Even on the area’s higher pay, Pinecrest costs more to live in than 98% of U.S. towns
It ranks #568 of 637 in Florida for affordability. Up 7.1% in a year, 6 times the Florida typical home.
Census 2020–24 home values, rents, tax bills and cost burden, measured against the median household income of the Miami-Fort Lauderdale-West Palm Beach, FL metro area ($77K). How TownRatings grades cost of living
The grade measures what housing costs against what households in the area earn. Pinecrest’s area earns well above the typical U.S. town ($77K against $74K), but homes, rent and taxes here run higher still. Owners keep up better than renters: 27% of owners pay 30% or more of income for housing (typical U.S. town: 20%), against 60% of renters.
In dollars
- $2.2Mtypical home, 497% above the Florida typical homeZillow, September 2026
- $2,810a month for a two-bedroom, utilities includedHUD Fair Market Rent, 2026
- 114prices across the Miami metro, where the U.S. is 100 (housing 156)BEA Regional Price Parities, 2024
In paychecks the grade
- 18.4 yrsof area income buys the typical home; the typical U.S. town: 3.3$77K, Miami-area income
- 31%of area income goes to the median rent; the typical U.S. town: 18%Census 2020–24
- 60%of renters pay 30%+ of income for housing; across Florida: 60%Census 2020–24
- 27%of owners do; the typical U.S. town: 20%Census 2020–24
The short version on homes in Pinecrest
Values rose faster than Florida’s over five years
The typical Pinecrest home is up 69% in five years, against 19% across Florida. Since October 2016 it has more than doubled, from $969K to $2.24M. Price trend ↓
Renting costs far less than owning
A two-bedroom rents for about $2,810 a month. Owning the typical Pinecrest home, with 20% down at the calculator’s rate, runs about $13,160 with tax and insurance: 5 times as much. Can I afford it? ↓
Still rising while Florida slips
Over the past year the typical Pinecrest home gained 7.1%, while the Florida typical home lost 0.9%. Price trend ↓
Very little new building
Pinecrest permitted 412 new homes over the past 10 years, about 2.2 a year per 1,000 residents. Across Florida, the pace in 2025 was 8.3. In 2025, Pinecrest permitted 34. New homes ↓
Written from the data on this page. Home values are the Zillow Home Value Index, through September 2026; sales and supply are Redfin’s for September 2026; permits are Census figures through 2025; incomes, rents paid, taxes and ownership come from the Census American Community Survey.
What’s behind Pinecrest’s grade
Measured against what households in the area earn, Pinecrest is more affordable than 2% of U.S. towns, #568 of 637 in Florida. Home prices pull the grade down most; the share of households paying 30%+ for housing holds it up.
Values have outpaced Florida: the typical Pinecrest home is up 69.3% in five years, against 18.6% statewide (Zillow).
Up 69.3% in five years
Faster than Florida (18.6%).
Show as a table
| January | Pinecrest | Florida |
|---|---|---|
| 2017 | $965,000 | $209,000 |
| 2018 | $983,000 | $226,000 |
| 2019 | $1,004,000 | $241,000 |
| 2020 | $1,003,000 | $252,000 |
| 2021 | $1,094,000 | $276,000 |
| 2022 | $1,450,000 | $339,000 |
| 2023 | $1,880,000 | $392,000 |
| 2024 | $2,004,000 | $402,000 |
| 2025 | $2,151,000 | $396,000 |
| 2026 | $2,122,000 | $377,000 |
| September 2026 | $2,240,000 | $375,000 |
A typical Pinecrest home worth $969K in October 2016 is worth about $2.24M today.
Zillow Home Value Index: the typical value of all homes (middle third), smoothed and seasonally adjusted, through September 2026.
A buyer's market
More homes are for sale than are selling — about 6 months of supply. Buyers have room to negotiate.
Under ~4 months of supply favors sellers; over ~6 favors buyers.
