Ten upside leads, and why each one works

By right means the number of homes the zoning code’s density rule allows on the lot as it stands: homes-per-acre × acres (or lot-area-per-home), rounded the way that city rounds. It is the floor of what a permit could ask for, before any bonus, and before setbacks, parking, height and site plan are drawn.

What we checked: our lot size, unit count and build year against the Miami-Dade Property Appraiser’s own record for the same folio; the rule against the code section it cites; and whether new residential buildings have actually been permitted around the lot — with our by-right number on their lot next to what they got.

What we did not check: setbacks, parking, height limits, overlays, historic designation, environmental or FAA limits, and whether the owner would sell. A lead here is worth a phone call and a zoning letter, not a contract.

Best bets = extra units by right, weighted toward lots where land is most of the assessed value and away from buildings put up since 2010. Hotels, condos and public land are excluded. Same-owner adjoining lots are one lead.

Why it works

City of Coral Gables zones this lot MX1, which allows 125 homes per acre by right. The lot is 3.74 acres. Today it carries 20 units in a 1952 building; the rule allows about 468, so roughly 448 more by right. The county values it at $24,475,000 and says 100% of that is land - the building adds almost nothing, the classic teardown profile. County use today: OFFICE BUILDING - MULTISTORY : OFFICE BUILDING. 1 new residential build permitted within half a mile in the last five years - the neighbourhood is already doing this.

Owner: GABLES WATERWAY OWNER LLC  ·  mails to: 1300 BRICKELL AVE, MIAMI FL, 33131 (county roll)

The zoning rule we applied

City of Coral Gables · MX1 — Mixed Use 1

• Density allowed: 125 units per acre
• Minimum lot area: 1 unit per 2,500 sq ft
• Max floor-area ratio: 3.0
• Rounding: nearest

Code: Coral Gables Zoning Code Sec. 2-200 Mixed Use Districts Table; Sec. 2-201; Sec. 5-201.B

“Sec. 2-200 Table (MX1): Density (DU/Acre) 125; FAR 3.0, Med Bonus I 3.2, Med Bonus II 3.5; Height 45; Med Bonus I NA (site under 10,000 sf) / 5 stories/63.5; Med Bonus II NA / 6 stories/77; unit size min 500 sf; site min 2,500 sf/25 ft (10,000 sf/100 ft for bonus tier). Sec. 2-201: "The number of permitted units shall be rounded to the nearest whole number." Sec. 2-200 note: "There shall be no density limitation in the CBD and Design & Innovation District Overlays."”

Source: https://www.zoneomics.com/code/coral-gables-FL/chapter_2 (official live host codehub.gridics.com/us/fl/coral-gables). Retrieved 2026-07-17.

Rule status: Code-read rule — read from the municipal code text, not yet reproduced on an approved project.

The math, step by step

1. Zoning density rule: 125 units per acre
2. Lot size: 163,100 sq ft = 3.74 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 3.74 acres × 125 = 467.5 → 468 (rounded to nearest)
4. Units built today: 20
5. Extra you could add (by right): 468 − 20 = 448

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: OFFICE BUILDING - MULTISTORY : OFFICE BUILDING · county zone label: MIXED-USE · building 80,466 sq ft · owner of record: GABLES WATERWAY OWNER LLC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.

Why it works

City of Miami zones this lot T6-8-L, which allows 150 homes per acre by right. The same owner holds 3 adjoining parcels here (5.48 acres together), so this is an assemblage already in one hand. Today it carries 231 units in a 1969 building; the rule allows about 734, so roughly 503 more by right. County value $37,000,000, 51% land - the land already carries most of the value. County use today: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS. 1 new residential build permitted within half a mile in the last five years - the neighbourhood is already doing this.

Owner: AIRPORT PARADISE INC  ·  mails to: 5180 NW 7 ST #828, MIAMI FL, 33126-3351 (county roll)

Folios in this lead: 0141060930030, 0141060930020, 0131320060220

The zoning rule we applied

City of Miami · T6-8-L — Urban Core (8 stories)

• Density allowed: 150 units per acre
• Max floor-area ratio: 5
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.4 Table 2 + Art.3 Sec.3.14.1(1) (8 stories, benefit to 12; FLR 5 +25 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * (*Or as modified in Diagram 9) | T6-8: eight Story maximum, bonus to twelve (12) Stories, FLR 5; bonus of twenty-five percent (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 99,034 sq ft = 2.27 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 2.27 acres × 150 = 340.5 → 340 (rounded to nearest)
4. Units built today: 103
5. Extra you could add (by right): 340 − 103 = 237

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS · county zone label: RESIDENTIAL-LIBERAL RETAI · building 79,090 sq ft · owner of record: AIRPORT PARADISE INC

Units are summed across 3 parcels, so the county’s single-folio unit count is not compared here.

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.

