{"schema":"localflare/1","kind":"place","place":{"fips":"1271741","name":"Three Lakes","type":"CDP","county":"Miami-Dade","counties":["Miami-Dade"],"county_fips":"12086","slug":"three-lakes","county_slug":"miami-dade","path":"localflare/miami-dade/three-lakes/","land_sqmi":3.24,"gis_map_url":null,"bbox":[-80.41582,25.62631,-80.38024,25.6573],"point":[-80.39996,25.64274],"rings":[[[-80.41582,25.65636],[-80.3985,25.65686],[-80.3943,25.65603],[-80.39023,25.6571],[-80.38552,25.6573],[-80.38597,25.65349],[-80.38433,25.64893],[-80.3854,25.64351],[-80.38524,25.63333],[-80.38413,25.63085],[-80.38024,25.62741],[-80.41457,25.62631],[-80.41462,25.63984],[-80.41582,25.65636]]]},"built":"2026-10-04","last_updated":"2026-10-04","url":"https://localflare.ai/localflare/miami-dade/three-lakes/","file_url":"https://localflare.ai/data/localflare/places/1271741.json","cards":{"population":{"status":"omitted","reason":"BEBR publishes no population estimate for this place","title":"Population"},"labor":{"status":"omitted","reason":"no LAUS series: FloridaCommerce publishes labor force for counties and cities of 25,000 and more","title":"Labor force"},"spending":{"status":"data","headline":"t12","figures":{"t12":{"label":"BusinessFlare® estimate, last 12 months","value":969.6,"fmt":"money_m","period":"12 months to 2026-03","source":"estimate","note":"Rounded to the nearest hundred thousand dollars; the monthly series is pass data"},"latest":{"label":"Estimate runs to","value":"2026-03","fmt":"month","period":"2026-03","source":"estimate"},"statewide_ape":{"label":"Statewide median error, 2017 to 2022 back-test","value":0.156773,"fmt":"pct1","period":"2017 to 2022","source":"estimate","check":"est:71741:statewide_ape"},"wide_error":{"label":"Wide error flag","value":"yes","fmt":"text","period":"2026-03","source":"estimate"},"R_census_2017":{"label":"Retail trade (NAICS 44-45): Census sales 2017","value":254839000.0,"fmt":"money","period":"2017","source":"econ_census","check":"est:71741:R_census_2017"},"R_census_2022":{"label":"Retail trade (NAICS 44-45): Census sales 2022","value":834780000.0,"fmt":"money","period":"2022","source":"econ_census","check":"est:71741:R_census_2022"},"R_ape":{"label":"Retail trade (NAICS 44-45): 2022 landing error","value":0.5737539903,"fmt":"pct1","period":"2022","source":"estimate","check":"est:71741:R_ape"},"H_census_2017":{"label":"Accommodation and food services (NAICS 72): Census sales 2017","value":null,"fmt":"money","period":"2017","source":"econ_census","check":"est:71741:H_census_2017"},"H_census_2022":{"label":"Accommodation and food services (NAICS 72): Census sales 2022","value":68859000.0,"fmt":"money","period":"2022","source":"econ_census","check":"est:71741:H_census_2022"},"H_ape":{"label":"Accommodation and food services (NAICS 72): 2022 landing error","value":null,"fmt":"pct1","period":"2022","source":"estimate","check":"est:71741:H_ape"}},"series":{},"method":"The estimate anchors on the sales the US Census Bureau published for this place in the 2017 and 2022 Economic Census, for retail trade and for accommodation and food services, and moves them month by month with the county's sales tax returns by kind of business (Florida Department of Revenue Form 10). After the 2022 anchor the place's share of the county moves with the growth of its commercial property on the Department's 2026 tax roll, as submitted by the county property appraiser, by use code: stores, shopping centers, supermarkets and auto dealers for retail; restaurants, bars and hotels for accommodation and food. The three spending groups follow the county's kind code mix within each sector. Every place with both anchors was carried from 2017 to 2022 the same way and the landing on the 2022 Census figure is the published error.","label":"BusinessFlare® estimate from public sources","flags":["wide error: the 2017 carry-forward landed 57% from the 2022 Census figure for Retail trade (NAICS 44-45)","first published in 