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Place dossier plate
SheetFL-SOUTH-MIAMI-FL · South Miami, FL 11,926 pop · income 69th pct
Instrument codes from this place’s ACS population and household income, BEA state COL, FBI safety, national income percentile, photo-finish peer city, home-value band, and matched Census-tract book - not a moving recommendation.
Income neighbourhood around South Miami
Lowest/highest poles plus peers nearest South Miami on median household income. Full ladder: /browse and /rankings.
median HH income
Arkansas City · lowest
53,475
Arkansas City · lowest
53,475 median HH income
59.9% of the leader · rank #1
Port Aransas · near
88,311
Port Aransas · near
88,311 median HH income
98.9% of the leader · rank #2
South Miami · this city
88,313
South Miami · this city
88,313 median HH income
98.9% of the leader · rank #3
Elgin · near
88,316
Elgin · near
88,316 median HH income
98.9% of the leader · rank #4
Hornsby Bend · near
88,317
Hornsby Bend · near
88,317 median HH income
98.9% of the leader · rank #5
Bella Vista · near
88,318
Bella Vista · near
88,318 median HH income
98.9% of the leader · rank #6
Laurel · highest
89,282
Laurel · highest
89,282 median HH income
100.0% of the leader · rank #7
What this shows Neighbourhood peers only - not a full nationwide city board. Open a near peer when the gap is small; open the poles when the spread is wide.
Compare beyond this state
Nationwide peers by population, income, and FBI crime rate
Out-of-state nearest neighbors for South Miami on ACS population and median household income
, plus FBI UCR reporting rate when the extract covers this place. Link sets are deduped so each column is a distinct comparison path, not a forecast that peers share a labor market or climate.
Similar population
Nearest out-of-state cities by ACS population. This city: 11,926.
Agency-reported UCR totals per 100,000 population, not a neighborhood safety grade or a prediction of personal risk.
South Miami - the verdict
South Miami ranks in the 69th percentile for household income and the 21st percentile for safety nationally, out of every US city with at least 1,000 residents. Source: Census ACS + FBI UCR.
69th
percentile, household income
94th
percentile, home value
73rd
percentile, median rent
21st
percentile, safety
📝 How we sourced this
Population, income, and housing-cost figures come from the U.S. Census Bureau American Community Survey 5-year estimates (B-series tables). Crime data uses FBI UCR; climate uses NOAA Climate Normals; school counts come from NCES Common Core of Data; permits use the Census Building Permits Survey (BPS). See our methodology page for the full ETL pipeline and OMB / FIPS join keys.
Data Snapshot: South Miami, FL
Florida's South Miami is a small town, with 11,926 residents per the latest Census Bureau ACS figures. South Miami households earn a median of $88,313 annually, above the median for U.S. cities on this measure, with a poverty rate of 5.6%. Typical homes in South Miami are valued around $736,900, and the median resident age is 39.9 years. Educational attainment runs 55.2% of adults with a bachelor's degree or higher. Separately, 66.8% of working-age residents are in the labor force.
Housing supply pressure shows in Census Building Permit Survey data: 332 residential units were authorized in 2024 (Building Boom), up 1007% from five years earlier. Crime here tracks close to the national norm: FBI UCR reporting places total crime at 2610.3 incidents per 100,000 residents, near the national average (voluntary agency reporting, reflects reporting activity, not a definitive danger score).
Florida carries a cost-of-living premium: the state registers 103.4 on a 100-equals-national-average index (Above Average) per BEA Regional Price Parities 2024. HUD Fair Market Rent for a typical two-bedroom in this state is $1,526 per month. Statewide, average monthly utility bills in Florida run around $225, per EIA 2023 residential energy data. The average commute for South Miami workers runs 25.4 minutes, with 62.4% driving alone and 20.5% working from home. FEMA's National Risk Index rates natural-hazard exposure at 75.7 out of 100 (High).
A decision-led reading path
Useful questions to ask of South Miami's data
How this reading path is ordered
This is not a composite city score. It is a city-specific route through the available public records, ordered for this profile so the page starts with questions the joined data can actually answer. The route here runs from schools and households to reported crime to population change to comparison shortlist to housing and income to work and mobility; another city can have a different sequence or fewer supported layers because the source joins are not uniform.
For South Miami, city-specific coverage includes annual population history, matched public-school count, FBI reported-crime rates, local building permits, commute-mode shares.
No matched row is reported here for within-city Census tract profiles; the page leaves those layers out instead of substituting a statewide or national value.
Question 1
What does the education layer cover for South Miami?
The NCES join finds 5 public schools within the city match. 55.2% of adults age 25+ hold a bachelor's degree or higher in the ACS estimate. These measures answer different questions: the school count describes local institutions, while adult attainment describes residents and cannot be used as a school-quality rating.
