Last updated October 18, 2026
Moving to Miami Beach · Miami-Dade County, Florida
Moving to Miami Beach: choose the building before the view
Miami Beach is a barrier-island city in Miami-Dade County, Florida, and moving there means choosing one of three areas (South Beach, Mid-Beach or North Beach) and, for most buyers, one condominium building whose fees, reserves and flood exposure matter as much as the unit itself.
The view is the easy part. What costs relocating buyers money here is a building they did not read, a fee they did not plan for, and an asking price they took at face value: in September 2026, Miami Beach condos sold for a median 92.9% of their original asking price and 95.2% of the final one. This guide starts with South Beach, then Mid-Beach and North Beach, with PBP's daily figures for each.
Have Gia review my Miami Beach shortlist Send the buildings, streets or listings you are weighing. Gia Freer, Broker of Record, will send back what each building's file and the closed sales say, within one business day. Or call 561-395-8418.
Key takeaways
- Condos sold for a median 92.9% of their original asking price in September 2026 (106 sales); houses for 91.5% (21 sales).
- Price per square foot depends on the area: condos $605 in South Beach, $554 in Mid-Beach and $394 in North Beach over the last 12 months.
- The median Miami Beach condo fee is $1,130 a month, against $800 across the five South Florida counties; buildings in the South Beach table below range from $945 to $5,899.
- 92.0% of condos and 97.6% of houses for sale sit inside a FEMA Special Flood Hazard Area.
What does Miami Beach cost right now?
In September 2026, 21 Miami Beach houses sold at a median $5,750,000 and 106 condos and townhouses at a median $525,000. Houses and condos are reported separately here and everywhere on this site, because one blended median would describe neither. A September house median is built on 21 sales, so it moves with the mix of streets that closed: the September 2025 house median was $2,408,275 on 14 sales. The year-to-date figures are the steadier read.
| Houses | Condos and townhouses | |
|---|---|---|
| Sold in September 2026 | 21 | 106 |
| Median sold price, September 2026 | $5,750,000 | $525,000 |
| Sold vs ORIGINAL asking price, September 2026 | 91.5% | 92.9% |
| Sold vs final asking price, September 2026 | 91.7% | 95.2% |
| Sold Jan 1 - Sep 30, 2026 | 178 | 1,239 |
| Median sold price, Jan 1 - Sep 30, 2026 | $4,475,000 | $510,000 |
| Same period 2025 | $3,425,000 | $495,000 |
| Sold vs ORIGINAL / final asking price, year to date | 88.1% / 91.6% | 92.0% / 94.6% |
| Median sold price per sq ft, year to date | $1,270 | $574 |
| For sale today / under contract | 162 / 35 | 1,644 / 176 |
| Months of supply | 7.7 | 15.5 |
Houses and condos/townhouses are classified by tax legal description and reported separately. Based on information from BeachesMLS for September 2026 and for January 1, 2026 through September 30, 2026, retrieved October 18, 2026. Information deemed reliable but not guaranteed. Listings permitted for internet display.
For a buyer, the gap between the two dots is the negotiation that already happened before you arrived. Condos that never cut their price went under contract in a median 44 counted days at 95.5% of the original asking price; the 45 that cut (39% of September 2026 closings) took 135 days and sold for 86.5% of the original price, 94.1% of the final one. Counted days run from the listing contract date to the purchase contract date. Full detail: asking price vs sale price in Miami Beach and the Miami Beach real estate statistics.
South Beach: which part of South Beach?
South Beach is the southern end of the island, ZIP code 33139, from South Pointe up to Dade Boulevard, and it holds most of the city's condominium supply: 956 of the 1,651 condo and townhouse sales in the three ZIP codes over the 12 months to September 30, 2026. Over that window South Beach condos sold at a median $484,000, or $605 per square foot, at 91.8% of the original asking price and 94.6% of the final one. 68% of those buyers paid cash. Its 56 house sales, 44 of them on the bay islands, had a median of $6.12 million ($1,747 per square foot) at 88.8% of the original ask.
