🌴 From Dust Storms to Dollar Signs: Miami Season Begins

Good morning. Some people spend the end of summer dancing in dust storms at Burning Man. In Miami, we spend it waiting for the first cold front that never comes and plotting how to survive three months of back to back events, tourists, and overpriced cocktails. Summer might be over, but that only means one thing here: the party’s just getting started.

THE 1% RULE SNAPSHOT

🏆 Karim’s Top 3 Multifamily Pick

📍 636 E 18th St – Hialeah
💵 $795,000 | 🏠 Duplex | 💰 Est. Rent: $8,800/mo
✅ 1.11% Rule | 📈 Est. Net Cashflow: $2,893/mo
🔗 View listing

📍 2035 NW 34th St – Miami
💵 $790,000 | 🏠 Duplex | 💰 Est. Rent: $8,075/mo
✅ 1.02% Rule | 📈 Est. Net Cashflow: $2,112/mo
🔗 View listing

📍 1457–1459 NW 2 Ave – Homestead
💵 $749,000 | 🏠 Duplex | 💰 Est. Rent: $7,000/mo
✅ 0.93% Rule | 📈 Est. Net Cashflow: $2,103/mo
🔗 View listing

🏘️ Gables Estates Tops U.S. Home Price Charts

Move over, Beverly Hills. Zillow’s latest index just crowned Gables Estates in Coral Gables the most expensive neighborhood in America, with typical home values topping $21 million. For context, there’s a $100,000 non-refundable application fee just to be considered for residency in the waterfront enclave.

Florida actually dominates the rankings, claiming seven of the top ten priciest neighborhoods. The shift underscores how Miami’s luxury market has outpaced traditional hot spots, drawing in ultra-high-net-worth buyers who see South Florida as both a lifestyle play and a tax haven.

For investors, the takeaway isn’t about buying into Gables Estates (unless you’ve got Bezos money). It’s about the halo effect: luxury demand trickles down, supporting values across Coral Gables and beyond.

🌍 Foreign Buyers Are Back — In a Big Way

International buyers are making Miami their top destination once again. According to NAR’s latest report, foreign purchases of U.S. homes surged 33% year-over-year, with Florida grabbing 23% of the total market for the 16th straight year.

The average foreign-buyer purchase price? About $490,000 — well above the U.S. median. And here’s the kicker: nearly half of these deals are all-cash, which keeps competition fierce and makes financing less of a factor.

South Florida, with its proximity to Latin America and status as a global wealth hub, is reaping the benefits. Whether it’s buyers from Colombia, Argentina, Canada, or Europe, the appetite for Miami condos and multifamily properties hasn’t cooled.

For investors already in the market, that international demand acts as a floor under prices, even as higher mortgage rates challenge domestic buyers.

🍴 Miami Spice: Two Months of Fine Dining Deals

Forget pumpkin spice — in Miami, it’s all about Miami Spice. Running from August 1 through September 30, the program dishes out three-course meals at over 300 restaurants across the city:

• Brunch/Lunch: $35

• Dinner: $45 or $60

It’s the perfect excuse to try that Michelin-star spot you’ve been eyeing — think Cote Miami, Stubborn Seed, or Le Jardinier — without breaking the bank. Local favorites like Ghee Indian Kitchen are also on the list, offering Spice menus packed with flavor and neighborhood charm.

Newcomers this year include omakase journeys at Blind Tiger and theatrical dinners at Faena Theater. Beyond the dining deals, a portion of proceeds benefits Camillus House, supporting programs for Miami’s homeless population. So yes, you can feel good while eating good.

🏙️ Problems of Prosperity

Miami’s got 99 problems — but most of them are what Mayor Suarez calls “problems of prosperity.”

Consider this: homicides in Miami-Dade fell 39% in Q1 2025 compared to last year, marking one of the lowest crime levels in decades. Jobs are booming too — the metro added 42,600 positions year-over-year, outpacing the national average, with unemployment consistently below 3%. Wages? Miami now ranks #1 in median wage growth among large U.S. metros.

The trade-off? More traffic, pricier housing, and the eternal hunt for parking in Brickell. Affordability remains a pressure point, but the fundamentals are strong: people want to be here, and the numbers prove it.

For investors, that means long-term demand is intact, even if the day-to-day comes with growing pains.

💡 Investor Tip: Play the Leverage & Inflation Hedge Game

One of real estate’s superpowers is its built-in hedge against inflation. Here’s why:

• Fixed-rate mortgages get cheaper in real terms as inflation eats away at the value of future payments.

• Rents tend to rise with inflation, helping investors cover higher costs while boosting net income.

• Replacement costs climb (materials, labor, land), reinforcing the value of existing properties.

Locking in long-term, fixed-rate debt on multifamily properties means you’re paying yesterday’s dollars on tomorrow’s appreciating asset. For investors, that’s both protection and growth.