Why it works

City of Miami zones this lot T6-8-L, which allows 150 homes per acre by right. The lot is 4.00 acres. Today it carries 169 units in a 1970 building; the rule allows about 598, so roughly 429 more by right. County value $27,000,000, 55% land - the land already carries most of the value. County use today: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS. No comparable new residential build permitted within half a mile in the last five years in our permit records - you would be first here, which cuts both ways.

Owner: PARRANDA VENTURES INC  ·  mails to: 1001 PONCE DE LEON BLVD STE E, CORAL GABLES FL, 33134-2546 (county roll)

The zoning rule we applied

City of Miami · T6-8-L — Urban Core (8 stories)

• Density allowed: 150 units per acre
• Max floor-area ratio: 5
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.4 Table 2 + Art.3 Sec.3.14.1(1) (8 stories, benefit to 12; FLR 5 +25 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * (*Or as modified in Diagram 9) | T6-8: eight Story maximum, bonus to twelve (12) Stories, FLR 5; bonus of twenty-five percent (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 174,057 sq ft = 3.99 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 3.99 acres × 150 = 598.5 → 598 (rounded to nearest)
4. Units built today: 169
5. Extra you could add (by right): 598 − 169 = 429

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS · county zone label: RESIDENTIAL-LIBERAL RETAI · building 135,958 sq ft · owner of record: PARRANDA VENTURES INC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

None in our permit records (City of Miami since 2014, Miami-Dade RER since 2024, Coral Gables EnerGov). That is a real finding, not a gap: no comparable new build has been permitted around this lot yet.

Why it works

City of Miami zones this lot T6-36A-L, which allows 150 homes per acre by right. The lot is 3.81 acres. Today it carries 276 units in a 1984 building; the rule allows about 572, so roughly 296 more by right. County value $150,000,000, only 41% land - the building still carries value, so this is a redevelop-when-ready play, not an immediate teardown. County use today: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS. 7 new residential builds permitted within half a mile in the last five years, 4 of them on lots in the same T6-36A zone - the neighbourhood is already doing this.

Owner: AHOTB 555 NE LLC  ·  mails to: 4582 S ULSTER ST 1700, DENVER CO, 80237 (county roll)

The zoning rule we applied

City of Miami · T6-36A-L — Urban Core (36 stories)

• Density allowed: 150 units per acre
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.3 Sec.3.14.1(5)-(6) (36 stories, benefit to 60; FLR a=12 / b=22, +40 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * | T6-36a: thirty-six (36) Story maximum, bonus to sixty (60) Stories, FLR 12 / T6-36b: FLR 22 (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 165,964 sq ft = 3.81 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 3.81 acres × 150 = 571.5 → 572 (rounded to nearest)
4. Units built today: 276
5. Extra you could add (by right): 572 − 276 = 296

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS · county zone label: MULTI-FAMILY - 36 STORY & · building 615,785 sq ft · owner of record: AHOTB 555 NE LLC, C/O AIMCO

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.

Why it works

City of Miami zones this lot T6-36A-O, which allows 150 homes per acre by right. The lot is 1.31 acres. Today it carries 5 units in a 1963 building; the rule allows about 196, so roughly 191 more by right. The county values it at $22,898,800 and says 100% of that is land - the building adds almost nothing, the classic teardown profile. County use today: MIXED USE-STORE/RESIDENTIAL : MIXED USE - COMMERCIAL. 19 new residential builds permitted within half a mile in the last five years, 5 of them on lots in the same T6-36A zone - the neighbourhood is already doing this.

Owner: 2950 NE 2ND LLC  ·  mails to: 2200 BISCAYNE BLVD, MIAMI FL, 33137 (county roll)

The zoning rule we applied

City of Miami · T6-36A-O — Urban Core (36 stories)

• Density allowed: 150 units per acre
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.3 Sec.3.14.1(5)-(6) (36 stories, benefit to 60; FLR a=12 / b=22, +40 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * | T6-36a: thirty-six (36) Story maximum, bonus to sixty (60) Stories, FLR 12 / T6-36b: FLR 22 (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 57,222 sq ft = 1.31 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 1.31 acres × 150 = 196.5 → 196 (rounded to nearest)
4. Units built today: 5
5. Extra you could add (by right): 196 − 5 = 191

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MIXED USE-STORE/RESIDENTIAL : MIXED USE - COMMERCIAL · county zone label: CEN HIGH DNSTY BORDERS CB · building 9,983 sq ft · owner of record: 2950 NE 2ND LLC, CRESCENT HEIGHTS OF AMERICA INC, 200 NE 30TH LLC, 2930 NE 2ND LLC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

Showing the 8 largest of 19.

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.

