How much does a home cost in Miami Beach?

The range is one of the widest in South Florida. Studios and one-bedroom condos in Art Deco walk-ups and North Beach buildings are the most attainable way to own, full-service towers on Collins Avenue and West Avenue sit in the middle, and South of Fifth penthouses, Fisher Island residences and bayfront estates on North Bay Road and the gated islands carry the highest prices. The market table on this page shows the current median list and sold prices for single-family homes and condos, updated daily from the MLS.

Are Fisher Island, Surfside and Bal Harbour part of Miami Beach?

No. Surfside, Bal Harbour, Bay Harbor Islands, North Bay Village and Indian Creek Village are separate municipalities with their own governments, permits and rules. Fisher Island, reached by ferry or private boat, is an unincorporated part of Miami-Dade County, although it has a Miami Beach mailing address and its listings appear under Miami Beach in the MLS. Check the municipality on the property tax record before you compare prices, taxes or rental rules.

Can I rent out a Miami Beach home short-term?

Only where both the city and the building allow it. Miami Beach restricts short-term rentals, and whether they are permitted depends on the zoning district of the address and, for a condo, on the association's own rules, which can be stricter than the city's. Some listings advertise short-term rental approval; confirm it with the city and the association in writing before you buy for that income. Annual and seasonal leases are the usual alternative, subject to the association's minimum terms and approval.

What should I know about flooding and flood insurance in Miami Beach?

Miami Beach is low-lying, and some streets flood during king tides and heavy rain. The city has raised roads and added pump stations in areas such as Sunset Harbour, but conditions vary block by block. Before you offer, check the flood zone, the elevation certificate and the first-floor elevation against the street, get a flood insurance quote, and for an older house ask whether a renovation would trigger the FEMA rule that requires bringing it up to current flood standards once the work passes half its value.

What should I know before buying a condo in Miami Beach?

Read the documents as closely as the listing. Many buildings date from the 1920s to the 1970s, so the milestone inspection, the structural integrity reserve study, the county recertification status, the reserves and any special assessment matter. Co-ops sell shares rather than a deed, which changes the financing; condo-hotel units can be harder to finance; and every association sets its own rules on approval, pets and leasing. We gather those documents before you make an offer.

What is my Miami Beach home worth?

Request a free valuation and we build it from recent closed sales that match your home: for an apartment, the building, floor, line, view and the association's finances; for a house, the neighbourhood, water frontage, lot, flood elevation, historic status and condition. For a listing decision we prepare a full comparative market analysis, and homeowners who need a fast sale can request a guaranteed cash offer.

Miami Beach Real Estate & Homes for Sale

A city of islands between Biscayne Bay and the Atlantic Ocean, joined to Miami by four causeways: the Art Deco condos of South Beach, oceanfront towers along Collins Avenue, bayfront houses in Mid-Beach and on the gated islands, and the MiMo buildings of North Beach.

Miami Beach Market at a Glance

Updated September 23, 2026 from BeachesMLS.

1,844homes & condos for sale
91new listings this week
243under contract
1,044waterfront listings
180luxury listings ($5,000,000+)
119sold in the last 30 days

	Single-family homes	Condos & townhomes
Active listings	155	1,654
Median list price	$5,625,000	$559,000
Median list price per sq ft	$1,621/sq ft	$665/sq ft
Average days on market	179 days	179 days
Sold in the last 90 days	49	354
Median sold price (90 days)	$3,300,000	$495,000
Sale price as % of list price	91.7%	94.5%
Months of inventory	9.5 months	14 months
Median sold price vs. a year ago	+26.3%	+10%

Source: BeachesMLS via the Spark API. Active listings as of September 23, 2026; sold figures cover closings in the last 90 days, compared with the same 90 days one year earlier. Not an appraisal. How these figures are calculated.

Living in Miami Beach

Miami Beach was incorporated in 1915 on the barrier island between Biscayne Bay and the Atlantic Ocean, and it has grown to take in a string of man-made islands in the bay. Four causeways join it to the mainland: the MacArthur Causeway to South Beach, the Venetian Causeway across the Venetian Islands, the Julia Tuttle Causeway to 41st Street and the 79th Street Causeway to Normandy Isle. Locals divide the city in three. South Beach holds the Art Deco District, Ocean Drive, Lincoln Road and South Pointe Park; Mid-Beach holds oceanfront towers, the Fontainebleau and the single-family streets along Pine Tree Drive and North Bay Road; North Beach holds MiMo buildings, 71st Street and the Tatum Waterway. The Beachwalk follows the sand along much of the city, and the Miami Beach Convention Center, the New World Center, Mount Sinai Medical Center and two public golf courses are all within the city. Downtown Miami and PortMiami are across the bay.

