Upper East Side / MiMo land values
City of Miami · $ per square foot of land · Updated September 2026
| Zoning | Land, $ per SF |
|---|---|
| T6-8 and T6-12 (mid-rise) | $150 – $300 |
| T4 (up to 3 stories) | $130 – $260 |
| T5 (up to 5 stories) | $130 – $220 |
A 10,000 square foot lot in the highest zoning here would be worth about $1,500,000 to $3,000,000 as land, before anything built on it.
From county deed records
Recorded sales from June 2024 to July 2026 of vacant land and of older buildings covering less than 60% of their lot. The middle half of sale prices, per square foot of land.
| Zoning | Sales | Low quarter | Median | High quarter |
|---|---|---|---|---|
| T5 | 28 | $100 | $158 | $218 |
| T4 | 27 | $128 | $188 | $263 |
Reported land sales
| Property | Sold | Price | Land | $ / SF land |
|---|---|---|---|---|
| 5101 & 5125 Biscayne Blvd | Apr 2024 | $5.5M | 0.6 ac | $210 |
When your building is really a land sale
A small older building on land zoned for a tower can produce modest rent and still be worth a great deal. Investors price it on the income. Developers price it on the land. When the land number is higher, a developer is the buyer who pays the most, and the building itself adds little to the price.
Land value depends on the exact zoning, the lot size and shape, corner and frontage, and whether neighboring lots can be combined. These ranges are a starting point, not an appraisal.
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