2022 for Accommodation and food services (NAICS 72): no back-test for this sector"],"wide_error_threshold":0.25,"tables":[{"title":"Economic Census anchors and the back-test","columns":[{"key":"sector","label":"Sector","fmt":"text"},{"key":"census_2017","label":"Census sales 2017","fmt":"money"},{"key":"census_2022","label":"Census sales 2022","fmt":"money"},{"key":"pred","label":"2017 carried to 2022","fmt":"money"},{"key":"ape","label":"Landing error","fmt":"pct1"}],"rows":[["Retail trade (NAICS 44-45)",254839000.0,834780000.0,355821644.0,0.5737539903],["Accommodation and food services (NAICS 72)",null,68859000.0,null,null]],"legend":"","filter":false}],"pass":{"service":"https://streeteconomics.com","page":"https://streeteconomics.com/pass/","line":"Monthly series, visitor, resident and big ticket groups, chart and workbook with the pass","estimate":"miami-dade/three-lakes","insight_page":"spending/county/miami-dade/place/three-lakes","data_path":"pass-data/spending/estimate/miami-dade/three-lakes.json","note":"Monthly estimate, twelve month and annual views, the visitor, resident and big ticket groups, chart and workbook: Street Economics Pass data, served by the account service, never in this file."},"links":[{"label":"How the estimate is made","href":"sources/#estimate"}],"title":"Sales and visitor spending"},"tourist_tax":{"status":"omitted","reason":"the county does not publish tourist tax collections by city","title":"Tourist tax"},"business":{"status":"omitted","reason":"no licensed business, business formation or business patterns data for this place","title":"Business base"},"permits":{"status":"omitted","reason":"the Building Permits Survey covers permit issuing places, not census designated places","title":"Building permits"},"property":{"status":"data","headline":"just_value","figures":{"just_value":{"label":"Total just value","value":4172768060.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"taxable_value":{"label":"Total taxable value (non school)","value":2856971514.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"taxable_value_school":{"label":"Total taxable value (school)","value":3256915195.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"just_value_yoy":{"label":"Just value, change on the prior roll","value":0.0573331204,"fmt":"pct","period":"2025 final roll to 2026 preliminary","source":"nal"},"taxable_value_yoy":{"label":"Taxable value (non school), change on the prior roll","value":0.0676701336,"fmt":"pct","period":"2025 final roll to 2026 preliminary","source":"nal"},"just_value_prior":{"label":"Total just value, prior roll","value":3946502743.0,"fmt":"money","period":"2025 final roll","source":"nal"},"new_construction":{"label":"New construction value","value":2250990.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"parcels":{"label":"Parcels","value":7105,"fmt":"count","period":"2026 preliminary","source":"nal"},"sf_median_jv":{"label":"Median single family just value","value":517331.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"sales_12m":{"label":"Qualified sales, last 12 months","value":184,"fmt":"count","period":"2025-06 to 2026-05","source":"nal"},"sales_12m_median":{"label":"Median qualified sale price","value":525000.0,"fmt":"money","period":"2025-06 to 2026-05","source":"nal"},"jv_residential":{"label":"Just value, residential","value":2380118822.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_commercial":{"label":"Just value, commercial","value":547422506.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_industrial":{"label":"Just value, industrial","value":1008494031.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_agricultural":{"label":"Just value, agricultural","value":41012702.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_vacant":{"label":"Just value, vacant","value":74996349.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_institutional":{"label":"Just value, institutional","value":30665944.