Redfin Data Center, all residential sales, September 2026.
A typical home costs 18.4 years of area income
The calculator starts from the area income the grade uses. Switch to Pinecrest’s own median, or type yours.
That’s $1.93M short of a typical Pinecrest home.
A two-bedroom rents for about $2,810 a month here, $10,350 less than owning.
An estimate, not a loan offer: payments of up to 28% of income, a 30-year fixed loan, the Florida typical property tax (0.76% of value a year, from the Census) and insurance of about 0.35%. Mortgage insurance, HOA fees and other debts aren’t included.
A two-bedroom rents for about $2,810
Renters already here pay a median of $1,946, so moving in tends to cost more than staying put.
Fair Market Rent a month, utilities included
U.S. Department of Housing and Urban Development, Fair Market Rents by ZIP code (Miami-Miami Beach-Kendall, FL HUD Metro FMR Area): the 40th-percentile rent plus utilities for a standard unit. Median rent and renters: U.S. Census Bureau, American Community Survey.
34 new homes permitted in 2025
Builders were permitted 34 new homes in Pinecrest in 2025, all single-family houses, worth about $66.7 million to build. That's 1.8 per 1,000 residents, slower than across Florida (8.3). Over the past 10 years, Pinecrest has permitted 412 homes in all.
Between the 2010 and 2020 censuses, Pinecrest gained 165 residents while 299 new homes were permitted: about 0.6 new residents per new home. Building outpaced population growth, which usually means smaller households or homes used part of the year. Across Florida: 2.8 new residents per new home.
Every year as a table
| Year | New homes | Single-family | 2+ per building | Value |
|---|---|---|---|---|
| 2026 (Jan–Aug) | 36 | 36 | 0 | $81.1 million |
| 2025 | 34 | 34 | 0 | $66.7 million |
| 2024 | 32 | 32 | 0 | $62.7 million |
| 2023 | 42 | 42 | 0 | $62.2 million |
| 2022 | 71 | 71 | 0 | $93.9 million |
| 2021 | 51 | 51 | 0 | $48.6 million |
| 2020 | 27 | 27 | 0 | $29.8 million |
| 2019 | 40 | 40 | 0 | $47.5 million |
| 2018 | 39 | 39 | 0 | $44.5 million |
| 2017 | 27 | 27 | 0 | $27.3 million |
| 2016 | 49 | 49 | 0 | $51 million |
| 2015 | 30 | 30 | 0 | $30.9 million |
| 2014 | 39 | 39 | 0 | $40.3 million |
| 2013 | 27 | 27 | 0 | $29 million |
| 2012 | 19 | 19 | 0 | $15.4 million |
| 2011 | 15 | 15 | 0 | $13.6 million |
| 2010 | 14 | 14 | 0 | $10.6 million |
| 2009 | 12 | 10 | 2 | $8.8 million |
| 2008 | 15 | 15 | 0 | $10.9 million |
| 2007 | 30 | 30 | 0 | $25.2 million |
| 2006 | 61 | 61 | 0 | $47 million |
| 2005 | 50 | 50 | 0 | $34.6 million |
| 2004 | 52 | 52 | 0 | $36.6 million |
| 2003 | 52 | 52 | 0 | $37.1 million |
| 2002 | 111 | 43 | 68 | $35.4 million |
| 2001 | 51 | 51 | 0 | $30.6 million |
| 2000 | 55 | 55 | 0 | $26.6 million |
Homes authorized by building permits, counted in the year the permit was issued. U.S. Census Bureau, Building Permits Survey.
High tax bills, but a low tax rate
The median bill is $10,000+ (Florida: $2,730), because homes cost more. As a share of value it’s 0.71%+ a year, against 0.76% statewide.
Census American Community Survey 2020–24: the median real-estate tax bill homeowners report, and that bill ÷ the median home value. Bills include town, school and county taxes. The Census reports bills over $10,000 only as “$10,000+”.
