Opening a coffee or beverage franchise in South Florida
Coffee and beverage concepts range from small drive-thru buildings to in-line cafes, so the first question is which format your brand allows.
What a coffee and beverage concept needs from a space
- The formats the brand allows (drive-thru building, walk-up or in-line cafe) and the size range for each in the FDD.
- Drive-thru lane length and queue space, if the format needs it. Busy mornings can fill a lane quickly, so ask how many cars it holds.
- Which side of the road the site is on for your customers' routes, and how easy it is to turn in at busy times.
- Power, water and drainage for espresso equipment and ice, and whether the space already has them.
- Seating and patio space, if the concept serves guests inside.
- Visibility and signage rights from the road.
A planning checklist, not a rule. Your brand's FDD and site criteria come first.
Questions to ask the landlord or listing agent
- Does the center have exclusives on coffee or beverage uses?
- Is a drive-thru allowed at this address, and has the city approved one before?
- What are the CAM, tax and insurance estimates per square foot?
- What condition will the space be delivered in, and is there a tenant improvement allowance?
What retail space costs in South Florida now
| County | Retail vacancy | Average asking rent |
|---|---|---|
| Miami-Dade | 3.1% | $44.34/SF/yr |
| Broward | 4.3% | $27.65/SF/yr |
| Palm Beach | 4.0% | $31.78/SF/yr |
Source: Colliers Q3 2026 county retail reports (Oct 2026). These are county averages across every kind of retail space, so treat them as a benchmark, not the rent for one storefront. More in the Opening Index.
Permits and code
For a nonresidential building under 25,000 SF, the local government must approve or deny within 60 business days of a complete and sufficient application. If it misses the deadline, the permit fee is reduced 10% for each business day late. The 9th Edition (2026) Florida Building Code takes effect on Dec 31, 2026, so ask your building department which edition applies to your application.
Sources: Fla. Stat. §553.792; 2026 Florida Building Code, 9th Edition (ICC); Florida Building Commission. Check your permit clock and code edition →
Where to start on ClearBuild
- Start your Zone ReportName your brand and see where it fits, step by step.
- Browse listingsVerified spaces and spaces posted by realtors, with the brands that fit each.
- Fund your buildSBA lenders matched to your project, with sources.
- Compare contractorsLicense, insurance, build time and references side by side.
New to the terms? See the glossary and the FAQ. ClearBuild gives planning information, not legal advice or a signed bid.