The Ocean, the Bay and the Islands

Miami Beach waterfront comes in three kinds. On the ocean, condominium towers line Collins Avenue from South of Fifth to North Beach, and Altos del Mar is one of the few places where single-family houses face the beach. On the bay, houses line North Bay Road, the Venetian Islands, the Sunset Islands, Normandy Shores and Biscayne Point, and the guard-gated Star, Palm and Hibiscus Islands sit off the MacArthur Causeway with docks facing the Miami skyline. Inland, Indian Creek, Surprise Lake and the Tatum Waterway give many more homes water frontage. Boaters reach the Atlantic through Government Cut at the south end of the city or Haulover Inlet to the north. Water depth, dock permits, seawall condition, the bridges on the route and the flood elevation vary lot by lot, and we check them for every waterfront home we show.

Condos, Co-ops and Condo-Hotels

Most homes for sale in Miami Beach are apartments, and the building matters as much as the unit. South Beach and Flamingo Park have 1920s to 1940s Art Deco and Mediterranean Revival walk-ups, some of them co-operatives, where you buy shares rather than a deed and the board approves buyers. Collins Avenue and West Avenue have towers from the 1960s onward, South of Fifth, Mid-Beach and Fisher Island have full-service luxury buildings, and condo-hotels such as the Carillon place units in a hotel rental programme, which can limit financing. For buildings three stories and taller, Florida's milestone inspection and structural integrity reserve study apply alongside Miami-Dade County's building recertification, so the reports, the reserves, any special assessment and the rules on leasing and pets decide the real cost of owning.

Historic Districts, Houses and New Construction

Miami Beach protects much of its architecture. The Miami Beach Architectural District in South Beach was listed on the National Register of Historic Places in 1979, and other historic districts, from Flamingo Park in South Beach to North Shore and Normandy Isles in North Beach, cover buildings from the 1920s to the 1960s. Exterior changes in those districts go through the city's preservation review, and older single-family houses can face review before they are demolished. Houses are concentrated in Mid-Beach, on the bay islands, in Normandy Shores and on Biscayne Point, where 1920s Mediterranean and mid-century homes stand beside new modern houses built to current flood elevations. New construction also includes boutique condominium buildings in South Beach and North Beach and new towers on Collins Avenue. Before you price a renovation or a rebuild, we check the historic status, the flood zone and the FEMA substantial-improvement rule for the address.

Neighbourhoods

South Beach runs from South of Fifth, with South Pointe Park and its towers, through the Art Deco streets of Flamingo Park to Collins Park and its museums. In the bay, Belle Isle holds condominium buildings and the rest of the Venetian Islands hold waterfront houses, while Palm Island and Hibiscus Island are guard-gated island communities off the MacArthur Causeway. Mid-Beach combines oceanfront towers with the single-family streets of Nautilus, Lakeview, La Gorce and Bayshore. North Beach holds the MiMo buildings, the oceanfront houses of Altos del Mar and the condos and golf-course homes of Normandy Isles. Each neighbourhood page carries its live listings, recent sales and a local guide from our agents, and the price, lifestyle and property-type pages below cut the whole city the way buyers search it.

Selling a Home in Miami Beach

A Miami Beach home is priced by its building, its water and its block more than by its square footage. For an apartment, the association's reserves and assessments, the floor, the line, the view and the rental rules can separate two units of the same size; for a house, water frontage, lot size, flood elevation, historic status and whether the house is original, renovated or new decide the price. Your buyers also compare Miami Beach with Surfside, Bal Harbour, Sunny Isles Beach and Brickell, so we price from the closed sales that match your home rather than a citywide median. Start with a free valuation built on recent MLS sales, ask for a full comparative market analysis before you list, or request a guaranteed cash offer if you need a fast, as-is sale.

