Miami-Dade County vs Sarasota County: The Numbers, Side by Side
Deciding between Miami-Dade County and Sarasota County? Skip the anecdotes — here is every measurable difference between the two counties: home values and list prices, property taxes at each side’s verified millage, insurance, rents, growth, investor yield and migration — each figure from the named source that produced it.
The head-to-head table
| Metric | Miami-Dade County | Sarasota County |
|---|---|---|
| Typical home value (Zillow) | $522,601 | $399,487 |
| Median list price | $592,450 | $482,450 |
| 1-yr value change | -1.6% | -5.5% |
| 5-yr value change | 6.9% | 2.9% |
| Median days on market | 86 days | 86 days |
| Active listings | 17,024 | 4,677 |
| Listings with a price cut | 12.2% | 18.2% |
| Typical millage (property tax) | 17.59 mills | 13.48 mills |
| Avg Citizens insurance | $1,891/yr | $2,126/yr |
| Typical rent (ZORI) | $2,886/mo | $2,185/mo |
| Modeled monthly cost to own | $3,099/mo | $2,437/mo |
| Gross cap rate | 6.6% | 6.6% |
| Net migration (people/yr) | -40258 | +4764 |
| Residential permits (2025) | 16,535 | 6,627 |
Bold marks the side a cost-or-yield metric favors. Values from Zillow research series, Realtor.com Economic Research, verified county millage, Citizens Property Insurance filings, Zillow Observed Rent Index, IRS SOI migration and Census permits; all change over time.
What the table actually says
On price, Sarasota County is the cheaper market — typical values run about $123,114 lower than Miami-Dade County.
On carrying costs, Sarasota County has the lower typical millage and Miami-Dade County the lower average Citizens premium; the own-versus-rent gap is narrower in Miami-Dade County.
On momentum, Miami-Dade County shows the stronger 1-year value change (-1.6% vs -5.5%); five-year growth favors Miami-Dade County.
For rental investors, Miami-Dade County carries the higher gross cap rate (6.6% vs 6.6%).
On demand, IRS migration data shows Sarasota County gaining more net residents per year (4,764 vs -40,258).
The costs people forget to compare
Two Florida specifics matter more than the sticker gap. First, property tax RESETS to your purchase price when you buy — compare the two markets at YOUR price with the property tax calculator, not at the sellers’ current bills. Second, insurance varies more by home age, construction and distance-to-coast than by county average — quote the specific home. The buyer closing costs calculator builds both into a real cash-to-close for either market.
Dig deeper on Miami-Dade County
Run the numbers in Miami-Dade County
- Find the best agent in Miami-Dade County
- Get a cash offer in Miami-Dade County
- Miami-Dade County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Dig deeper on Sarasota County
Run the numbers in Sarasota County
- Find the best agent in Sarasota County
- Get a cash offer in Sarasota County
- Sarasota County housing scorecard
- What would selling net you
- Buyer closing costs calculator
Common questions
Is Miami-Dade County or Sarasota County cheaper to buy a home?
Which has lower property taxes, Miami-Dade County or Sarasota County?
Which is better for rental investors?
A factual comparison of market data only, from the sources named above as of 2026-06-16; figures change over time and are deemed reliable but not guaranteed. It describes markets, not people, and is not advice about where anyone should live. Equal Housing Opportunity.