--- title: "Miami Class A Office Market" description: "Latin gateway with structural finance and tech inflows." canonical: https://classa.info/cities/miami pageType: city lastUpdated: 2026-04-15T00:00:00.000Z license: "CC BY 4.0 with attribution to Class A Atlas (https://classa.info)." --- > Miami Class A office rents around $78/sqft/yr, with 11.8% vacancy and 9 months of typical rent-free on a 7-year term. ## TL;DR - Brickell trophy rents now exceed $130/sqft/year for high-floor product. - Vacancy under 12% — the tightest among the top US gateway markets. - Florida's no-state-income-tax regime continues to drive HQ relocations and individual partner moves. - Pipeline is constrained — major Class A deliveries through 2027 are largely pre-leased. # Miami Class A Office Market *Latin gateway with structural finance and tech inflows.* ## TL;DR - Brickell trophy rents now exceed $130/sqft/year for high-floor product. - Vacancy under 12% — the tightest among the top US gateway markets. - Florida's no-state-income-tax regime continues to drive HQ relocations and individual partner moves. - Pipeline is constrained — major [Class A](/glossary/class-a) deliveries through 2027 are largely pre-leased. ## Overview Miami has structurally re-rated as a Class A office market since 2020. Brickell and Downtown trophy product trades at New York-adjacent rents, driven by financial services and crypto-adjacent inflows. Vacancy is among the tightest in major US markets. ## Market snapshot | Class A rent | 78 USD/sqft/yr (78 USD)| | Vacancy | 11.8%| | Typical lease length | 7 years| | Typical rent-free | 9 months| Composite of Q1 2026 broker market reports for Miami. ## Lease norms Modified-gross structures dominate; 7-10 year terms are common. Free rent of 6-12 months and TI of $80-$140/sqft typical on a 10-year deal. Personal guarantees common for sub-investment-grade tenants. ## Transit & access Metromover (free downtown), Metrorail to Brickell and Government Center, Brightline regional rail, MIA Mover from Miami International Airport. Brickell and Downtown are walkable; Wynwood and Coral Gables remain car-dependent. ## Tax 21% federal corporate income tax; no Florida state corporate income tax for most pass-through structures. Florida assesses a 5.5% corporate income tax on C-corps. No personal income tax. ## Talent Strong bilingual (Spanish-English) finance and legal talent. Deep Latin American banking, asset management, and family-office concentrations. Tech talent is shallower than NY/SF but growing rapidly. ## Notable Class A buildings - **830 Brickell** [](https://www.google.com/maps/search/?api=1&query=830%20Brickell%2C%20830%20Brickell%20Plaza%2C%20Miami%2C%20FL%2033131%2C%20Brickell%2C%20Miami%2C%20United%20States&query_place_id=ChIJ29hP6TC32YgR2p7L5XPaLFw) · Brickell — First Class A trophy delivery in over a decade; defines the post-2020 [trophy tier](/topics/trophy-asset-selection). - **701 Brickell** [](https://www.google.com/maps/search/?api=1&query=701%20Brickell%2C%20701%20Brickell%20Avenue%2C%20Miami%2C%20FL%2033131%2C%20Brickell%2C%20Miami%2C%20United%20States&query_place_id=ChIJq6qqlYK22YgRKtYwtYS9Gd8) · Brickell — Bank of America Tower. - **Southeast Financial Center** [](https://www.google.com/maps/search/?api=1&query=Southeast%20Financial%20Center%2C%20200%20South%20Biscayne%20Boulevard%2C%20Miami%2C%20FL%2033131%2C%20Downtown%2C%20Miami%2C%20United%20States&query_place_id=ChIJj-A0OoK22YgRrZncVePyiP8) · Downtown — 55-story Wells Fargo Center. - **Brickell City Centre** [](https://www.google.com/maps/search/?api=1&query=Brickell%20City%20Centre%2C%20701%20South%20Miami%20Avenue%2C%20Miami%2C%20FL%2033130%2C%20Brickell%2C%20Miami%2C%20United%20States&query_place_id=ChIJ9b849YC32YgR612tUl-KdyM) · Brickell — Mixed-use trophy with retail base. - **The Wynwood Plaza** [](https://www.google.com/maps/search/?api=1&query=The%20Wynwood%20Plaza%2C%2095%20NW%2029th%20Street%2C%20Miami%2C%20FL%2033127%2C%20Wynwood%2C%20Miami%2C%20United%20States&query_place_id=ChIJfX9GvWix2YgRhDhPL_tQ1j4) · Wynwood — Wynwood's first ground-up Class A trophy delivery. ## Class A submarkets in Miami - [**Brickell**](/cities/miami/brickell) — Miami's trophy financial spine. (trophy) - [**Downtown**](/cities/miami/downtown) — Legacy CBD with deep trophy stock. (prime) - [**Coral Gables**](/cities/miami/coral-gables) — Boutique HQ market with Latin American tilt. (prime) - [**Wynwood & Design District**](/cities/miami/wynwood-design-district) — Creative and tech tenant frontier. (prime) - [**Aventura & North Miami**](/cities/miami/aventura-north-miami) — Suburban Class A with strong inbound demand. (established) ## Miami deep-dives - [Rents and incentives](/cities/miami/topics/rents-and-incentives) — What does Class A rent cost and what concessions are typical? - [Sublease market](/cities/miami/topics/sublease-market) — How deep is [sublease](/topics/sublease-strategy)">sublease availability and how does it price? - [ESG and LEED stock](/cities/miami/topics/esg-and-leed) — How much certified stock exists and what premium does it command? - [Transit and commute](/cities/miami/topics/transit-and-commute) — Which submarkets have the strongest transit access? - [Talent and salaries](/cities/miami/topics/talent-and-salaries) — What does the white-collar talent pool look like and how is it priced? - [Fit-out costs](/cities/miami/topics/fit-out-costs) — What does a Class A [fit-out](/topics/fit-out-capex)">fit-out cost per square foot? - [Flex vs lease](/cities/miami/topics/flex-vs-lease) — When does premium [coworking](/topics/lease-vs-flex) beat a traditional lease? - [Taxes and incentives](/cities/miami/topics/taxes-and-incentives) — What corporate, occupancy, and property taxes apply? - [Neighborhoods overview](/cities/miami/topics/neighborhoods-overview) — Which Class A submarkets exist and how do they compare? - [Notable buildings](/cities/miami/topics/notable-buildings) — Which trophy assets define the market? - [Class A vs Class B](/cities/miami/topics/class-a-vs-class-b) — What is the spread between Class A and [Class B](/glossary/class-b) and why? - [Leasing conventions](/cities/miami/topics/leasing-conventions) — What lease structures, terms, and concessions are normal? - [Expansion checklist](/cities/miami/topics/expansion-checklist) — What is the operational checklist for opening here? - [Relocation guide](/cities/miami/topics/relocation-guide) — How do you move into this market from another city? - [Frequently asked questions](/cities/miami/topics/faq) — Quick answers to the questions occupiers ask most. - [Operating expenses](/cities/miami/topics/operating-expenses) — What service charges, OpEx, and pass-throughs apply on top of rent? - [Growth and availability](/cities/miami/topics/growth-and-availability) — How tight is current availability and what does the pipeline look like? - [Sustainability pathways](/cities/miami/topics/sustainability-pathways) — How do tenants land net-zero or science-based-target leases here? - [Hybrid work policy](/cities/miami/topics/hybrid-work-policy) — How are hybrid policies shaping office demand here? - [Security and redundancy](/cities/miami/topics/security-and-redundancy) — What security, power, and connectivity redundancy are standard? - [Lab and R&D space](/cities/miami/topics/lab-and-r-and-d) — What does R&D-grade or wet-lab space look like in this market? - [Brand experience](/cities/miami/topics/brand-experience) — How do trophy buildings function as brand experiences and showpieces? - [Fund strategy and flag](/cities/miami/topics/fund-strategy-and-flag) — Which submarkets carry the strongest investor flag for funds? - [Exit and renewal](/cities/miami/topics/exit-and-renewal) — How do you handle a Class A renewal or exit cleanly here? - [Market cycle position](/cities/miami/topics/market-cycle-position) — Where is this Class A market in its cycle right now? ## Miami — frequently compared - [**Miami vs Austin**](/compare/austin-vs-miami) — Americas HQ shortlist: Austin vs Miami. - [**Miami vs Boston**](/compare/boston-vs-miami) — Americas HQ shortlist: Boston vs Miami. - [**Miami vs Chicago**](/compare/chicago-vs-miami) — Americas HQ shortlist: Chicago vs Miami. - [**Miami vs Los Angeles**](/compare/los-angeles-vs-miami) — Americas HQ shortlist: Los Angeles vs Miami. - [**Miami vs New York**](/compare/miami-vs-new-york) — Americas HQ shortlist: Miami vs New York. - [**Miami vs San Francisco**](/compare/miami-vs-san-francisco) — Americas HQ shortlist: Miami vs San Francisco. ## Frequently asked questions ****How tight is Brickell vacancy?**** : Direct vacancy in Brickell trophy product is below 6% as of Q1 2026; sublease availability is similarly tight. Most pre-2020 Class A is fully leased. ****What is driving the rent re-rating?**** : A combination of (a) financial services migration from the Northeast, (b) Florida's tax regime, (c) constrained supply pipeline, and (d) Latin American capital flows. ****Are concessions tightening?**** : Yes. Free rent of 6-9 months and TI of $80-$120/sqft are now typical on 7-year deals — tighter than the broader US gateway average. ## Editorial provenance Reviewed by [**Miriam Hollander**](/about/authors/miriam-hollander) — Lead market analyst. Last updated 2026-04-15. See our [methodology](/about/methodology) and [editorial standards](/about/editorial-standards). ### Primary sources for this page - [CBRE Marketview reports](https://www.cbre.com/insights) — CBRE - [JLL Office Insight](https://www.jll.com/en/trends-and-insights) — JLL - [Cushman & Wakefield Marketbeat](https://www.cushmanwakefield.com/en/insights) — Cushman & Wakefield - [Savills World Research](https://www.savills.com/research_articles/) — Savills - [Colliers Global Office Outlook](https://www.colliers.com/en/research) — Colliers [Full sources index](/about/sources) · [Submit a correction](/about/corrections) ## Related topics - [**Class A Lease Negotiation**](/topics/class-a-lease-negotiation) — How to negotiate a Class A office lease — the playbook from LOI to signed deal. - [**Hybrid Workplace Strategy**](/topics/hybrid-workplace-strategy) — How to size, structure, and lease a Class A office for a hybrid workforce. - [**ESG / LEED for Tenants**](/topics/esg-leed-tenants) — How tenants evaluate, negotiate, and report on ESG performance in a Class A office lease. - [**Cross-border Expansion**](/topics/cross-border-expansion) — How to run a coordinated Class A office search across multiple geographies. - [**Fit-out Capex**](/topics/fit-out-capex) — How to budget, sequence, and govern Class A office fit-out capex. - [**Lease vs Flex**](/topics/lease-vs-flex) — When premium flex (coworking, managed office) beats a conventional Class A lease — and vice versa. --- Citation: Source: Class A Atlas (https://classa.info/cities/miami), updated 2026-04-15T00:00:00.000Z.