Miami-Dade 1-Bedroom Rent Trends: April 2024 vs. April 2025 vs. April 2026
Miami-Dade’s rental market is not moving as one single market. While broad headlines often focus on “Miami rents” as a whole, the reality is more nuanced. A 1-bedroom rental in Brickell behaves differently than a 1-bedroom rental in Kendall, Miami Beach, Coral Gables, or Doral.
To better understand what is happening locally, we reviewed MLS rented data for 1-bedroom, unfurnished residential rentals during the month of April in 2024, 2025, and 2026 across five key Miami-Dade submarkets:
- Kendall: 33176, 33186, 33196
- Brickell / Downtown: 33131, 33132
- Miami Beach: 33139, 33140, 33141
- Coral Gables: 33134, 33146
- Doral / Fontainebleau Area: 33172, 33178
This analysis uses the median rented price, not the average, because median pricing is less distorted by unusual outliers.
April 1-Bedroom Median Rents by Submarket
Submarket | ZIP Codes | April 2024 Median Rent | April 2025 Median Rent | April 2026 Median Rent | 2024–2026 Change | 2025–2026 Change |
|---|---|---|---|---|---|---|
Kendall | 33176, 33186, 33196 | $1,900 | $1,850 | $1,770 | -6.8% | -4.3% |
Brickell / Downtown | 33131, 33132 | $2,950 | $3,000 | $3,000 | +1.7% | 0.0% |
Miami Beach | 33139, 33140, 33141 | $2,100 | $2,100 | $1,950 | -7.1% | -7.1% |
Coral Gables | 33134, 33146 | $2,100 | $2,000 | $2,150 | +2.4% | +7.5% |
Doral / Fontainebleau Area | 33172, 33178 | $2,200 | $2,000 | $2,025 | -8.0% | +1.3% |
Key Takeaways
1. Brickell and Downtown remained the strongest 1-bedroom rental submarket in the sample.
Brickell / Downtown showed the highest median 1-bedroom rent in April 2026 at $3,000. It also remained flat year-over-year from April 2025 to April 2026 and was slightly above its April 2024 median.
This suggests that the urban core continues to show pricing resilience, even as other parts of Miami-Dade have softened.
2. Miami Beach showed a clear decline from 2024 and 2025 levels.
Miami Beach moved from a median rent of $2,100 in April 2024 and April 2025 to $1,950 in April 2026. That represents a 7.1% decline both year-over-year and over the two-year period.
For renters, that may suggest slightly improved negotiating conditions compared with prior years. For landlords, it reinforces the importance of realistic pricing and strong property presentation.
3. Kendall continued to soften.
Kendall’s median 1-bedroom rent declined from $1,900 in April 2024 to $1,850 in April 2025, then to $1,770 in April 2026. That represents a 6.8% decrease over two years.
This is one of the clearer examples in the sample of steady rental cooling.
4. Coral Gables moved differently from the broader trend.
Coral Gables was the only submarket besides Brickell / Downtown that finished April 2026 above its April 2024 median. The median 1-bedroom rent moved from $2,100 in 2024 to $2,000 in 2025, then increased to $2,150 in 2026.
This suggests that Coral Gables may be experiencing more selective but stable demand, especially for well-located and well-maintained rental inventory.
5. Doral / Fontainebleau remained below 2024 levels, but improved slightly from 2025.
Doral / Fontainebleau had the largest two-year decline in the sample, moving from $2,200 in April 2024 to $2,025 in April 2026. However, it did improve slightly from its April 2025 median of $2,000.
This indicates that while pricing remains below the 2024 level, the submarket may be stabilizing.
What This Means for Landlords
Landlords should be cautious about relying on old rental comps from 2022, 2023, or even early 2024. In several submarkets, April 2026 rents are lower than April 2024 levels.
For rental listings, pricing strategy matters. A property that is priced too aggressively may sit longer, especially in submarkets where renters have more options. Professional photography, accurate listing descriptions, clean presentation, and clear showing access remain important.
Landlords should also pay attention to the difference between asking rent and rented price. The rented price is usually the more reliable indicator of what tenants are actually willing to pay.
What This Means for Renters
Renters may have more leverage in certain areas than they did during the peak rental pressure of prior years. However, this varies significantly by location.
Brickell / Downtown remains expensive and relatively stable. Coral Gables strengthened in 2026. Meanwhile, Miami Beach, Kendall, and Doral / Fontainebleau showed softer pricing compared with April 2024.
For renters, the best strategy is to compare recent rented data, not just active listings. Active listings show what landlords are asking. Rented data shows where deals are actually closing.
Final Thoughts
The Miami-Dade rental market is becoming more localized. Some areas are cooling, some are stabilizing, and some are holding strong.
Based on this April comparison, the selected MLS data shows:
- Brickell / Downtown remains the highest-priced and most stable 1-bedroom rental submarket in the group.
- Coral Gables showed renewed strength in 2026.
- Miami Beach, Kendall, and Doral / Fontainebleau remain below their April 2024 median rent levels.
- Median rented price is the most useful metric for this type of comparison because it reduces the impact of unusual outliers.
For landlords, this is a market that rewards precision. For renters, it is a market where neighborhood-level research can make a meaningful difference.
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