The city has a broader matched school footprint, but count alone does not describe performance, capacity, program availability, or attendance boundaries. This profile deliberately avoids converting it into an unsupported family-friendliness score.
What can the FBI record say about safety in South Miami?
Treat this as a reporting-rate comparison, not a prediction of personal risk or a neighborhood-level safety grade. Tourism, daytime population, reporting practices, and variation inside the city are not adjusted away. The state rank and same-state peer table are the narrower comparisons available on this page.
The joined FBI UCR record reports 2610.3 violent and property crimes per 100,000 residents, above the 2280.5 national reference used here. The difference is 14% higher in arithmetic terms, but agency participation is voluntary and reporting completeness varies.
Is South Miami growing, shrinking, or holding steady?
Recent estimates point upward. Growth can increase housing demand and service needs, but the permit record must move in the same direction before calling it a supply response; the two series measure different things.
Census PEP estimates show the population grew by +1,676 residents from 2020 to 2025, a +14.0% change. Separately, Census BPS recorded 332 housing units authorized in 2024. PEP and ACS are different Census series, so the trend is kept separate from the headline ACS population.
Which cities make useful reference points for South Miami?
Within Florida, the closest population matches are Middleburg (11,911 residents, $70,877 income); Laurel (11,868 residents, $89,282 income); Lantana (11,845 residents, $69,677 income). Outside the state, the closest population matches in this dataset are Little Chute, WI (11,930 residents); Stuarts Draft, VA (11,920 residents); Show Low, AZ (11,913 residents). A third, income-matched reference set of 6 out-of-state cities sits in the income neighbourhood chart near the Place Dossier plate. These are mechanical peer sets, not claims that the places share a labor market, climate, culture, or metro context.
Use the in-state set to hold state policy and broad price conditions more nearly constant. Use the nationwide size set to ask whether cities with a similar resident count produce different housing, income, or commute outcomes. The income set is a third lens, deliberately separate from population matching. The nationwide peer panel below adds a fourth FBI UCR reporting-rate lens, not personal risk.
These joined records add useful context, but they do not need another full-size panel. Each remains a separate measure with its own geography and source boundary.
Housing and income
How far does income reach against housing in South Miami?
The home-value-to-income reference is comparatively stretched: the ACS median home value is 8.3 times median household income. The ACS poverty estimate is 5.6%, which keeps the citywide median from describing every household.
This is a citywide price-to-income reference, not a mortgage-affordability test; it does not include interest rates, taxes, insurance, household size, or an individual buyer's down payment. Housing value is high relative to the citywide income median. That flags a question for comparison, not a verdict: tenure, household composition, financing costs, and the age of the ACS estimate can all change what a resident actually pays.
Household income
$88,313
Home value
$736,900
Value / income
8.3×
City-level Census ACS 2023 medians. The ratio divides two separate medians and is descriptive only.
What does the journey to work look like in South Miami?
Mode share answers how workers usually travel; it does not measure congestion, reliability, distance to a particular job, or the quality of transit service. Remote work has a visible role in the local pattern. That can reduce commute exposure for some workers, but it says nothing about job availability or broadband quality; read it alongside income and housing rather than as a stand-alone lifestyle score.
Driving alone is the largest reported mode at 62.4%. The reported mean trip to work is 25.4 minutes.
Public transit
6.4%
Work from home
20.5%
Drive alone
62.4%
City-level Census ACS commuting estimates covering 5,964 workers age 16+.
Above median income · poverty 5.6% (Below-median poverty)
Cost of Living Index (state)
103.4 (US=100)
Above-average cost · BEA RPP 2024, Florida average
C-
City profile score · South Miami, FL
51/100
5 published dimensions · ACS/FBI 2023
Comparative score against U.S. cities with population of 1,000 or more on Census ACS medians
(income, poverty, bachelor's share, cost of living) and FBI UCR violent-crime rates when
published. Higher means a stronger standing on those published figures, not a livability
rating, not a recommendation to move, buy, or pick a "best" city. Missing inputs drop out
and redistribute weight.
How it is calculated.
Bachelor's+ share A
55.2%
Adults with a bachelor's degree or higher; ACS.
Household income B-
$88,313
Median household income vs U.S. cities (pop ≥1,000); ACS.
Poverty rate C+
5.6%
Share of residents below the poverty line; lower scores better on this axis.
Cost of living F
103.4 index
BEA state Regional Price Parities index (100 ≈ national average); lower is stronger on this axis. Same value for every city in the state.
Violent crime F
446 /100k
FBI UCR violent offenses per 100,000 residents; lower is stronger on this axis.