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_government":{"label":"Just value, government","value":83286161.0,"fmt":"money","period":"2026 preliminary","source":"nal"},"jv_other":{"label":"Just value, other","value":6771544.0,"fmt":"money","period":"2026 preliminary","source":"nal"}},"series":{},"tables":[{"title":"Just value by use group","columns":[{"key":"group","label":"Use group","fmt":"text"},{"key":"parcels","label":"Parcels","fmt":"count"},{"key":"jv","label":"Just value","fmt":"money"},{"key":"tv","label":"Taxable (non school)","fmt":"money"},{"key":"nconst","label":"New construction","fmt":"money"},{"key":"units","label":"Residential units","fmt":"count"},{"key":"yoy","label":"Just value change","fmt":"pct"}],"rows":[["Residential",4691,2380118822.0,1516531911.0,863943.0,5773,0.0128204989],["Commercial",524,547422506.0,481886712.0,3677.0,null,0.0996308518],["Industrial",1607,1008494031.0,811227547.0,1383370.0,null,0.121426644],["Agricultural",9,41012702.0,2993488.0,0.0,null,0.1971266184],["Vacant",177,74996349.0,39340924.0,0.0,null,0.2468775461],["Institutional",4,30665944.0,2634193.0,0.0,null,0.0877784852],["Government",24,83286161.0,0.0,0.0,null,0.151667098],["Other",69,6771544.0,2356739.0,0.0,null,0.5126438918]],"legend":"Department of Revenue land use codes grouped: residential 001 to 009, commercial 011 to 039, industrial 041 to 049, agricultural 050 to 069, vacant 000, 010, 040 and 070, institutional 071 to 079, government 080 to 089, other 090 to 099. Taxable is the non school taxable value. Just value change compares with the 2025 final roll, summed the same way.","filter":false}],"notes":["Parcels are placed by Census block group through the Census Bureau's block assignment file; a parcel in a block group that straddles the limits is apportioned. Census 2010 block groups; 89% of the county's just value lies in a place. Medians are over the parcels whose block group lies mostly in the place. Qualified sales: the roll's own sale fields, qualification codes 01 and 02, improved, single parcel."],"links":[],"title":"Property roll"},"housing":{"status":"omitted","reason":"the Shimberg Center Clearinghouse publishes no page for this place","title":"Housing"},"fiscal":{"status":"omitted","reason":"no Department of Revenue distributions or EDR financial report for this place","title":"Fiscal"},"deposits":{"status":"omitted","reason":"no FDIC office reports this city as its location","title":"Bank deposits"}},"sources":{"econ_census":{"name":"Economic Census geographic area series, retail trade and accommodation and food services, 2017 and 2022","publisher":"US Census Bureau","url":"https://www2.census.gov/programs-surveys/economic-census/data/","retrieved":"2026-10-01","lag":"","note":""},"form10":{"name":"Florida Department of Revenue, Local Government Tax Distributions by County (Form 4), Tourist Development Tax","publisher":"Florida Department of Revenue","url":"https://floridarevenue.com/dataPortal/Pages/TaxResearch.aspx","retrieved":"2026-09-28","lag":"","note":""},"nal":{"name":"Florida Department of Revenue, NAL tax roll, 2026 preliminary and final as posted","publisher":"Florida Department of Revenue","url":"https://floridarevenue.com/property/Pages/DataPortal_RequestAssessmentRollGISData.aspx","retrieved":"2026-10-04","lag":"","note":""},"estimate":{"name":"BusinessFlare® city-level sales and visitor spending estimate (method and error; the figures are Street Economics Pass data)","publisher":"BusinessFlare®","url":"sources/#estimate","retrieved":"2026-10-04","lag":"","note":""},"nal_prior":{"name":"Florida Department of Revenue, NAL tax roll, 2025 (2025F), from the data portal's public records folders","publisher":"Florida Department of Revenue","url":"https://floridarevenue.com/property/dataportal/Pages/default.aspx?path=/property/dataportal/Documents/PTO%20Data%20Portal/~Public%20Records","retrieved":"2026-10-04","lag":"","note":"Miami-Dade County: 2025F\\NAL_2025_23Dade_F.csv"}}}