South of Fifth and South Pointe
The blocks south of 5th Street, known locally as South of Fifth or SoFi, end at South Pointe Park, its pier and the Government Cut channel where cruise ships pass. Housing runs from the towers at the southern tip to low-rise buildings on the side streets. Two towers here have their own PBP building reports: Continuum on South Beach, where 23 sales closed at a median $4.75 million (90.0% of original ask) and the median fee is $4,111 a month, and Five Park, built in 2025 according to its listings, at $5,274 a month.
The Art Deco district, Flamingo and Lummus
Between 5th Street and Dade Boulevard, Ocean Drive, Collins Avenue and Washington Avenue run through the Miami Beach Architectural District, listed on the National Register of Historic Places in 1979. Lummus Park is the beach and lawn along Ocean Drive. Flamingo Park, west of Washington Avenue, holds public tennis courts, a pool and ball fields, and the streets around it are lined with low-rise condominium and co-op buildings from the 1930s through the 1950s. Exterior work in the city's historic districts can need design review on top of a building permit, which adds weeks to any renovation plan. The Strand on Ocean Drive (built 1936) is one example, at a median $1,535 a month.
West Avenue, Bay Road and Sunset Harbour
On the bay side, West Avenue is lined with towers facing Biscayne Bay and the Miami skyline: Mirador 1000, Mirador 1200, The Floridian and The Waverly at South Beach among them. Fees on that stretch sit close to the city median: $1,046 a month at Mirador 1000 and $1,544 at The Waverly. North of Lincoln Road, Sunset Harbour is a small grid of restaurants, gyms and a marina along Purdy Avenue and Dade Boulevard.
Lincoln Road, City Center and Collins Park
Lincoln Road is a pedestrian street between Washington Avenue and Alton Road. Around it sit the Miami Beach Convention Center, the New World Center and SoundScape Park, the Miami Beach Botanical Garden and, at 21st Street, The Bass museum and Collins Park. Oceanfront buildings here range widely: The Decoplage at $1,104 a month with 25 sales at a median $450,000, Roney Palace at $1,926, and Setai Resort Residences at $5,899.
The islands: Star, Palm, Hibiscus and the Venetians
Star, Palm and Hibiscus islands sit off the MacArthur Causeway; Belle Isle, Rivo Alto, Di Lido and San Marino are the Miami Beach islands on the Venetian Causeway. They are mostly single-family waterfront streets, with condominiums on Belle Isle, including Belle Isle and Nine Island Avenue.
South Beach buildings with a PBP report
Fee and asking figures on October 18, 2026; sales October 1, 2025 to September 30, 2026. Building reports for the full list: Miami Beach condo fees.
| Building | Built | For sale | Median monthly fee | Asking price per sq ft | Sold (12 months) | Sold vs original / final ask |
|---|---|---|---|---|---|---|
| The Decoplage | 1965 | 37 | $1,104 | $733 | 25 | 91.0% / 93.6% |
| Roney Palace | 1926 | 38 | $1,926 | $1,395 | 20 | 92.7% / 93.8% |
| Mirador 1000 | 1968 | 26 | $1,046 | $508 | 26 | 93.7% / 95.0% |
| Continuum on South Beach | 2003 | 17 | $4,111 | $3,918 | 23 | 90.0% / 93.1% |
| Mirador 1200 (small sample) | 1965 | 16 | $1,061 | $503 | 19 | 95.1% / 97.1% |
| The Floridian (small sample) | 1997 | 16 | $1,580 | $1,010 | 19 | 93.2% / 95.1% |
| The Waverly at South Beach (small sample) | 2001 | 16 | $1,544 | $864 | 19 | 91.9% / 94.0% |
| Five Park | 2025 | 10 | $5,274 | $2,229 | 20 | 90.0% / 93.4% |
| 1100 West | 2008 | 5 | $1,580 | $848 | 21 | 94.4% / 94.7% |
| Portofino C (small sample) | 1999 | 10 | $1,160 | $1,217 | 15 | 87.1% / 94.9% |
| The Meridian (small sample) | 2005 | 13 | $1,487 | $766 | 10 | 90.2% / 94.1% |
