Pre-Construction Miami Beach · Miami-Dade
Ocean Terrace Residences
Condominium · From ~$6.3M
Waterfront 2029 (est.)
The neighborhood
Miami Beach is the barrier island that gave Florida luxury its global image: art-deco hotels, oceanfront towers, and a cultural calendar that runs year-round. From the Art Deco District to the quiet estates of the north end, the island is really several distinct markets under one name.
Luxury buyers choose Miami Beach for the water, the design, and the energy. The market spans historic condominiums, modern oceanfront towers, and single-family estates, with pricing that varies dramatically by block and building.
The island's character changes mile by mile. South Beach is dense, walkable, and social. Mid-Beach is where the modern oceanfront towers cluster. North Beach and the islands off the causeways are quieter, more residential, and more family-oriented.
We work the island as a set of distinct submarkets, because the right building in one section can be the wrong buy a mile north. Every recommendation starts with the specific block, building, and view.
What to know
The character of Miami Beach.
01
Oceanfront living
Direct Atlantic exposure from Collins Avenue towers and beachfront estates.
02
Art-deco heritage
The largest concentration of art-deco architecture in the world, protected and celebrated.
03
Culture and dining
Art Basel, world-class restaurants, and a nightlife scene without equal in Florida.
04
Multiple markets
South Beach, Mid-Beach, and North Beach each with their own character and price points.
City & community overview
Miami Beach at a glance.
Miami Beach is a barrier island between Biscayne Bay and the Atlantic Ocean, connected to the mainland by a series of causeways. It is one of the world's great urban waterfronts: a year-round cultural and social calendar, a protected Art Deco historic district, and a residential market that runs from historic apartments to oceanfront estates and branded towers.
Miami Beach's resident population was estimated at 81,594 as of July 1, 2025 (U.S. Census Bureau QuickFacts, Vintage 2025).
Neighborhoods & districts
- South Beach, including South of Fifth and the Art Deco District
- Mid-Beach, the oceanfront tower corridor
- North Beach, the quieter residential end
- The Venetian Islands and other bayfront islands
- Bayshore and the golf club district
History
Miami Beach was incorporated in 1915, built by developers Carl Fisher and John Collins on mangrove and sand. The Art Deco hotels of the 1930s made it a resort capital, and the island's revival in the 1990s, led by the fashion and design worlds, made it a global luxury address. The modern era has brought branded towers, renovated historic hotels, and a protected historic district.
Commercial districts & employment
Miami Beach's economy is tourism, hospitality, and the creative industries. Lincoln Road, Collins Avenue, and the hotels of South Beach anchor retail and dining, while Art Basel and the design world keep the island on the global calendar. The mainland employment centers of Downtown and Brickell are minutes away by causeway.
Accessibility & getting around
Miami Beach connects to the mainland via the MacArthur, Venetian, Julia Tuttle, and 79th Street causeways. Miami International Airport is about 20 to 30 minutes by car, and Downtown Miami and Brickell are 15 to 20 minutes.
Market overview
The Miami Beach market, in numbers and context.
Figures below are drawn from the cited sources and reporting periods. Markets move, so treat any number as a snapshot, not a promise. We verify current activity, comparable sales, and pricing for the specific property you are considering.
Median sale price (all homes)
$550,000
Redfin, 3 months ending Aug 2026, down 3.6% YoY
Average sale price
$630,000
Redfin, most recent month, up 9.0% YoY
Median price per sq ft
$583
Redfin, 3 months ending Aug 2026, down 3.3% YoY
Luxury condo median ($1M+)
$2.0M
Condo Black Book, Q3 2025, down 13.0% YoY
Luxury condo price per sq ft
$1,292
Condo Black Book, Q3 2025, up 15.1% YoY
Luxury inventory
19 months
Condo Black Book, Q3 2025, buyer's market
Active condo listings
1,395
1Nation Realty citing citywide Q4 2025 report
Miami Beach's broad market and its luxury market are moving in different directions. Redfin reported a citywide median sale price of $550,000 for the three months ending August 2026, down 3.6% year over year, with the median price per square foot at $583. That broad figure includes the island's older and smaller units.
The luxury segment is a separate market. Condo Black Book's Q3 2025 report on Miami Beach luxury condos, sales above $1 million, showed a median of $2.0 million, down 13% year over year, but price per square foot up 15.1% to $1,292, with 19 months of supply. Buyers in the luxury tier have more negotiating room than in recent years, while the best oceanfront product still commands record per-square-foot pricing.
