction: ENGLISH
Source · Checked:
International Studies Preparatory Academy (ISPA)
Curricula: American Curriculum; AP; International Education - French/Italian; International Studies - French/Italian/Spanish (dual diploma); M-DCPS International Studies (IS) Curriculum
Language of instruction: not stated by the source
Source · Checked:
John A. Ferguson Senior High School
Curricula: IB Diploma Programme (French, Italian, Spanish tracks)
Stages or ages: Senior high (magnet applying grades 9-10)
Language of instruction: not stated by the source
Source · Checked:
Lycée franco-américain International School
Curricula: American Curriculum; French National Curriculum; French national curriculum (AEFE-homologated levels); French national curriculum (AEFE-homologated PS-CM2); French national curriculum (Cycles / Collège); US/Florida standards
Language of instruction: English; French · Language source
Source · Checked:
Pahokee Middle-Senior High School
Curricula: IB Diploma Programme; IB Middle Years Programme
Stages or ages: Grades 6-12
Language of instruction: not stated by the source
Source · Checked:
Palmer Trinity School
Curricula: IB Diploma Programme; US college-preparatory
Stages or ages: Grades 6-12 (DP grades 11-12)
Language of instruction: ENGLISH
Source · Checked:
South Dade Senior High School
Curricula: IB Diploma Programme (French, Italian, Spanish tracks)
Stages or ages: Senior high (magnet applying grades 9-10)
Language of instruction: not stated by the source
Source · Checked:
Suncoast Community High School
Curricula: IB Diploma Programme; IB Middle Years Programme (9-10)
Stages or ages: Grades 9-12
Language of instruction: not stated by the source
Source · Checked:
Sunset Elementary School
Curricula: French AEFE Track; German Track; International Studies (IS) Program; International Studies - French; International Studies - German; International Studies - Spanish; Spanish Track
Language of instruction: not stated by the source
Source · Checked:
The French American School of Miami
Curricula: American Curriculum; French National Curriculum
Stages or ages: PK3–5
Language of instruction: not stated by the source
Source · Checked:
The Roig Academy
Curricula: IB Primary Years Programme; IB Primary Years Programme (PYP); IB PYP component, school-stated
Language of instruction: ENGLISH; SPANISH
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Miami
1895 for sale·576 for rent
Properties for Sale in Miami
Latest Listings
Showing 1–12 of 50 listings
2-Bed Apartment · 88 m² in Doral
1-Bed Apartment · 76 m² in Brickell
2-Bed Apartment · 141 m² in Brickell
2-Bed Apartment · 174 m² in Brickell
1-Bed Apartment · 71 m² in Brickell
2-Bed Apartment · 94 m² in Brickell
1-Bed Apartment · 70 m² in Wynwood
2-Bed Apartment · 67 m² in Wynwood
Studio · 43 m² in Wynwood
Studio · 36 m² in Wynwood
2-Bed Apartment · 102 m² in Wynwood
4-Bed Villa · 210 m² in Coral Gables
Yield by Neighborhood — Miami
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Wynwood | No data yet | No data yet | N/A | |
| Little Havana urbanculturalgentrifying | $3,601–$6,077 (₪11,143–₪18,804) | 5%–8% | STR Restricted 🟡 Less enforcement than Miami Beach; residential STR growing; some neighborhood pushback | |
| Brickell urbanluxuryfinancial district | $6,077–$10,915 (₪18,804–₪33,777) | 6%–10% | STR Restricted 🟡 Many condo associations restrict STR; City of Miami requires Certificate of Use; 30-day minimum in some buildings | Manhattan of the South; financial district; 300+ condo towers; young professionals; LatAm business hub |
| Coconut Grove waterfronthistoricfamily friendly | $6,077–$12,153 (₪18,804–₪37,608) | 5%–8% | STR Restricted 🟡 Residential zoning limits STR; HOA restrictions common; some grandfathered operations | Historic village feel; bayfront; CocoWalk dining; tree canopy; family-friendly; established wealth |
| Coral Gables suburbanprestigiousuniversity | $6,077–$10,915 (₪18,804–₪33,777) | STR Banned 🔴 | STR Banned 🔴 STR banned in residential zones; strict enforcement; only hotel-zoned properties allowed | City Beautiful; Mediterranean Revival architecture; University of Miami; corporate HQs; strict zoning |
| Doral suburbancorporateairport adjacent | $3,601–$6,077 (₪11,143–₪18,804) | 4%–7% | STR Permitted 🟢 More permissive unincorporated Dade rules; business-traveler STR demand near airport | LatAm business suburb; airport-adjacent; Trump National Doral; Venezuelan/Colombian communities; corporate parks |
| Miami Beach beachluxurytourism | $7,314–$13,504 (₪22,634–₪41,786) | 8%–14% | STR Restricted 🟡 Strict enforcement; resort tax + BTR license required; $20K+ fines for violations; residential zones increasingly restricted | Iconic beachfront; Art Deco Historic District; global tourism; strict STR enforcement; resort tax required |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Miami
Wynwood
No data yet
Little Havana
Price from $3,601/m² (₪11,143/m²)
Brickell
Manhattan of the South; financial district; 300+ condo towers; young professionals; LatAm business hub
Price from $6,077/m² (₪18,804/m²)
Coconut Grove
Historic village feel; bayfront; CocoWalk dining; tree canopy; family-friendly; established wealth
Price from $6,077/m² (₪18,804/m²)
Coral Gables
City Beautiful; Mediterranean Revival architecture; University of Miami; corporate HQs; strict zoning
Price from $6,077/m² (₪18,804/m²)
Doral
LatAm business suburb; airport-adjacent; Trump National Doral; Venezuelan/Colombian communities; corporate parks
Price from $3,601/m² (₪11,143/m²)
Miami Beach
Iconic beachfront; Art Deco Historic District; global tourism; strict STR enforcement; resort tax required
Price from $7,314/m² (₪22,634/m²)
Direct flights from Tel Aviv
Check flight schedule — El Al nonstop TLV-MIA; ~12hr flight; multiple weekly frequencies
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
Global Investor Briefing — May 2026
Scores were stable this month — the real stories are a generational currency window for shekel buyers, Greece emerging as a withdrawal candidate while Spain surprisingly holds at peak, and three markets moving from correction into recovery.
Market Review — Miami
Miami is the #1 gateway for Israeli and Latin American real estate capital entering the United States. At $3,200–12,000/sqm, the price range reflects the enormous diversity from suburban Hialeah to waterfront Brickell. STR yields of 6–14% and LTR of 4.5–10% make Miami one of the widest yield-range cities in coverage — neighborhood selection is everything.
The STR environment is complex: Miami Beach has strict regulations and enforcement, while unincorporated Miami-Dade areas are more permissive. The city has introduced a registration requirement, and platforms like Airbnb are cooperating with enforcement. For investors, this means focusing on approved zones and obtaining proper licensing.
Miami's economy is diversifying beyond tourism: fintech, crypto, and Latin American corporate headquarters are driving year-round demand. However, the market is cooling (+2% YoY vs. double-digit growth in prior years) as interest rates and insurance costs bite. Florida insurance is a material risk — premiums have doubled in many areas since 2022. FIRPTA withholding (15% of gross sale price for foreign sellers) is another factor in exit planning. For Israeli investors, Miami is familiar territory with direct flights, Hebrew-speaking professionals, and an established investment community — but the easy returns of 2020–2023 are behind us.
Last updated: April 13, 2026
Discussions — Miami
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