| Flamingo South Beach I (small sample) | 1960 | 4 | not stated | — | 16 | 91.4% / 95.2% |
| South Pointe (small sample) | 1987 | 5 | $2,012 | $1,439 | 15 | 95.2% / 95.9% |
| Belle Isle (small sample) | 1962 | 5 | $1,211 | $643 | 14 | 90.9% / 93.1% |
| Ocean Point (small sample) | 1970 | 9 | $945 | $754 | 10 | 83.3% / 90.8% |
| Setai Resort Residences (small sample) | 2004 | 11 | $5,899 | $3,321 | 8 | 90.9% / 90.9% |
| South Bay Club (small sample) | 1966 | 9 | $975 | $625 | 10 | 89.9% / 95.5% |
| The Strand on Ocean Drive (small sample) | 1936 | 15 | $1,535 | $747 | 4 | fewer than 5 sales |
| 2399 Collins Avenue (small sample) | 2015 | 6 | $5,751 | $3,109 | 12 | 93.6% / 97.6% |
| The Georgian (small sample) | 1980 | 9 | $1,635 | $731 | 9 | 92.5% / 95.3% |
| The Presidential (small sample) | 1970 | 10 | $1,148 | $763 | 8 | 92.9% / 93.9% |
| Nine Island Avenue (small sample) | 1981 | 4 | not stated | — | 13 | 90.9% / 91.3% |
| 2201 Collins Ave (small sample) | 2009 | 5 | $2,236 | $2,914 | 10 | 88.5% / 92.1% |
| Sunset Harbour South (small sample) | 1998 | 3 | not stated | — | 11 | 92.3% / 92.3% |
| The Bentley Bay (small sample) | 2004 | 4 | not stated | — | 8 | 95.3% / 95.3% |
South Beach condo fees by building
Of the 21 South Beach buildings with a stated fee on October 18, 2026, 5 sit at or below the Miami Beach median of $1,130 a month and 4 charge $4,000 or more; the range runs from $945 to $5,899. The buildings at $4,000 or more were all completed in 2003 or later.
Mid-Beach: oceanfront towers and Indian Creek streets
Mid-Beach runs from Dade Boulevard to about 63rd Street (ZIP 33140); over the 12 months to September 30, 2026 its condos sold at a median $638,750 ($554 per square foot) and its houses at $3.65 million ($1,197 per square foot). Collins Avenue carries the oceanfront hotels and condominium towers, including the stretch north of the Faena District between about 32nd and 36th streets. Indian Creek, the waterway beside Collins, separates the oceanfront from the single-family neighborhoods to the west: Bayshore with the city-owned Miami Beach Golf Club, Nautilus, La Gorce and the Sunset Islands. Mount Sinai Medical Center is on Alton Road, and 41st Street, where the Julia Tuttle Causeway lands, is the area's shopping street. Mid-Beach condos sold at 91.4% of the original asking price, houses at 88.3%.
Mid-Beach buildings with a PBP report
| Building | Built | For sale | Median monthly fee | Asking price per sq ft | Sold (12 months) | Sold vs original / final ask |
|---|---|---|---|---|---|---|
| The Pavilion | 1968 | 28 | $1,181 | $551 | 9 | 87.9% / 94.0% |
| Castle Beach Club | 1966 | 26 | $876 | $1,068 | 6 | 90.4% / 92.4% |
| Seacoast 5151 | 1966 | 22 | $1,057 | $705 | 10 | 93.8% / 95.1% |
| The Carriage House (small sample) | 1967 | 15 | $1,372 | $560 | 13 | 91.1% / 92.3% |
| Oceanside Plaza (small sample) | 1967 | 12 | $1,408 | $544 | 13 | 85.1% / 94.6% |
| Club Atlantis (small sample) | 1982 | 15 | $1,161 | $857 | 8 | 96.2% / 94.7% |
| Triton (small sample) | 1966 | 8 | $465 | $605 | 14 | 93.5% / 94.1% |
| Mirasol Ocean Towers (small sample) | 1975 | 11 | $1,300 | $520 | 10 | 97.4% / 97.7% |
| The Alexander (small sample) | 1962 | 13 | $1,808 | $588 | 8 | 92.5% / 94.8% |
| The Carriage Club (small sample) | 1964 | 8 | $1,562 | $412 | 13 | 88.7% / 94.2% |
| Maison Grande (small sample) | 1971 | 7 | $997 | $471 | 13 | 88.8% / 93.8% |
| Seacoast 5700 (small sample) | 1968 | 12 | $1,531 | $460 | 6 | 92.6% / 94.8% |
| Arlen Beach (small sample) | 1969 | 11 | $1,385 | $601 | 5 | 94.0% / 94.0% |
| Fontainebleau III Ocean (small sample) | 2008 | 10 | $1,034 | $1,653 | 6 | 91.4% / 98.0% |
