Neighborhood Guide
Miami Beach
Iconic Oceanfront Living
A barrier island city offering some of the world's most recognizable real estate. From the Art Deco Historic District to billionaire-row mansions on Star Island, Miami Beach is where luxury meets the Atlantic.
Market Snapshot
| Metric | Value |
|---|---|
| Median Price | $950,000 |
| Avg Days on Market | 82 |
| Price per Sq Ft | $850 |
| Active Inventory | 2,100+ |
| Price Range | $300K – $150M |
| Zip Codes | 33139, 33140, 33141, 33154 |
Statistics are approximate and based on recent market activity. Contact Andrew for current data.
Overview
Miami Beach is its own city, stretching 7 miles along the Atlantic Ocean. It encompasses South Beach (the Art Deco entertainment district), Mid-Beach (residential towers along Collins Avenue), North Beach (a quieter, family-oriented stretch), and the ultra-exclusive islands — Star Island, Palm Island, Hibiscus Island, and the Venetian Islands. The luxury condo market here competes globally with Monaco, Dubai, and Hong Kong.
Lifestyle
World-class restaurants (Carbone, Joia Beach, Surf Club), iconic nightlife (LIV, E11EVEN Beach Day Club), Art Basel each December, and some of the most photographed beaches on Earth. Faena District and the new Aman Miami Beach are redefining ultra-luxury hospitality. The beach itself — 7 miles of white sand — remains the ultimate amenity.
Who Buys in Miami Beach?
International ultra-high-net-worth buyers, entertainment and sports figures, investors seeking trophy assets, and seasonal residents maintaining a South Florida base. Cash purchases account for over 60% of transactions above $5M. Buyers from Latin America, Europe, and the Northeast U.S. dominate the market.
Highlights
7 miles of Atlantic Ocean beachfront
Art Deco Historic District — 960+ buildings
Star Island & Fisher Island — ultra-exclusive enclaves
Art Basel Miami Beach — global art event each December
Faena District — luxury hospitality and residences
No state income tax
Frequently Asked Questions
Is Miami Beach a good investment?
Miami Beach offers strong long-term appreciation driven by limited barrier-island land, global demand, and no state income tax. However, insurance costs have risen significantly since 2022, and older buildings face milestone inspection and reserve requirements under Florida's SB 4-D. New construction and recently inspected buildings trade at premiums. The short-term rental market (Airbnb) is heavily regulated — verify zoning before purchasing as an investment.
What are the most exclusive areas of Miami Beach?
Star Island, Fisher Island (accessible only by ferry), Indian Creek Island (known as 'Billionaire Bunker'), and the Venetian Islands represent the pinnacle of Miami Beach real estate. On the condo side, Faena House, Surf Club Four Seasons, and the upcoming Aman Residences are among the most exclusive addresses. Single-family waterfront homes on the islands regularly trade above $25M.
How are flood insurance and hurricane risk in Miami Beach?
Flood insurance is required for most Miami Beach properties and costs $2,000-$15,000+ annually depending on elevation, building age, and flood zone. New construction is built to the latest Florida Building Code (one of the strictest in the nation) and typically has lower insurance costs. Sea level rise is a long-term consideration — the city has invested over $500M in stormwater infrastructure and road elevation. FEMA flood maps were updated in 2024.
What is the condo market like in Miami Beach?
Miami Beach has one of the deepest luxury condo markets in the world. Inventory ranges from $300K studios in South Beach to $150M penthouses. The market has bifurcated: newer buildings (post-2015) with full reserves and passed milestone inspections trade briskly, while older buildings facing special assessments for structural repairs have softened. Always review the condo association's reserve study and milestone inspection status before purchasing.
Explore Miami Beach
Ready to find your home in Miami Beach? Whether you're buying, investing, or just exploring — I can help you navigate this market.
Get in Touch