A new study from the University of Miami has revealed that dozens of high-rise buildings along Miami’s coastline are sinking into the ground at measurable rates, raising questions about the long-term implications of development on South Florida’s barrier islands. Researchers documented vertical displacement in 35 buildings between 2016 and 2023, with subsidence ranging from 2 to 8 centimeters. The findings focus on structures in Sunny Isles Beach, Miami Beach, Surfside, and Bal Harbour, with the heaviest impacts observed in Sunny Isles, where nearly 70% of coastal buildings showed some degree of settling.
Subsidence, or the gradual sinking of land, is not uncommon in areas with porous limestone foundations like South Florida. However, the study highlights that construction activity, particularly near existing buildings, may accelerate the process. Vibrations from heavy equipment, groundwater pumping during foundation work, and even tidal flows were identified as contributing factors. The Ritz-Carlton Residences and Trump Tower III in Sunny Isles were among the newer buildings showing significant movement. At the same time, older structures like the Millennium Condominium experienced sudden increases in subsidence during nearby construction.
The implications of this study are significant for Miami’s booming real estate market. While the researchers did not identify immediate structural threats, uneven subsidence—or differential settlement—can lead to structural stress over time. Florida’s updated building codes, introduced after the 2021 Surfside condominium collapse, require routine inspections. Still, the question remains whether current measures are enough to address the unique challenges posed by rapid development in vulnerable areas.
As a longtime resident of Palm Beach County and a licensed real estate professional, I see these findings as a wake-up call for builders, developers, and policymakers alike. South Florida’s appeal lies in its combination of luxury, tax benefits, and oceanfront living, but those features rely on stable, sustainable infrastructure. The study underscores the need for more rigorous oversight of construction practices and innovative approaches to managing the region’s natural challenges. It’s not just about building taller—it’s about building smarter.
This research highlights the importance of due diligence for property owners and potential buyers. Prospective investors in Miami’s luxury market should work closely with real estate and engineering professionals to understand the risks associated with coastal properties. In my experience, the demand for these properties remains strong, but transparency and proactive management will be essential for maintaining buyer confidence.
The findings also point to broader concerns for South Florida’s development. With urban density increasing and available land dwindling, the pressure to build higher and faster often overlooks the region’s geological realities. The study’s authors emphasize the role of construction-related vibrations and water management in accelerating subsidence, suggesting that better coordination between developers and local authorities could mitigate some of these issues.
The study is not a condemnation of Miami’s development but a call for action. The success of Florida’s real estate market depends on adapting to its unique environment, and these findings provide valuable data for doing so. With the right policies, technology, and commitment to responsible growth, Miami’s skyline can continue to thrive—on a foundation as strong as its reputation.
**Complete published study can be read here. Beaches MLS information source 12/17/24. Lisa Gaal is a licensed real estate advisor with Dale Sorensen Real Estate.
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