I've been looking at the census figures and the beach has lost about 10,000 people since 1980, which is counterintuitive given all the new construction since that time. I mean the Miami Beach of 1980 and the Miami Beach of 2005 is like night and day.
I'm guessing since all the old retirees who died out were permanent residents counted in the census, many of the new residents replacing them are transient and use their housing maybe only a couple months out of the year for vacation and aren't counted in the census figures.
Also, I'm guessing a lot of the sub-standard housing efficiencies (<600 sq. ft apartments) have been gutted and combined to make larger apartments and condos but that creates fewer units.
Anyone have other ideas?
I'm guessing since all the old retirees who died out were permanent residents counted in the census, many of the new residents replacing them are transient and use their housing maybe only a couple months out of the year for vacation and aren't counted in the census figures.
Also, I'm guessing a lot of the sub-standard housing efficiencies (<600 sq. ft apartments) have been gutted and combined to make larger apartments and condos but that creates fewer units.
Anyone have other ideas?