Westchester / Tamiami

Westchester / Tamiami is one of the most compelling multifamily investment zones in Miami-Dade County heading into 2026. With cap rates ranging from 5.5% to 6% and average rents at $1,800 per unit per month, this suburban submarket offers a combination of yield and growth that few other zones in the county can match. Over the past five years, Westchester / Tamiami has seen 65% appreciation in property values, while rent growth continues at 3% year-over-year.

One of Westchester / Tamiami's advantages is its favorable expense profile. Insurance costs are approximately $1,100 per unit annually — well below the county's coastal zones where premiums reach $2,200-$2,800 per unit. The X (Bajo) flood designation keeps insurance risk low, and with a millage rate of 21.08, property taxes come in at $3,200 per unit per year. Operating expenses typically run 38% of gross rent in this submarket.

Westchester / Tamiami serves a population of 50,000 with a median household income of $55,000. The walkability score of 40/100 and transit score of 35/100 reflect its suburban character. Crime grade B and school rating B factor into tenant quality and retention. Vacancy at 4% signals tight supply.

For multifamily investors evaluating Westchester / Tamiami in 2026, the entry point ranges from $180K to $250K per unit. Below replacement cost, no flood, limited pipeline. FIU growth drives demand. Established Cuban-American community. Steady, unsexy, profitable. Investors comparing this zone against the broader Miami-Dade market should weigh the 5.5%-6% cap rate against the county-wide range of approximately 3.8% (Key Biscayne) to 7.5% (Florida City), and factor in the significant variation in insurance and tax burden across the county's 34 investable zones.