The rest of a budget near Pinecrest
Only figures published free for the whole country, each labeled with the area it covers: the Miami-Fort Lauderdale-West Palm Beach, FL metro area, or Florida. Groceries follow the goods price level; nobody publishes them town by town.
| Cost | Here | Compared with | Area | Source |
|---|---|---|---|---|
| Prices overall U.S. = 100 | 114 | FL 103 | metro | BEA, 2024 |
| Goods (groceries, clothing, cars…) U.S. = 100 | 104 | FL 98 | metro | BEA, 2024 |
| Utilities U.S. = 100 | 97 | FL 90 | metro | BEA, 2024 |
| Other services U.S. = 100 | 109 | FL 101 | metro | BEA, 2024 |
Price levels: U.S. Bureau of Economic Analysis, Regional Price Parities 2024 (metro area and state). Electricity: U.S. Energy Information Administration, Electric Power Monthly, table 5.6.A.
Pinecrest vs. its neighbors
Of the 3 towns here with a Zillow value, Pinecrest has the 3rd-lowest. South Miami and Kendall and Glenvar Heights have no Zillow value, so they are in the table only.
Cost next door · one source per column
| Town | Cost | Typical home Zillow, September 2026 | Median value Census 2020–24 | Tax rate bill ÷ value | 2-bed rent HUD 2026 |
|---|---|---|---|---|---|
| Pinecrest | D− | $2.2M | $1.4M | 0.71%+ | $2,810 |
| Coral Gables | D− | $1.6M | $1.1M | 0.84% | $3,070 |
| Kendall | D− | — | $568K | 0.74% | $2,670 |
| Glenvar Heights | D− | — | $545K | 0.80% | $2,870 |
| South Miami | D− | — | $829K | 0.63% | $2,890 |
| Palmetto Bay | D− | $1.1M | $880K | 0.77% | $2,690 |
“+”: the Census reports the tax bill only as $10,000 or more, so the rate is at least that. “—” under Zillow: Zillow publishes no value for that town, so it’s left blank rather than mixed with Census figures.
Questions about the cost of living in Pinecrest
Is Pinecrest expensive to live in?
Measured against what households in the area earn, Pinecrest costs more than 98% of U.S. towns: a D− for cost of living, #568 of 637 in Florida. The typical home costs 18.4 years of the median household income of the Miami-Fort Lauderdale-West Palm Beach, FL metro area ($77K).
How much does a house cost in Pinecrest?
About $2.2M, Zillow’s typical value for September 2026, up 7.1% in a year. The Florida typical home is $375K.
What salary do you need to live in Pinecrest?
To buy the typical home with 20% down at 6.3%, about $564,000 a year, keeping the payment (about $13,160 a month with tax and insurance) at 28% of income. To rent a two-bedroom at 30% of income, about $112,000.
How much is rent in Pinecrest?
HUD puts a two-bedroom at about $2,810 a month with utilities, the going rate for someone moving in. Renters already here pay a median of $1,946 (Census 2020–24).
What are property taxes in Pinecrest?
The median bill is $10,000+ a year, 0.71% of the median home value (Florida: $2,730, 0.76%), from the Census 2020–24.
Are home prices in Pinecrest going up?
Yes: up 7.1% in the past year and 69.3% in five years, against 18.6% across Florida (Zillow).
Neighbors talk housing
What Pinecrest buyers, sellers and renters are saying.
Home values: Zillow Home Value Index (ZHVI), Zillow Research, September 2026. Sales, days on market and supply: Redfin Data Center, September 2026. Income, ownership, taxes and rent: U.S. Census Bureau, American Community Survey. New homes: U.S. Census Bureau, Building Permits Survey. Fair Market Rents: U.S. Department of Housing and Urban Development. The calculator is an estimate, not a loan offer. Regional price levels: BEA; electricity: EIA. How TownRatings grades cost of living.