Miami, FL

Of the five zip codes tracked here, every one scores in the extreme band for both flood and hurricane exposure—flood at the 98th national percentile, hurricane at the 99th. There is no gradient in that data. It is a ceiling. Hurricane Irma in 2017 removed any remaining assumption that Brickell's premium construction changes the math: surge, wind damage, and multi-day outages distributed across the metro without respect for price point. Then came the 2023 king tide flooding season—repeated nuisance events in Little Havana and Edgewater that reinforced what elevation certificates had already been showing parcel by parcel. What we noticed: the real cost gap in Miami is not between neighborhoods. It is between buyers who budget $4,200 to $9,800 annually in combined coverage—windstorm deductibles included—and those who underestimate that line item by half. Coconut Grove's older housing stock and canopy add maintenance friction that list prices rarely reflect. Brickell condos and single-family homes can diverge sharply after reserve reviews. Flood insurance here is not a formality. It is a structural carrying cost—priced into every honest underwriting model for a market sitting at the 98th percentile nationally. Heat at the 89th national percentile adds a third compounding pressure: cooling loads, grid demand, and long-run livability assumptions all shift. Miami rewards buyers who enter with a full risk budget—elevation certificate reviewed, windstorm deductible modeled, and no assumption that waterfront premium pricing hedges exposure. The premium and the exposure are the same thing.

— Open Data Collective