Why it works

City of Miami zones this lot T6-12-O, which allows 150 homes per acre by right. The lot is 1.23 acres. Today it carries 2 units in a 1935 building; the rule allows about 183, so roughly 181 more by right. The county values it at $16,304,846 and says 90% of that is land - the building adds almost nothing, the classic teardown profile. County use today: STORE : RETAIL OUTLET. 14 new residential builds permitted within half a mile in the last five years, 12 on lots in the same transect family - the neighbourhood is already doing this.

Owner: SECOND AVENUE SHOP LLC  ·  mails to: 2021 TYLER ST STE 100, HOLLYWOOD FL, 33020 (county roll)

The zoning rule we applied

City of Miami · T6-12-O — Urban Core (12 stories)

• Density allowed: 150 units per acre
• Max floor-area ratio: 8
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.3 Sec.3.14.1(2) (12 stories, benefit to 20; FLR 8 +30 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * | T6-12: twelve (12) Story maximum, bonus to twenty (20) Stories, FLR 8, bonus of thirty percent (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 53,403 sq ft = 1.22 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 1.22 acres × 150 = 183 → 183 (rounded to nearest)
4. Units built today: 2
5. Extra you could add (by right): 183 − 2 = 181

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: STORE : RETAIL OUTLET · county zone label: COMM/RESIDENTIAL-DESIGN D · building 22,153 sq ft · owner of record: SECOND AVENUE SHOP LLC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

Showing the 8 largest of 14.

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.

Why it works

City of Coral Gables zones this lot MX1, which allows 125 homes per acre by right. The lot is 1.41 acres. Today it carries 2 units in a 1954 building; the rule allows about 175, so roughly 173 more by right. The county values it at $9,791,620 and says 86% of that is land - the building adds almost nothing, the classic teardown profile. County use today: OFFICE BUILDING - MULTISTORY : OFFICE BUILDING. No comparable new residential build permitted within half a mile in the last five years in our permit records - you would be first here, which cuts both ways.

Owner: 760 PONCE DE LEON LLC  ·  mails to: 2555 SW 8 ST 301, MIAMI FL, 33135 (county roll)

The zoning rule we applied

City of Coral Gables · MX1 — Mixed Use 1

• Density allowed: 125 units per acre
• Minimum lot area: 1 unit per 2,500 sq ft
• Max floor-area ratio: 3.0
• Rounding: nearest

Code: Coral Gables Zoning Code Sec. 2-200 Mixed Use Districts Table; Sec. 2-201; Sec. 5-201.B

“Sec. 2-200 Table (MX1): Density (DU/Acre) 125; FAR 3.0, Med Bonus I 3.2, Med Bonus II 3.5; Height 45; Med Bonus I NA (site under 10,000 sf) / 5 stories/63.5; Med Bonus II NA / 6 stories/77; unit size min 500 sf; site min 2,500 sf/25 ft (10,000 sf/100 ft for bonus tier). Sec. 2-201: "The number of permitted units shall be rounded to the nearest whole number." Sec. 2-200 note: "There shall be no density limitation in the CBD and Design & Innovation District Overlays."”

Source: https://www.zoneomics.com/code/coral-gables-FL/chapter_2 (official live host codehub.gridics.com/us/fl/coral-gables). Retrieved 2026-07-17.

Rule status: Code-read rule — read from the municipal code text, not yet reproduced on an approved project.

The math, step by step

1. Zoning density rule: 125 units per acre
2. Lot size: 61,298 sq ft = 1.4 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 1.4 acres × 125 = 175 → 175 (rounded to nearest)
4. Units built today: 2
5. Extra you could add (by right): 175 − 2 = 173

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: OFFICE BUILDING - MULTISTORY : OFFICE BUILDING · county zone label: MIXED-USE · building 17,245 sq ft · owner of record: 760 PONCE DE LEON LLC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

None in our permit records (City of Miami since 2014, Miami-Dade RER since 2024, Coral Gables EnerGov). That is a real finding, not a gap: no comparable new build has been permitted around this lot yet.

Why it works

City of Miami zones this lot T6-8-O, which allows 150 homes per acre by right. The lot is 1.12 acres. Today it carries 32 units in a 1947 building; the rule allows about 168, so roughly 136 more by right. The county values it at $4,885,000 and says 100% of that is land - the building adds almost nothing, the classic teardown profile. County use today: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS. No comparable new residential build permitted within half a mile in the last five years in our permit records - you would be first here, which cuts both ways.

