Suburbs of Miami: 12 Places to Live Outside the City, Compared

The suburbs of Miami cover a huge range, from leafy, million-dollar villages like Pinecrest and Key Biscayne to fast-growing, more affordable cities like Homestead and Cutler Bay. Miami-Dade has 34 cities, towns and villages. It also has big areas, like Kendall, that belong to no city at all. So "the suburbs" can mean very different things. It depends on your budget and your commute.

This guide compares 12 of the most searched suburbs. It uses Census data: 2024 head counts, plus median income and home value from the 2020-2024 survey. Use it to narrow the list before you start touring.

Key takeaways

• Key Biscayne, Pinecrest and Coral Gables have the highest median home values on this list, all above $1 million.
• Homestead, Aventura and Cutler Bay have the lowest median home values, at roughly $380,000 to $475,000.
• Doral and Homestead grew fastest from 2020 to 2024, each adding several thousand residents.
• Coral Gables, South Miami and the Dadeland area of Kendall have Metrorail stations, a real advantage for car-free commutes.

Suburbs of Miami at a glance

Here is the side-by-side view. Population is the Census Bureau's July 2024 estimate. Income and home value are medians from the 2020-2024 survey. They have margins of error, so treat them as a rough guide, not exact prices.

• Key Biscayne: 15,111 people. Income $181,505. Home value $1,575,300.
• Pinecrest: 18,981 people. Income $206,417. Home value $1,406,400.
• Coral Gables: 50,379 people. Income $134,216. Home value $1,089,900.
• Palmetto Bay: 25,402 people. Income $142,447. Home value $879,700.
• Miami Shores: 11,917 people. Income $144,050. Home value $864,400.
• South Miami: 13,207 people. Income $94,507. Home value $829,400.
• Miami Lakes: 33,247 people. Income $101,557. Home value $626,400.
• Kendall: 80,241 people (2020 Census). Income $87,325. Home value $567,900.
• Doral: 83,625 people. Income $94,164. Home value $562,800.
• Cutler Bay: 45,833 people. Income $89,244. Home value $472,700.
• Aventura: 40,531 people. Income $89,274. Home value $451,100.
• Homestead: 85,796 people. Income $65,423. Home value $380,000.

Keep in mind that a median home value blends condos and houses. Aventura's figure is pulled down by its large condo stock, while Pinecrest is almost all single-family homes on big lots.

Upscale suburbs of Miami

Coral Gables

George Merrick planned Coral Gables, and it became a city in 1925. It is known for Mediterranean-style homes, strict design rules and shade trees. The Venetian Pool opened there in 1924 in an old rock quarry. The University of Miami is here, served by the University Metrorail station. Buyers pay for walkable downtown blocks, top private schools nearby and stable values.

Pinecrest

Pinecrest became a village in 1996 and has the highest median household income on this list. Expect large lots, mature trees and mostly single-family homes. Pinecrest Gardens was the first home of Parrot Jungle in 1936. Today it is a village park on the National Register. Families often choose Pinecrest for its public school options and quiet streets.

Key Biscayne

Key Biscayne is an island village across the Rickenbacker Causeway with the highest median home value on this list. The Cape Florida Light in Bill Baggs Cape Florida State Park dates to 1825 and was rebuilt in 1846. Island life means beaches and calm. It also means one road in and out, higher insurance and lots of condos.

Miami Shores

Miami Shores became a village in 1932. It sits just north of the city with older homes, wide streets and a strong village identity. Barry University is within its limits. It suits buyers who want a classic neighborhood feel close to the Design District and the beaches.

Family suburbs of Miami to the south

Palmetto Bay

Palmetto Bay became a village in 2002 and is home to the Deering Estate, a 444-acre preserve on Biscayne Bay. Homes are mostly single-family on generous lots, with prices below Pinecrest next door.

South Miami

South Miami is a small city that dates to 1927. It has its own walkable downtown, shops on Sunset Drive and a Metrorail station. It works well for buyers who want urban convenience at a slightly lower price than Coral Gables.

Kendall

Kendall is not part of any city, so the county runs it. The Census area called Kendall had about 80,000 people in 2020, and the wider area locals call Kendall is larger still. Dadeland Mall and the Dadeland Metrorail stations anchor the east end. Expect a mix of 1970s and 1980s houses, townhomes and condos at mid-range prices.

Cutler Bay

Cutler Bay, the former Cutler Ridge area, became a town in 2005. It offers some of the most approachable single-family prices in south Miami-Dade, with access to the South Dade busway and the Turnpike.

Growing suburbs of Miami to the west, north and south

Doral

Doral became a city in 2003. By 2024 it had about 83,600 people, one of the fastest gains on this list. The name comes from Doris and Alfred Kaskel, who opened the Doral hotel and country club in 1962. Doral mixes newer master-planned neighborhoods, townhomes and condos with a large business and warehouse district near the airport.

