Every live development file in Miami, on one spine

The spine

Where every file sits

The county feed covers issued permits: application to issue, then the certificate of completion. The pre-issue pipeline — the entitlement wait — is not in this feed; that is the known gap, and it is the next door to open.

One hue ramping, never four colours: a stage is ordinal. Units and value are counted only where the permit states them — every figure is a floor, not an estimate.

The clock

Nineteen days to the permit

Median application to issued across all 438 files. Miami's machine is fast — the wait here is not the city. It is capital and construction, which is exactly what the rest of the flywheel measures.

Filings per month

Steady, not surging

New dev-gated applications hitting the feed, last 14 months. No San Jose-style ramp — Miami's dev slice is a steady machine, which makes its boom questions different questions.

Dated files only. The last month is always partial.

The mix

What the money is building

Declared value by use. Five-plus-unit residential dominates — and then Miami's signature twist: hospitals ($495M across 17 permits) and port logistics warehouses. Office is third, not first.

Geography

County-level for now

Every row in this feed is labelled MIAMI — the county is the permit authority. District-level reads (Brickell, Edgewater, Wynwood) need the folio geocode, which is the next step after the full pull.

Who is behind it

The attribution table

Top ten owners by declared value since January 2025. The name in the feed is the owner of record — usually the development LLC.