| Green Diamond (small sample) | 2000 | 5 | not stated | $1,287 | 10 | 89.1% / 94.4% |
| Fifty Six Sixty Collins (small sample) | 1970 | 3 | not stated | — | 11 | 95.3% / 94.9% |
North Beach: lower entry prices, parks and the bayfront isles
North Beach runs from about 63rd Street to 87th Terrace, the line with Surfside (ZIP 33141), and it has the lowest condominium price per square foot in the city: $394 over the 12 months to September 30, 2026, on 343 sales at a median $350,000. Houses there sold at a median $3.67 million. The oceanfront holds North Beach Oceanside Park and the Carillon towers; inland, the 71st Street business district leads west to Normandy Isles and its fountain plaza, Normandy Shores with its city-owned golf course, and the bayfront streets of Biscayne Point and Stillwater. Newer buildings carry higher fees: North Carillon Beach runs $3,834 a month, while Burleigh House runs $1,414. Condos here sold at 91.2% of the original asking price and 94.9% of the final one.
North Beach buildings with a PBP report
| Building | Built | For sale | Median monthly fee | Asking price per sq ft | Sold (12 months) | Sold vs original / final ask |
|---|---|---|---|---|---|---|
| Burleigh House (small sample) | 1970 | 13 | $1,414 | $480 | 16 | 95.2% / 95.9% |
| Central Carillon Beach | 2008 | 25 | $2,880 | $806 | 4 | fewer than 5 sales |
| King Cole (small sample) | 1963 | 14 | $1,320 | $384 | 14 | 89.4% / 92.9% |
| Aquasol (small sample) | 1968 | 10 | $1,000 | $416 | 16 | 92.5% / 94.7% |
| South Carillon Beach (small sample) | 2008 | 14 | $3,656 | $808 | 7 | 87.5% / 90.6% |
| 72 Park (small sample) | 2025 | 19 | $1,774 | $1,849 | 1 | fewer than 5 sales |
| Akoya (small sample) | 2004 | 9 | $1,500 | $1,589 | 11 | 88.0% / 94.3% |
| La Gorce Palace (small sample) | 1995 | 8 | $2,024 | $836 | 11 | 86.8% / 94.1% |
| Parkview Point (small sample) | 1964 | 16 | $1,100 | $335 | 3 | fewer than 5 sales |
| North Carillon Beach (small sample) | 2008 | 10 | $3,834 | $1,408 | 8 | 92.7% / 92.7% |
South Beach, Mid-Beach and North Beach compared
Over the 12 months to September 30, 2026, houses sold at a median $1,747 per square foot in South Beach, $1,197 in Mid-Beach and $1,264 in North Beach; condos and townhouses at $605, $554 and $394. In every area, houses sold further below their original asking price than condos did.
What do condo fees cost in Miami Beach?
The median monthly condominium fee in Miami Beach is $1,130 on 1,616 listings (October 18, 2026), against $800 across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties. The middle half of Miami Beach listings pay between $748 and $1,808, and 57.1% pay more than $1,000 a month. Age drives most of it: buildings from before 1995 have a median fee of $926, buildings from 2005 on $2,161. What the fee covers varies by building; water, trash and sewer are the most common inclusions. Every building's figures: Miami Beach condo fees by building, including The Waverly at South Beach.
Milestone inspections, reserves and special assessments
Florida's condominium safety laws, passed after the 2021 Surfside collapse (SB 4-D in 2022, amended since), make a building's structural and reserve file the most important document set a Miami Beach condo buyer will read. Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). The median Miami Beach condo listing was built in 1969, so most buildings are past the 30-year mark. Among current listings, 9.3% mention a milestone inspection or recertification and 11.1% mention a special assessment in the listing text. Ask for these, in writing, inside your inspection period:
- The Phase 1 milestone inspection report, any Phase 2 report and the engineer's repair scope.