Owner: PREMIER MGMT & INVESTMENTS CO INC  ·  mails to: 3910 WEST FLAGLER ST, MIAMI FL, 33134 (county roll)

The zoning rule we applied

City of Miami · T6-8-O — Urban Core (8 stories)

• Density allowed: 150 units per acre
• Max floor-area ratio: 5
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.4 Table 2 + Art.3 Sec.3.14.1(1) (8 stories, benefit to 12; FLR 5 +25 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * (*Or as modified in Diagram 9) | T6-8: eight Story maximum, bonus to twelve (12) Stories, FLR 5; bonus of twenty-five percent (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 48,800 sq ft = 1.12 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 1.12 acres × 150 = 168.0 → 168 (rounded to nearest)
4. Units built today: 32
5. Extra you could add (by right): 168 − 32 = 136

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS · county zone label: COMMERCIAL - NEIGHBORHOOD · building 22,196 sq ft · owner of record: PREMIER MGMT & INVESTMENTS CO INC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

None in our permit records (City of Miami since 2014, Miami-Dade RER since 2024, Coral Gables EnerGov). That is a real finding, not a gap: no comparable new build has been permitted around this lot yet.

Why it works

City of Miami zones this lot T6-36A-L, which allows 150 homes per acre by right. The lot is 1.35 acres. Today it carries 10 units in a 1971 building; the rule allows about 202, so roughly 192 more by right. County use today: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS. 11 new residential builds permitted within half a mile in the last five years, 4 of them on lots in the same T6-36A zone - the neighbourhood is already doing this.

Owner: 24 PLAZA CORP  ·  mails to: 250 NE 25 ST #201, MIAMI FL, 33137 (county roll)

The zoning rule we applied

City of Miami · T6-36A-L — Urban Core (36 stories)

• Density allowed: 150 units per acre
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.3 Sec.3.14.1(5)-(6) (36 stories, benefit to 60; FLR a=12 / b=22, +40 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * | T6-36a: thirty-six (36) Story maximum, bonus to sixty (60) Stories, FLR 12 / T6-36b: FLR 22 (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 58,877 sq ft = 1.35 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 1.35 acres × 150 = 202.5 → 202 (rounded to nearest)
4. Units built today: 10
5. Extra you could add (by right): 202 − 10 = 192

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS · county zone label: MULTI-FAMILY - 36 STORY & · building 4,188 sq ft · owner of record: 24 PLAZA CORP

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

Showing the 8 largest of 11.

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.

Why it works

City of Miami zones this lot T6-8-O, which allows 150 homes per acre by right. The lot is 1.92 acres. Today it carries 85 units in a 1963 building; the rule allows about 286, so roughly 201 more by right. County value $13,100,000, only 41% land - the building still carries value, so this is a redevelop-when-ready play, not an immediate teardown. County use today: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS. 5 new residential builds permitted within half a mile in the last five years, 4 of them on lots in the same T6-8 zone - the neighbourhood is already doing this.

Owner: CREEK CLUB APTS INC  ·  mails to: 4225 W 16 AVE, HIALEAH FL, 33012-7631 (county roll)

The zoning rule we applied

City of Miami · T6-8-O — Urban Core (8 stories)

• Density allowed: 150 units per acre
• Max floor-area ratio: 5
• Rounding: nearest

Code: Miami 21 Art.4 Table 4 (T6: 150 UPA); Art.4 Table 2 + Art.3 Sec.3.14.1(1) (8 stories, benefit to 12; FLR 5 +25 pct); Sec.2.2.4.3(a) rounding

“DENSITY (UPA): 150 UNITS PER ACRE * (*Or as modified in Diagram 9) | T6-8: eight Story maximum, bonus to twelve (12) Stories, FLR 5; bonus of twenty-five percent (3.14.1)”

Source: Miami 21 (Ord.13114 as amended): miami21.org/PDFs/Amended_Codes/Miami_21_Volume_I.pdf (compiled 2018-01-31); densities re-verified current through Ord.14437 (2026-01-08) via zoneomics.com/code/miami-FL mirror; retrieved 2026-07-17

Rule status: Verified rule — checked against the city code and reproduced on a real approved project.

The math, step by step

1. Zoning density rule: 150 units per acre
2. Lot size: 83,545 sq ft = 1.91 acres (density is figured on acres, truncated to 2 places)
3. Max units allowed: 1.91 acres × 150 = 286.5 → 286 (rounded to nearest)
4. Units built today: 85
5. Extra you could add (by right): 286 − 85 = 201

This is the by-right BASE density from the zoning code — a signal, not a permit. Setbacks, parking, height/FAR limits, lot shape, overlays and bonuses can move the real number. Verify the municipal entitlement before acting.

Checked against the county’s own record

County use: MULTIFAMILY 10 UNITS PLUS : MULTIFAMILY 3 OR MORE UNITS · county zone label: COMMERCIAL - NEIGHBORHOOD · building 36,393 sq ft · owner of record: CREEK CLUB APTS INC

Did anyone nearby already do this? — new residential permits, last 5 years, within half a mile

“Our by-right max there” is what our rule says that neighbour’s lot allows. Where the permit is for MORE, the builder used a bonus (affordable housing, Live Local, transit) or joined lots — both mean our number is a floor, not a ceiling. Where it is for less, the builder chose to.