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<\/span>For Sale<\/span>New<\/span><\/div>
South of Fifth<\/h3>\n\n\n\n
The southern tip of the island, known as SoFi, is quieter and more residential than the rest of South Beach, with South Pointe Park, the pier and some of the city\u2019s best restaurants.<\/p>\n\n\n\n
Mid-Beach: grand and green<\/h2>\n\n\n\n
Mid-Beach stretches from about 23rd Street to 63rd Street. Its spine is Collins Avenue\u2019s line of grand hotels and oceanfront condos, and behind them Indian Creek, Pine Tree Drive and North Bay Road hold some of the most valuable waterfront homes in Florida.<\/p>\n\n\n\n
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- Housing:<\/strong> oceanfront condos, historic hotels converted into residences and large single-family estates on the bay and Indian Creek.<\/li>\n\n\n
- Prices:<\/strong> oceanfront condos from about $600,000; bayfront estates regularly exceed $15 million.<\/li>\n\n\n
- Best for:<\/strong> families and buyers who want space, gardens and water access while staying close to South Beach.<\/li>\n<\/ul>\n\n\n\n
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Mid-Beach is where people move when they love Miami Beach but want a slightly slower pace \u2014 the boardwalk instead of Ocean Drive, a dock instead of a parking spot.<\/p>\nMarcus Ellison, Luxury Waterfront Specialist<\/cite><\/blockquote>\n\n\n\n
North Beach: relaxed and evolving<\/h2>\n\n\n\n
North Beach runs from 63rd Street to the city line at 87th Terrace. It is the most affordable and most laid-back part of Miami Beach, with oceanside parks, the North Beach Bandshell, Normandy Isles and a growing number of new boutique buildings.<\/p>\n\n\n\n
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- Housing:<\/strong> mid-century MiMo apartment buildings, small condos, waterfront ranch homes on the islands and new boutique oceanfront projects.<\/li>\n\n\n
- Prices:<\/strong> one-bedroom condos from about $280,000; waterfront homes on Normandy Isles from $1.5 million.<\/li>\n\n\n
- Best for:<\/strong> first-time buyers, families and anyone looking for value near the ocean.<\/li>\n<\/ul>\n\n\n\n
Practical things to know<\/h2>\n\n\n\n
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- Parking<\/strong> is expensive and scarce in South Beach. Check whether your building includes a space.<\/li>\n\n\n
- Flood insurance<\/strong> is required for many properties. The city has invested heavily in raised roads and pumps, but ask about the building\u2019s history.<\/li>\n\n\n
- Short-term rentals<\/strong> are heavily restricted in most residential zones. If you plan to rent your home, check the rules first.<\/li>\n<\/ul>\n\n\n\n
Renting before you buy<\/h2>\n\n\n\n
If you are new to Miami Beach, consider renting for a season in the neighborhood you are leaning toward. Furnished six- and twelve-month leases are widely available, especially from May to November, and they let you test the commute, the noise level and the building before you commit.<\/p>\n\n\n\n
Pay attention to the details that are hard to judge on a short visit: how busy the street is on a Friday night, how long the elevator wait is in the morning, where you will park guests and how the area handles a heavy afternoon storm. A season of living like a local will tell you far more than any listing description.<\/p>\n\n\n\n
How to choose<\/h2>\n\n\n\n
Make a list of what matters most \u2014 walkability, nightlife, schools, water access or budget \u2014 and spend a day in each neighborhood. Walk the beach in the morning, have dinner nearby and drive the route to work at rush hour. The right choice usually becomes clear very quickly.<\/p>\n\n\n\n
Browse homes in South Beach<\/a>, Mid-Beach<\/a> and North Beach<\/a>, or compare prices across all three on our market page<\/a>. A few current listings on the island:<\/p>\n\n\n
- Flood insurance<\/strong> is required for many properties. The city has invested heavily in raised roads and pumps, but ask about the building\u2019s history.<\/li>\n\n\n
- Prices:<\/strong> one-bedroom condos from about $280,000; waterfront homes on Normandy Isles from $1.5 million.<\/li>\n\n\n
- Prices:<\/strong> oceanfront condos from about $600,000; bayfront estates regularly exceed $15 million.<\/li>\n\n\n