Miami Lakes

Miami Lakes started as the Graham family's dairy farm and was master-planned into lakes, parks and neighborhoods before becoming a town in 2000. It remains one of the most cohesive planned communities in the county, with easy access to I-75 and the Palmetto Expressway.

Aventura

Aventura became a city in 1995. It sits in the northeast corner of the county, near the Broward line. It is dominated by high-rise condos, many on the Intracoastal, and Aventura Mall is one of the largest in Florida. Condo buyers should review building reserves, inspection reports and special assessments under Florida's newer condo safety laws.

Homestead

Homestead dates to 1913. It is the most affordable suburb on this list, and it grew to about 85,800 people by 2024. The city calls itself the gateway to Everglades and Biscayne National Parks, both less than 10 miles away. The trade-off is distance: commutes to central Miami are long, so it suits buyers who work in south Dade or remotely.

How to choose among the suburbs of Miami

Start with three questions. First, where do you work, and how often? Metrorail access in Coral Gables, South Miami and Dadeland can save hours a week compared with driving from Homestead or Doral at rush hour. Second, house or condo? Aventura and Key Biscayne lean condo, while Pinecrest, Palmetto Bay and Miami Shores lean single-family. Third, what does insurance cost? Flood zones and wind coverage vary block to block, so get quotes before you commit.

Also compare property taxes. Each city sets its own tax rate. Areas outside any city, like Kendall, pay county rates instead. A city line can change your annual bill noticeably on the same home value.

If Miami-Dade prices stretch your budget, many buyers look north. Our guide to what cities are in Broward County lists all 31 options next door, and our cities in South Florida overview covers the full region. You can browse listings and live market stats on our Miami-Dade County page or jump to city pages such as Coral Gables.

Hidden costs of living in the suburbs of Miami

The purchase price is only part of the monthly picture in Miami-Dade. Several costs vary a lot from one suburb to the next.

Insurance

Homeowners and flood insurance often surprise newcomers. Coastal and low-lying areas such as Key Biscayne, parts of Palmetto Bay and Cutler Bay, and waterfront Aventura usually carry higher premiums than inland areas. Newer homes built to current wind codes, with impact windows and a newer roof, generally cost less to insure. Get a quote on the specific address before you write an offer.

HOA and condo fees

Doral, Miami Lakes and newer parts of Kendall rely heavily on HOAs, and Aventura and Key Biscayne lean on condo associations. Since Florida's condo safety reforms, many older buildings have raised fees or levied special assessments to fund structural repairs and reserves. Ask for the latest budget, reserve study and any milestone inspection report.

Property taxes

Every city adds its own millage on top of county and school taxes. Village-level services in places like Pinecrest and Miami Shores come with their own rates, while unincorporated Kendall pays the county's municipal services rate. Homestead protections help full-time residents, but budget from the purchase price, since the assessment resets when you buy.

Commuting from the suburbs of Miami

Traffic is the daily reality of Miami-Dade, so test your commute at rush hour before you buy. Southern suburbs feed onto US-1, the Palmetto Expressway and the Florida Turnpike, and the South Dade busway runs from Dadeland toward Florida City. Western suburbs like Doral and Kendall depend on the Dolphin Expressway, the Palmetto and SW 88th Street. Northern suburbs like Miami Lakes and Aventura connect via I-75, the Palmetto, I-95 and Biscayne Boulevard, and Aventura buyers often work in Broward as easily as Miami.

If you can, live near a Metrorail station or work hybrid. Even two remote days a week changes which suburbs make sense.

Frequently asked questions

What is the most expensive suburb of Miami?

Among the suburbs compared here, Key Biscayne had the highest median home value at about $1.58 million, followed by Pinecrest and Coral Gables.

What is the most affordable suburb of Miami?

Homestead had the lowest median home value on this list at about $380,000, followed by Aventura (largely condos) and Cutler Bay.

Which Miami suburbs have Metrorail?

Coral Gables (University station), South Miami and the Dadeland area of Kendall all have Metrorail stations with direct service to downtown Miami.

Is Kendall a city?

No. Kendall is not part of any city, so Miami-Dade County runs it. The Census tracks it as a "place" for counting only.

Comparing Miami suburbs? Pure Equity Realty helps buyers weigh commute, taxes, insurance and resale across Miami-Dade and Broward. Get in touch and we will build a short list that fits your budget and your day.

Sources

• U.S. Census Bureau: 2024 population estimates, Florida places
• Census Reporter: American Community Survey 2020-2024 tables
• Miami-Dade County: Municipalities
• Miami-Dade County: Metrorail stations
• City of Coral Gables: Venetian Pool history
• Village of Pinecrest: History
• City of Doral: History
• Town of Miami Lakes: History
• NPCA: Homestead named gateway to Everglades and Biscayne