South Miami profile (scored ACS/FBI dimensions)Read the chart values
Bachelor's+ share: 88/100 (A) · 55.2%
Household income: 68/100 (B-) · $88,313
Poverty rate: 62/100 (C+) · 5.6%
Cost of living: 25/100 (F) · 103.4 index
Violent crime: 19/100 (F) · 446 /100k
Where South Miami sits on home value vs crime among peer cities
South Miami's median home value and FBI crime rate plotted with similar-size and
same-state peers (padded with large cities when the peer set is thin). The second
read: pricey does not always mean safer, check which quadrant this city lands in.
Census ACS median home value vs FBI UCR crime rate - South Miami highlighted among 24 peers.Read the chart values
South Miami, FL (this city): home $736,900, crime 2,610/100k
Show Low, AZ : home $275,000, crime 2,998/100k
Arkansas City, KS : home $81,700, crime 2,573/100k
Fenton, MI : home $211,700, crime 2,566/100k
New York, NY : home $751,700, crime 3,039/100k
Los Angeles, CA : home $879,500, crime 2,212/100k
Chicago, IL : home $315,200, crime 4,012/100k
Houston, TX : home $253,400, crime 5,442/100k
Phoenix, AZ : home $381,900, crime 3,125/100k
Philadelphia, PA : home $232,400, crime 5,457/100k
San Antonio, TX : home $219,700, crime 5,218/100k
San Diego, CA : home $848,500, crime 2,082/100k
Dallas, TX : home $295,300, crime 4,010/100k
San Jose, CA : home $1,187,800, crime 3,195/100k
Austin, TX : home $512,700, crime 3,709/100k
Fort Worth, TX : home $277,300, crime 3,158/100k
Columbus, OH : home $234,500, crime 3,088/100k
Indianapolis, IN : home $207,000, crime 4,214/100k
San Francisco, CA : home $1,380,500, crime 4,526/100k
Seattle, WA : home $912,100, crime 5,783/100k
Denver, CO : home $586,700, crime 5,755/100k
Oklahoma City, OK : home $215,100, crime 3,570/100k
El Paso, TX : home $171,700, crime 1,772/100k
Washington, DC : home $724,600, crime 4,514/100k
How does South Miami compare to other US cities?
Where South Miami sits among all US cities (population 1,000+) on each measure, computed live from Census and FBI data.
Household income69% higher than other cities
Home value94% pricier than other cities
Median rent73% pricier than other cities
Safety21% safer than other cities
"Safer than" reflects total crime rate from FBI UCR; the others use Census ACS estimates.
Zoom in to just Florida and the picture shifts: South Miami ranks #89 of 120 Florida cities by lowest crime rate, a different read than the national percentile above.
How we calculate these percentiles & ranks
Each percentile compares South Miami against every qualifying US city; each in-state rank narrows that to Florida only. Full formula and direction notes: methodology.
Florida-relative analysis
Median Gross Rent places South Miami near the bottom of Florida's cities
Among the 930 Florida cities PlainCities tracks with reported median gross rent data, South Miami ranks #1 - the 0th percentile within the state. This is a different, narrower cut than the nationwide percentiles above: it compares South Miami only against its own state's cities, not the full US field.
Median Household Income
#243 of 903
73rd percentile in Florida
Median Gross Rent
#1 of 930
0th percentile in Florida
Median Home Value
#47 of 894
95th percentile in Florida
Poverty Rate
#585 of 930
36th percentile in Florida
Bachelor's Degree or Higher
#89 of 930
90th percentile in Florida
How in-state ranks are ordered
Ranked by raw value (highest first); a higher rank is not automatically "better" for every measure, see each metric's own context above. This is a comparison within Florida only, not a livability score. See the methodology for the source and calculation.
Gauge source note
69th percentile nationally for median household income · 21st percentile for safety (lower crime rate). Source: Census ACS 2023 / FBI UCR 2023.
South Miami's profile vs. every US city
Income, affordability, and safety percentile
South Miami's percentile rank on 3 favorable-direction measures (income, affordability, safety) vs. every tracked US city -- higher on every axis is more favorable. Not a composite quality score, just the arithmetic mean of the axes shown.
How South Miami's home value compares nationally
Median home value vs. every US city (population 1,000+)
$736,9006th percentilemore affordable than 6% of 15,600 US cities
Show national distribution
Each bar is a $25K-wide band; taller bars hold more US cities. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau ACS 5-Year Estimates · 2023
South Miami's home-value-to-income ratio: 8.3×
ACS median home value divided by median household income.
Band
pressured
> 5.0×
National rank
#15,127 of 15,516
More affordable than 3% of tracked cities (pop. 1,000+)
Size class
#3,220 of 3,317
Small cities (10,000–49,999)
At 8.3×, South Miami sits in the pressured band:
national rank #15,127 of 15,516 and #3,220 of 3,317small cities (10,000–49,999).