Single-family estates are the island's scarcest product. Corcoran and Inhabit reported the single-family average jumping 54% to $7.5 million in Q1 2025, driven by newer high-end development. For a specific building, block, or estate, we verify current comparables and days on market. Contact for current information.
Data source
Redfin; Condo Black Book; Corcoran / Inhabit
Reporting period
Three months ending Aug 2026; Q3 2025 luxury report; Q1 2025 single-family report
Updated
October 2026
Where to look
Neighborhoods and communities in Miami Beach.
Each area has its own character, housing stock, and price point. We verify gated status, waterfront access, and association details for the specific property you are considering, since these vary street by street.
01
South Beach
The island's southern tip and most famous name: the Art Deco District, Ocean Drive, and the densest, most walkable urban beachfront in Florida. See our dedicated South Beach page.
02
South of Fifth (SoFi)
The exclusive enclave at the island's southern point, with luxury towers, South Pointe Park, and a marina. The most sought-after South Beach addresses.
03
Mid-Beach
The oceanfront corridor between 23rd and 63rd Streets, where modern towers such as Faena House and the 1 Hotel cluster. The center of the island's new luxury development.
04
North Beach
The quieter northern end of the island, with lower density, a family-oriented feel, and newer oceanfront product including The Perigon and 7200 Collins.
05
Venetian Islands & bayfront
The man-made islands in Biscayne Bay, including Di Lido, Rivo Alto, and Belle Isle, with ultra-luxury waterfront estates and island privacy minutes from the mainland.
06
Bayshore
The family-oriented residential district around the Miami Beach Golf Club, with tree-lined streets and single-family homes.
Luxury opportunities
Luxury real estate in Miami Beach.
Miami Beach luxury spans three distinct products: oceanfront condominiums in the modern towers of Mid-Beach and South Beach, single-family estates on the bay and the ocean, and island compounds on the Venetian Islands. The common thread is scarcity of land and water exposure. Luxury pricing is set by the specific building, view, and condition, not by the island average.
Property types
- Oceanfront condominiums and penthouses
- Bayfront and Intracoastal estates
- Single-family homes in Mid-Beach and North Beach
- Venetian Islands waterfront compounds
- Branded residences, including Ritz-Carlton and Faena
- Historic Art Deco and Mediterranean residences
What buyers should evaluate
- Ocean, bay, or city view, which drives most luxury pricing
- Building age, condition, and association health
- Insurance and flood costs, which are material on the island
- Rental history and demand if the property is an investment
- Historic district restrictions for older properties
- Resale evidence in the same building or street
Lifestyle
How people actually live in Miami Beach.
Miami Beach is a 24-hour city: beach days, gallery openings, hotel pool scenes, and dining that ranges from sidewalk cafés to Michelin-recognized kitchens. It is the most international lifestyle in Florida.
Lifestyle, dining & recreation
Living well in Miami Beach.
The beaches, parks, dining, shopping, and culture that shape day-to-day life here. We list established places and districts; confirm hours and current programming before you visit.
The beach
Miles of public beach with lifeguarded stretches, from South Pointe Park to the north end.
Lincoln Road
The pedestrian shopping and dining promenade in the heart of South Beach, with galleries and outdoor cafés.
Art Deco District
The largest concentration of Art Deco architecture in the world, best explored on the district's walking tours.
Art Basel & culture
The island's December art week and the year-round gallery scene make Miami Beach a global cultural destination.
Ocean Drive & Collins dining
Sidewalk cafés, hotel restaurants, and a nightlife scene without equal in Florida.
Parks & recreation
South Pointe Park, Lummus Park, and the golf club's public course offer green space across the island.
Schools, healthcare & getting around
The essentials in Miami Beach.
Schools
Public schools include South Pointe Elementary, Nautilus Middle School, and Miami Beach Senior High School.
Healthcare
Mount Sinai Medical Center, the largest private teaching hospital in South Florida, is on Alton Road in Miami Beach, with urgent care and pharmacies across the island.
Transport & airports
Four causeways connect Miami Beach to the mainland: MacArthur, Venetian, Julia Tuttle, and 79th Street. Miami International Airport is about 20 to 30 minutes by car, and the island is served by local bus routes and ride services.
Waterfront, insurance & ownership
What to weigh before you buy in Miami Beach.
Miami Beach is a barrier island: flood zones, insurance, and hurricane resilience are part of every purchase decision, oceanfront or bayfront. We review these for every property before you commit.
FEMA flood zones
Most of the island lies within FEMA flood zones, with the oceanfront and bayfront in the highest-risk categories. We verify the current FEMA map and elevation certificate for any property you consider.