Investing in Miami Beach

Investors buy in Miami Beach for rental demand from year-round and winter residents, for older apartments and houses to renovate or rebuild, and for small income buildings in South Beach and North Beach. The rules decide what works. The city restricts short-term rentals, and whether a unit can be let by the night or the week depends on the zoning district and the building, so confirm both for the exact address before you count on that income. Most condominium associations also set minimum lease terms, limit how often a unit can be leased and approve tenants, and condo-hotel units come with their own rental programmes and financing limits. The Miami Beach rental pages show live rents, and the price-reduced page tracks sellers who have cut the price.

Around Miami Beach: Parks, Water and Everyday Places

A selection of the places OpenStreetMap shows inside Miami Beach's municipal boundary. The map is edited by volunteers and is not a complete list, so treat it as a starting point and see the area for yourself before you choose a home.

Parks and nature areas

Lummus Park
North Beach Oceanside Park
Flamingo Park
South Pointe Park
Collins Park
Pine Tree Park
Polo Park
Flagler Memorial Monument

Beaches

Ocean Terrace Public Beach
Miami Beach
14th Street Beach
Sandy's Beach
South Pointe Beach

Marinas

Miami Beach Marina
Grandview Palace Marina
Sunset Harbour Yacht Club

Golf courses

Miami Beach Golf Club
Normandy Shores Golf Club
La Gorce Country Club

Hospitals

Mount Sinai Medical Center

Search Miami Beach by Lifestyle & Property Type

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Miami Beach Investment Properties & Multifamily for Sale

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Miami Beach Real Estate by Price Range

Miami Beach Condo Buildings

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Selling in Miami Beach

Home Values by Neighborhood

Recent Sales by Neighborhood

Miami Beach Rentals

Miami Beach Real Estate FAQ

How much does a home cost in Miami Beach?: The range is one of the widest in South Florida. Studios and one-bedroom condos in Art Deco walk-ups and North Beach buildings are the most attainable way to own, full-service towers on Collins Avenue and West Avenue sit in the middle, and South of Fifth penthouses, Fisher Island residences and bayfront estates on North Bay Road and the gated islands carry the highest prices. The market table on this page shows the current median list and sold prices for single-family homes and condos, updated daily from the MLS.
Are Fisher Island, Surfside and Bal Harbour part of Miami Beach?: No. Surfside, Bal Harbour, Bay Harbor Islands, North Bay Village and Indian Creek Village are separate municipalities with their own governments, permits and rules. Fisher Island, reached by ferry or private boat, is an unincorporated part of Miami-Dade County, although it has a Miami Beach mailing address and its listings appear under Miami Beach in the MLS. Check the municipality on the property tax record before you compare prices, taxes or rental rules.
Can I rent out a Miami Beach home short-term?: Only where both the city and the building allow it. Miami Beach restricts short-term rentals, and whether they are permitted depends on the zoning district of the address and, for a condo, on the association's own rules, which can be stricter than the city's. Some listings advertise short-term rental approval; confirm it with the city and the association in writing before you buy for that income. Annual and seasonal leases are the usual alternative, subject to the association's minimum terms and approval.
What should I know about flooding and flood insurance in Miami Beach?: Miami Beach is low-lying, and some streets flood during king tides and heavy rain. The city has raised roads and added pump stations in areas such as Sunset Harbour, but conditions vary block by block. Before you offer, check the flood zone, the elevation certificate and the first-floor elevation against the street, get a flood insurance quote, and for an older house ask whether a renovation would trigger the FEMA rule that requires bringing it up to current flood standards once the work passes half its value.
What should I know before buying a condo in Miami Beach?: Read the documents as closely as the listing. Many buildings date from the 1920s to the 1970s, so the milestone inspection, the structural integrity reserve study, the county recertification status, the reserves and any special assessment matter. Co-ops sell shares rather than a deed, which changes the financing; condo-hotel units can be harder to finance; and every association sets its own rules on approval, pets and leasing. We gather those documents before you make an offer.
What is my Miami Beach home worth?: Request a free valuation and we build it from recent closed sales that match your home: for an apartment, the building, floor, line, view and the association's finances; for a house, the neighbourhood, water frontage, lot, flood elevation, historic status and condition. For a listing decision we prepare a full comparative market analysis, and homeowners who need a fast sale can request a guaranteed cash offer.