Data as of Q3 2026 · Colliers county reportsNext refresh: Jan 2027New FL Building Code: Dec 31, 2026
ClearBuild
Quarterly · Fall 2026 edition

South Florida Franchise Opening Index

What it costs, how long it takes, and what's changing for franchise openings in Miami-Dade, Broward and Palm Beach. Short answers first, sources on every line.

Data as of
Q3 2026
Last verified
Oct 13, 2026
Next edition
Jan 2027

How long can a commercial permit take in South Florida in 2026?

For a nonresidential building under 25,000 SF, Florida law gives the local government 60 business days from a complete application to approve or deny. If it misses that deadline, the permit fee is reduced 10% for each business day late. ClearBuild's permit model puts typical tenant-improvement reviews at roughly 3 to 12 weeks depending on the city (field estimates, not guarantees).

Source: Fla. Stat. §553.792 · ClearBuild permit model (ClearBuild South Florida field research)

Which building code applies to a 2027 franchise opening in Florida?

The 9th Edition (2026) Florida Building Code takes effect statewide on Dec 31, 2026. Projects reviewed after that date should plan for updated wind-load provisions, a tighter energy code and possible product-approval revalidation. Confirm which edition applies to your application with your building department.

Source: 2026 Florida Building Code, 9th Edition (ICC); Florida Building Commission

Are construction costs still rising?

Yes. Nonresidential construction input prices were up 11.2% year over year in Sep 2026. Monthly drivers: crude petroleum +28.3%, unprocessed energy materials +22.2%, and natural gas +5.1%. Higher fuel costs from the Iran conflict drove much of the rise, and prices for tariffed metals such as iron and copper kept rising rapidly. ABC's Anirban Basu notes this is the largest year-over-year increase in nearly four years. At that pace, materials bought one quarter later would cost about 2.7% more (projection).

Source: ABC analysis of BLS Producer Price Index data (published Oct 15, 2026)

What does retail space cost in South Florida right now?

Average asking rents in Q3 2026 were $44.34/SF/yr in Miami-Dade, $27.65/SF/yr in Broward, $31.78/SF/yr in Palm Beach. Vacancy was 3.1% in Miami-Dade, 4.3% in Broward, 4.0% in Palm Beach. Colliers reports Miami-Dade net absorption of -94,043 SF in Q3 2026 with leasing slower than in Q2, so tenants are more selective even with rents at a record. Broward (4.3% vacancy) and Palm Beach stayed slightly positive. See the Growth Map for zone-level detail.

Source: Colliers Q3 2026 county retail reports (Oct 2026)
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ABOUT THE BUILDER

Meet Rohane Davidson

Rohane Davidson built ClearBuild and maintains it. He has more than 20 years in business development and construction, with project experience that includes New Balance, Panther Coffee and Wendy's. He built ClearBuild to put where to open, what it costs, how long permits take and how to fund it in one place, each answer with its source and date.

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