Rents Are Soaring in Little Havana and Little Haiti

Miami still has the eighth most expensive rental market in all of America, but rents in many neighborhoods have held steady according to Zumper's latest maps of median rents in each neighborhood. Well, most neighborhoods anyway. They continue to soar in both East Little Havana and Little Haiti, two cultural cradles that may be the next destinations for gentrification in Miami.

Zumper analyzes official rental listings in each neighborhood to come up with the median price for a condo in each. (However, that doesn't include apartments rented out through word of mouth, a simple sign on the window, or even Craigslist.) The map below focuses on the median price for a one-bedroom apartment in each neighborhood. 

Turns out overall that the media price dropped a slight 1.1 percent since summer in all of Miami to a media price of $1,850. Two-bedroom apartments also dropped a slight 1.2 percent to $2,500. However, prices are still up 5.7 percent from just a year before, and not every neighborhood saw rents drop. 

Here's a comparison of each neighborhoods median rent now compared to what they were in the summer (indicated in parenthesis), ranked by net dollar change:

Coral Gables Section: $2,250 ($1,760), +$490
Venetian Islands: $2,310 ($1,990), +$320
Oceanfront: $2,280 ($2,000) +$280
Gables Estates: $1,750 ($1,500), +$250
City Center (South Beach): $2,290 ($2,050), +$240
Little Havana (East): $1,610 ($1,400), +$210
Cocoplum: $1,810 ($1,600), +$210
West Avenue: $2,010 ($1,810), +$200
Crafts: $1,860 ($1,700), +$160
Riviera: $1,500 ($1,350), +$150
Melrose Heights: $1,240 ($1,100), +$140
Little Haiti: $1,080 ($950), +$130
Park West: $2,740 ($2,625), +$115
Southeast Gables: $1,800 ($1,695), +$105
Edgewater: $1,930 ($1,840), +$90
Country Club Section: $2,250 ($2,165), +$85
Flagami: $1,380 ($1,300), +$80
Coconut Gove (Southwest): $2,010 ($1,950), +$60
Brownsville: $680 ($620), +$60
Liberty City: $740 ($680), +$60
Upper East Side: $1,650 ($1,600), +$50
Lakeview: $1,750, ($1,700), +$50
West Little River: $950 ($905), +$45
Miami Shores: $1,280 ($1,245), +$35
Pinewood Park: $800 ($765), +$35
Gladeview: $750 ($730), +$20
Biscayne Bay: $1,570 ($1,550), +$20
Downtown: $2,010 ($2,000), +$10
El Portal: $970 ($960), +$10
Brickell: $2,100 ($2,100), =$0
Coconut Gove (Northeast): $1600 ($1,600), =$0
Coral Way: $1,650 ($1,650), =$0
Beach View: $1,890 ($1,900), -$10
Omni/"Media and Ent. District": $1,900 ($1,925) -$25
Tahiti: $1,600 ($1,630), -$30
Hammocks: $1,500 ($1,530), -$30
Hialeah Acres: $990 ($1,020), -$30
Allapattah: $1,260 ($1,310), -$50
Wynwood: $2,140 ($2,200), -$60
South Pointe: $2,230 ($2,300), -$70
Essex Village $1,130 ($1,200), -$70
Overtown: $1,310 ($1,390), -$80
Hammocks Oakes: $1,400 ($1,480), -$80
Douglas: $1,450 ($1,535), -$85
Village of Key Biscayne: $2,425 ($2,560), -$135
Nautilus: $1,510 ($1,650), -$140
Normandy: $1,650 ($1,800), -$150
Fisher Island: $4,650 ($4,800), -$150
Little Havana (West): $1,250 ($1,400), -$150
Sunrise Point: $1,480 ($1,640), -$160
Industrial Section: $2,000 ($2,165), -$165
Bayshore: $2,010 ($2,195), -$185
Normandy Shores: $1,525 ($1,775), -$250
Flagler: $1,200 ($1,450), -$250
Granada: $1,430 ($1,680), -$250
Normandy Isles: $1,300 ($1,575), -$275

Of course, use a bit of common sense when digesting this info:

• Neighborhoods' median rent can fluctuate for a lot of reasons, and a simple change over three months can't tell us as much as the trends over a year or more. 
  
• Smaller neighborhoods with a smaller inventory of one-bedroom apartments (say, Coral Gables Section) are more apt to see large fluctuations than larger neighborhoods with a huge inventory of apartments (like Little Haiti).
  
• These aren't ranked by percentage increase, but obviously an $80 increase in a cheaper neighborhood is more notable than an $80 in a high-end neighborhood.