Housing value is high relative to the citywide income median, a comparison flag, not a verdict on any household.
How this ratio is calculated
Ratio = Census ACS 2023 median home value ÷ median household income for cities with both fields and population ≥ 1,000.
Rank 1 = lowest ratio (most compact). Bands match the fleet affordability thresholds used on guides (<3.0 / 3.0–5.0 / >5.0).
This is not a mortgage payment estimate and does not include rates, taxes, insurance, or down payment.
Income distribution context
$88,313South Miami, FL median household income (Census ACS)
Show U.S. national quintile / Lorenz context South Miami, FL median household income (Census ACS 5-year) with U.S. national quintile shares for context. Diagonal = equality; the curve is national, not computed for South Miami, FL.
Key socioeconomic indicators
Bachelor's degree or higher (adults 25+)55.2%
Census ACS S1501, educational attainment
Poverty rate (households below FPL)5.6%
Census ACS S1701, poverty status
Labor force participation (adults 16+)66.8%
Census ACS S2301, share of working-age residents in the labor force
Population
11,926
Median Income
$88,313
Median Home Value
$736,900
Median Age
39.9
Poverty Rate
5.6%
Labor force participation
66.8%
Bachelor's Degree+
55.2%
Safety & Crime
Total Crime Rate
2610.3
per 100,000 residents
Violent Crime
446.1
per 100,000 residents
Property Crime
2164.2
per 100,000 residents
Crime reporting caveat
Reflects incidents reported to the FBI's Uniform Crime Reporting program — agency participation is voluntary and reporting completeness varies by jurisdiction and year, so this reflects reporting activity, not a definitive danger score. Not adjusted for tourism, commuter, or daytime population.
Schools
Total Schools
5
Public schools in this city
Population Change
PEP vintage
Annual U.S. Census Bureau Population Estimates Program (PEP) estimates, 2020–2025
South Miami's Census PEP population estimates, 2020–2025.Read the chart as text
Period
Population
2020
11,984 residents
2021
11,813 residents
2022
12,021 residents
2023
12,570 residents
2024
13,097 residents
2025
13,660 residents
Housing Supply
BPS source
Census Bureau Building Permits Survey (BPS) - annual residential permits authorized
📈 Building Boom
Total Permits (2024)
332
housing units authorized
Single-Family
16
detached homes
Multifamily
316
apartments & condos
Supply Intensity
27.8
permits per 1,000 residents
5-Year Permit Trend (2019–2024)
Year
Total
Single-Family
Multifamily
Est. Value
2019
30
10
20
$8.7M
2020
29
9
20
$8.2M
2021
32
11
21
$9.5M
2022
187
15
172
$43.3M
2023
265
17
248
$81.0M
2024
332
16
316
$91.9M
Permit volume increased 1007% from 2019 to 2024.
Commute Patterns
Commute source
How workers travel to work, Census ACS 2023
Average Commute Time
25.4 minutes
Drive Alone
62.4%
Carpool
5.1%
Public Transit
6.4%
Walk
3.7%
Work from Home
20.5%
Other
1.9%
Based on 5,964 workers 16 and over.
Monthly Utility Costs
Florida statewide monthly utility average (EIA 2023): $225
EIA 2023 residential energy data puts average monthly utilities across Florida at $225 (electricity about $145 , water and sewer about $55 ).
These are Florida statewide averages, not a meter reading for South Miami. Actual bills vary by home size, usage, and local rates. Source: U.S. Energy Information Administration (EIA) 2023.
Living Costs & Risk
Florida's BEA cost-of-living index is 103.4 (Above Average; US average = 100, RPP 2024). HUD Fair Market Rent for a typical two-bedroom in the county around South Miami is $1,526/mo. FEMA's National Risk Index, averaged to Florida statewide on PlainCities, rates natural-hazard exposure at 75.7 / 100 (High).
Cost/risk geography note
Cost of living is a Florida statewide BEA average; rent is a county-level HUD Fair Market Rent for the county South Miami sits in; the FEMA hazard score shown here is a statewide average of county NRI inputs, not a parcel-level reading.
How South Miami compares to similar-size Florida cities
Same-state peer method
Closest same-state population matches, not geographic neighbors. Population + median household income come from Census Bureau ACS 5-year B01001 and B19013.
Source: U.S. Census Bureau ACS 5-Year 2023, FBI UCR, NCES CCD, Census BPS 2024, Census ACS B08301/B08136, U.S. Energy Information Administration (EIA) 2023, BEA Regional Price Parities 2024, HUD Fair Market Rents 2026, FEMA National Risk Index.