Miami Beach

Pros

• Atlantic beachfront within a walkable, established city, with South Beach's Art Deco architecture, Lincoln Road, and Ocean Drive
• Three distinct areas to choose from -- lively South Beach, quieter Mid-Beach, and North Beach with its neighborhood feel
• A deep condo market, from small Art Deco buildings to full-service oceanfront towers
• Bay-side residential islands and North Beach offer single-family homes within the same city
• Short drive to Brickell, Downtown Miami, the Design District, and Miami International Airport via the causeways

Cons

• It is an island: the causeways can back up, and traffic and parking can be hard in South Beach, especially on weekends, events, and peak season
• Much of the city sits at low elevation -- flood risk and insurance costs are real factors, and vary building by building
• Many older condo buildings face milestone inspections, reserve funding, and special assessments -- review the association's finances closely
• Short-term rental rules vary by zoning district and by each building's own documents; many buildings restrict rentals or require minimum lease terms
• Association fees, insurance, and taxes add meaningfully to carrying costs -- compare the total monthly cost of owning, not just the price

Is Miami Beach part of the City of Miami?

No. Miami Beach is its own incorporated city, incorporated on March 26, 1915, on a barrier island east of Biscayne Bay. It is separate from the City of Miami, though the two are connected by several causeways and share Miami-Dade County.

What is the difference between South Beach, Mid-Beach, and North Beach?

South Beach is the southern end of the island and the most famous part of the city, with the Art Deco Historic District, Ocean Drive, Lincoln Road, South of Fifth, and the busiest nightlife. Mid-Beach, roughly 23rd to 44th Streets, is quieter and more residential. North Beach, roughly 60th Street north to Surfside, has a more neighborhood feel with broader beaches. This page and its search cover the whole City of Miami Beach.

Does the Miami Beach search include Fisher Island, Surfside, Bal Harbour, or Sunny Isles?

No. The search covers the City of Miami Beach only. Fisher Island uses a Miami Beach mailing address but is a separate community outside the city, and Surfside, Bal Harbour, Bay Harbor Islands, and Sunny Isles Beach are separate cities of their own.

What kinds of homes are for sale in Miami Beach?

Mostly condominiums, from small Art Deco buildings to oceanfront towers, along with a smaller number of single-family homes (mainly on the bay-side islands and in North Beach), townhouses, and cooperative apartments. The live listings below show what is on the market right now.

Can I rent out a Miami Beach condo short term?

It depends. Short-term rental rules in Miami Beach vary by zoning district and by each building's own documents and association rules, and many buildings restrict rentals or require minimum lease terms. If rental income matters to your purchase, confirm the rules for the specific building and address before you make an offer.