Flood & homeowners insurance
Flood insurance is required for most island properties and is separate from homeowners coverage. Premiums vary by zone, elevation, and building; we help you get current quotes before making an offer.
Hurricane preparedness
We review each building's impact glazing, generator systems, reserve funding, and post-storm assessment history, and each home's storm readiness.
Condo association health
For condos, association financials, reserves, and pending assessments are critical, especially for older buildings. We review the documents for every building you consider.
Seawalls & docks
For bayfront and island properties, we verify seawall condition, dock permits, and any maintenance obligations.
Boating access
The island offers ocean, bay, and Intracoastal access; bridge clearances and no-wake zones vary by route, and slip availability varies by property.
New construction · Pre-construction
New construction and pre-construction in Miami Beach.
Developments we track in and around Miami Beach, with construction status, pricing, and estimated completion. Prices are starting points and change as phases sell; where a fact is not confirmed, the card says so and we share current information on request.
Pre-Construction 
Under Construction Miami Beach · Miami-Dade
PALMA Miami Beach
Condominium · ~$642K
Late 2027 (est.)
Miami-Dade County
South Beach
The Art Deco district: oceanfront glamour and the island's most famous address.
Miami-Dade County
Mid-Beach
The Faena district and the island's newest luxury towers.
Miami-Dade County
North Beach
The family side of the island: golf, the bandshell, and new oceanfront condos.
Community FAQ
Miami Beach real estate FAQ.
The questions buyers and sellers ask most about Miami Beach: the market, condos, new construction, waterfront, schools, lifestyle, and the specifics of buying and selling here. Every answer reflects how we actually work this neighborhood.
Browse all South Florida FAQsWhat is the Miami Beach real estate market like?
Miami Beach is the barrier island: art-deco glamour, oceanfront towers, and a legendary lifestyle. The market spans historic art-deco condos, oceanfront luxury towers, and new branded residences. Demand is global, inventory is tight at the top, and the water defines the value.
What are the best condos in Miami Beach?
The best Miami Beach condos sit on the ocean or the bay with direct water exposure, strong associations, and a building reputation that holds value. Branded residences like the Ritz-Carlton Residences South Beach and Delano Residences lead the new wave. The right building depends on whether you want oceanfront resort living or bayfront calm.
What is the new construction scene in Miami Beach?
Miami Beach is adding branded and boutique oceanfront towers, with projects like Delano Residences Miami Beach and the Ritz-Carlton Residences South Beach reshaping the beach corridor. New product is limited by the island's character, which keeps existing oceanfront inventory valuable. Buyers should compare entry pricing against resale evidence.
How do I sell my condo in Miami Beach?
Miami Beach condos sell on ocean exposure, building reputation, and lifestyle. Price against sales in the same building or comparable beachfront towers, and present the property's water assets professionally. The buyer pool is global, so the marketing should reach international buyers as well as local ones.
What is the lifestyle like in Miami Beach?
Miami Beach is beachfront resort living: oceanfront dining, the boardwalk, art-deco architecture, and the energy of one of the world's most famous beaches. Residents live between the sand and the city's cultural scene. It is the address for buyers who want the beach woven into daily life.
Are there waterfront homes in Miami Beach?
Yes, Miami Beach has bayfront and canal-front homes with direct water access, concentrated in the residential neighborhoods like North Bay Road and the islands. These homes offer privacy, docks, and the island lifestyle without the tower. Waterfront houses on Miami Beach are among the most tightly held in Florida.
What are the best schools near Miami Beach?
Miami Beach has its own public schools, plus access to Miami-Dade's private school market, which is among the strongest in the country. School assignments are address-specific, so we verify the feeder pattern for any property you consider. Many families pair Miami Beach living with private schools.
What are the HOA fees like in Miami Beach?
HOA fees in Miami Beach vary by building, age, and amenity program, with oceanfront luxury towers carrying the highest fees for services and beach maintenance. Fees are a real part of the monthly cost and the resale equation. We itemize current fees and any pending assessments for every building you consider.
Is Miami Beach a good investment?
Miami Beach offers scarce oceanfront inventory and a global buyer pool, which supports long-term value, especially for direct ocean exposure and branded product. The market is seasonal and can be volatile, so the entry price and the building's health matter. We underwrite each property against current sales evidence.
Work the market
Make Miami Beach part of your plan.
Whether you are buying, selling, or investing, let us know what you are considering in Miami Beach and we will respond with the evidence that matters: current activity, comparable values, and available opportunities, public or off-market.
Miami Beach and South Florida FAQsInquire about Miami Beach
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