How to Lease Warehouse Space in Miami — A Complete Tenant’s Guide (2025)

Written By Nicolas Vargas

Leasing a warehouse in Miami is competitive—and choosing wrong can add 6–12%+ to your operating costs and slow your logistics. This guide gives you a clear, actionable playbook to get the right space, at the right price, on the right terms.

Short answer: work the process, know the submarkets, negotiate like an owner—and bring in a tenant rep who lives this market every day.

Need space now? → Request Tenant Representation

Quick Checklist — What You Need Before You Tour

Operations

  • Required SF (min/ideal/max), ceiling/clear height, # dock-high / grade-level doors, trailer court depth

  • Power (amps/3-phase), sprinklers (ESFR?), floor load, HVAC (if any)

  • SKU profile & racking plan (pallet positions)

  • Inbound/outbound volume; peak seasonality

Location

  • Distance to MIA cargo, PortMiami, major arteries (SR-826, SR-836, I-95)

  • Labor access / driver routes; delivery SLA

Lease & Costs

  • Target term (36–84 months), move-in date, capex (racking, offices, sprinklers), TI needs

  • Monthly budget targets: base rent + NNN + utilities + insurance

Compliance

  • Zoning/Use, hazmat/food permits if needed, parking ratios, truck queueing

Not sure what you actually need? → Schedule a 15-minute scoping call

Miami’s Core Warehouse Submarkets (Where to Look First)

Doral — Miami’s logistics hub next to MIA. Class-A docks, best for air freight & 3PLs.

→ Doral Industrial

Medley — Heavy distribution & bulk warehouses, strong trailer parking & access to 826/836.

→ Medley Industrial

Hialeah — Infill / last-mile king. Tight vacancy, strong small-bay inventory, fast routes to core.

→ Hialeah Industrial

Airport West — Freight forwarders & import/export; excellent MIA cargo connectivity.

→ Airport West Industrial

(Bonus: Allapattah for close-in infill; North Miami for value plays with longer hauls.)

What It Really Costs (and How to Model It)

Base Rent (NNN): Class-A prime submarkets often transact in the high-teens to ~$20/SF NNN range.

NNN/OpEx: Insurance, taxes, CAM — budget +$3–$6/SF (varies by park & county assessments).

Utilities: Power for lifts/compressors/HVAC; ask for 12 months of historical.

Buildout/TI: Offices, restrooms, demising, racking, ESFR upgrades; negotiate TI allowance or free rent.

Move-in CapEx: Racking, forklifts, IT, security, dock equipment, signage.

Pro tip: Forecast Total Cost of Occupancy (TCO) = Base + NNN + Utilities + Insurance + Amortized CapEx. Compare options on TCO per pallet position or per order to see the real winner.

Touring & Technical Diligence (Don’t Skip This)

  • Truck courts & circulation: 120–135’ depth for efficient staging; confirm turning radii.

  • Slab & racking: Verify slab thickness / psi, joints, and seismic/rack anchoring allowances.

  • Sprinklers: ESFR? Verify commodity class compatibility.

  • Power & air: Confirm panel capacity, available 3-phase, air lines possible.

  • Loading: Count dock-high vs grade-level doors, door width/height, pit levelers, seals.

  • Parking: Car & trailer counts; shared vs dedicated.

  • Water intrusion & roof: Walk corners, dock aprons, roof drains; request roof age/warranty.

  • Zoning/Use: Confirm with landlord and the city (don’t rely on hearsay).

  • Timing: Ask about vacate date, make-ready scope, and permits timeline.

CTA: Want our 30-point warehouse tour checklist PDF? → Send me the checklist

Negotiation Strategy — Win More Than Just the Rate

1) Term & Flex:

  • 3–5 years typical; secure early termination option or contraction right if growth is uncertain.

  • Add expansion option / ROFO on adjacent units.

