Answers / The neighborhood
What do T3-R, T3-L and T3-O zoning allow?
Direct answer
In the City of Miami's Miami 21 code, all three T3 zones allow a single-family house. T3-L and T3-O also allow an ancillary dwelling unit; only T3-O allows a two-family house (duplex). Of 228 mapped Shenandoah sales in the 24 months to September 28, 2026, 175 sit in T3-R, 43 in T3-O and none in T3-L.
Miami 21 Zoning Code, Article 4 and Article 5 (City of Miami, amended through April 23, 2026); City of Miami zoning map layer; Miami MLS closed sales inside Shenandoah's civic boundary, each address mapped with the U.S. Census geocoder. Checked October 29, 2026. The City's zoning map confirms the zone for one lot. Method
What are the numbers behind it?
| Miami 21 rule | T3-R | T3-L | T3-O |
|---|---|---|---|
| Single-family house | Allowed | Allowed | Allowed |
| Ancillary dwelling unit | Not allowed | Allowed | Allowed |
| Two-family house (duplex) | Not allowed | Not allowed | Allowed |
| Density (units per acre) | 9 | 9 | 18 |
| Minimum lot | 5,000 ft², 50 ft wide | 5,000 ft², 50 ft wide | 5,000 ft², 50 ft wide |
| Lot coverage, first floor | 50% | 50% | 50% |
| Height, main house | 2 stories | 2 stories | 2 stories |
| Shenandoah sales, 24 months | 175 | 0 | 43 |
Source: SEFMLS / MIAMI REALTORS®, September 27, 2022 through September 28, 2026. Data is deemed reliable but is not guaranteed accurate by the MLS and may not reflect all real estate activity in the market. Totals and medians only, no client names or addresses. Properties counted were listed or sold by various MLS participants, not necessarily by Gatien Salaun or Coldwell Banker Realty.
In more detail
Do T3-O homes sell differently?
In this window, Shenandoah's T3-O sales had a median $1,000,000 and $551 per square foot; T3-R sales had $915,000 and $555. New construction clusters in T3-O: 18 of its 43 sales were built in 2015 or later, against 18 of 175 in T3-R.
How tall can a T3 house be?
Under Miami 21 §5.3.2, a flat roof is limited to 2 stories and 25 feet; a pitched roof to 25 feet at the eave and no more than 10 feet above the second story. See guest houses and ADUs.
How was this counted?
Counted from the same MLS data as every figure on this site, for the stated window and boundary. Medians are withheld below 5 closings.
Canonical facts: Boundary