2) Economics Beyond Base Rent:

  • Free rent (1–3 months depending on TI & term)

  • Tenant Improvement (TI) allowance (office build, dock gear, lighting upgrades)

  • Annual bumps: push for fixed 3% or CPI-capped, not “owner’s discretion”

  • Cap OpEx pass-throughs where possible

3) Operating Realities:

  • Hours of operation, truck queueing permissions, overnight parking

  • Signage & branding rights

  • Sublease & assignment flexibility (protects you in market shifts)

4) Risk & Protections:

  • SNDA / Estoppel for lender issues

  • Force majeure language tuned to supply chain disruptions

  • Landlord work letter: specific scope, delivery condition, timelines, remedies

We negotiate these every day. → Get VIVA on your side

Timing — A Realistic Lease Timeline (6–12 Weeks)

  • Week 1–2: Requirement scoping, market search, first tours

  • Week 3: Shortlist & RFPs (request for proposals)

  • Week 4–5: Best-and-final, LOI negotiation

  • Week 6–7: Lease drafting & legal; order COI; finalize work letter

  • Week 8–12: Permits, TI, move prep, IT/security install

Tip: In Doral/Medley, good spaces move fast. Start 60–120 days before your target move-in.

Common Mistakes (and How to Avoid Them)

  • Chasing the lowest rent and ignoring NNN → higher total cost.

  • Underestimating power or sprinkler requirements → costly upgrades/delays.

  • No expansion/termination flexibility → paying for space that no longer fits.

  • Assuming “available now” means ready — verify make-ready condition & permit timing.

  • Going it alone with the landlord’s agent → remember, that broker represents the owner.

Tenant-first brokerage, zero conflict. → Talk to VIVA Tenant Rep

Miami Submarket Fit — Match Your Use Case

  • Air freight / perishables: Doral, Airport West (time-critical, dock-heavy, cold storage access)

  • Bulk distribution: Medley (trailer parking, 826/836 access)

  • Last-mile / e-com: Hialeah, Allapattah (dense routes, infill)

  • Value play / expansion: North Miami / westward fringes (more sf per $ but longer hauls)

Link your research to our deep dives:

Sample LOI Framework (Copy This)

  • Premises: ~XX,000 SF at [property], [address]

  • Term: 60 months; Commencement: earlier of delivery or substantial completion of TI

  • Rate: $XX.XX/SF NNN; Bumps: 3% annual

  • Concessions: 2 months free rent; TI allowance: $X.XX/SF (office + electrical)

  • Options: 1× 5-year renewal at FMV; ROFO on adjacent unit

  • Ops: 24/7 use, overnight trailer parking ok, exterior signage rights

  • Protections: Cap on controllable CAM, SNDA, sublease/assignment rights

  • Landlord Work: New LED lighting, paint/patch, levelers/seals at docks 1–4

Want us to draft your LOI for free? → Request LOI help

FAQ — Tenant Questions We Hear Every Week

What’s a “good” warehouse rent in Doral/Medley?

Depends on spec & timing, but Class-A often transacts in the high-teens to ~$20/SF NNN.

How much time do I need before move-in?

Plan 60–120 days for search + negotiation + TI + permits.

Can I get free rent?

Yes—especially with longer terms or significant TI. Structure matters.

Who pays the broker?

In most cases, landlord pays commissions. Bringing a tenant rep typically costs you nothing—and saves real money in terms & pitfalls.

Why Tenants Choose VIVA (And Why It Pays Off)

  • Warehouse specialists across Doral, Medley, Hialeah, Airport West

  • Daily deal flow → off-market & coming-soon intel

  • Owner-level negotiation (TI, free rent, CAM caps, options)

  • No conflicts — we represent you, not the landlord

Next Steps

  1. Send us your requirements (SF, doors, power, timeline).

  2. We’ll deliver a curated shortlist within 48 hours.

  3. Tour 3–5 best fits, then we negotiate like owners.

Ready to lock down the right warehouse? → Request Tenant Representation

Nicolas Vargas
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Miami Warehouse Market 2025 – Trends in Leasing & Investment