- The structural integrity reserve study and how reserves are funded today.
- Twelve months of board minutes and the current budget.
- Every special assessment voted, pending or under discussion, with amount and payment schedule.
- The master insurance declarations page and the windstorm deductible.
- Leasing restrictions, minimum rental terms, pet and parking rules, and the approval timeline and fee.
This is real-estate process information, not legal advice; the association's documents and your attorney govern.
Flood zones and insurance on a barrier island
On October 18, 2026, 92.0% of Miami Beach condos and townhouses for sale and 97.6% of houses for sale sat inside a FEMA-mapped Special Flood Hazard Area, where lenders require flood insurance. Among National Flood Insurance Program policies effective since September 1, 2025 in the ZIP codes of those listings and rated inside the hazard area, the median annual cost was $3,567 for single-family policies (2,870 policies) and $705 for condominium-unit policies (1,405 policies). Private flood policies are not in that file.
Homeowners insurance and flood insurance are separate policies in Florida. During your inspection period, get the elevation certificate if one exists, a flood and wind quote from a licensed insurance agent for the exact address, and, for a house, a wind mitigation inspection, a four-point inspection on older construction, the roof permit and any seawall permit history. The zone at a listing's coordinates is not a flood determination for the property. County-wide method and figures: South Florida homes for sale in FEMA flood zones.
Rent first, or buy?
The median Miami Beach rental listing asks $3,500 a month (1,706 listings, October 18, 2026); closed leases from September 1, 2025 to October 1, 2026 had a median of $2,750 on 3,127 leases. 61% of rental listings are furnished, at a median $4,275 against $2,450 unfurnished. Renting a season in the area you are considering is a common way to test a commute and a building before buying in it.
| 1 bedroom | 2 bedrooms | |
|---|---|---|
| Median rental asking price, a month | $2,800 (684 listings) | $4,600 (536 listings) |
| Median condo sold price, last 12 months | $347,650 (678 sales) | $687,000 (566 sales) |
| Principal and interest, 20% down, 7.37% 30-year fixed | $1,920 | $3,794 |
| Plus the median condo fee | $3,050 | $4,924 |
Rate: Mortgage News Daily 30-year fixed, October 16, 2026. Property tax, insurance and maintenance are not included; the condo fee is the city-wide median, not a bedroom-specific figure. Rents cover all rental property types. Florida has no state income tax; a primary residence can qualify for the homestead exemption of up to $50,000 (Fla. Stat. s. 196.031), after which the assessed value can rise no more than 3% a year or the change in CPI, whichever is lower (Save Our Homes). Estimate a specific tax bill with the Miami-Dade Property Appraiser. Not tax advice. Full rental data: Miami Beach rental market.
Where are Miami Beach sellers cutting prices?
On October 18, 2026, 34.7% of the 1,693 Miami Beach condo listings in PBP's daily snapshot had cut their asking price, by a median 5.9%; 27.4% of the 164 house listings had, by a median 6.4% ($375,000). That share is PBP's Seller Blink Rate™. Months of supply tell the same story from the other side: 15.5 months for condos and 7.7 for houses, from 1,644 and 162 active listings against September 2026 sales. The daily snapshot classifies listings by MLS property type and the market table above by tax legal description, so active counts differ slightly. Daily detail: Miami Beach price cuts.
Getting around: causeways, trolleys and airports
Miami Beach connects to the mainland by causeway: the MacArthur (I-395) and Venetian from South Beach, the Julia Tuttle (I-195) from Mid-Beach at 41st Street, and the John F. Kennedy (79th Street) Causeway from North Beach at 71st Street, with the Broad Causeway just north of the city line. Map distances to Brickell or Downtown Miami are short; peak timing is not, and an incident on one causeway moves traffic onto the others. Drive your real commute at your real hour before you commit. On the island, the city runs a free citywide trolley, Miami-Dade Transit runs Metrobus routes across the causeways, and Citi Bike Miami has stations in the city. Miami International Airport and Fort Lauderdale-Hollywood International Airport are the two nearest commercial airports. Parking is regulated on the street and assigned by the association in buildings, so confirm how many spaces come with a unit and whether guests can park.
Beaches, parks and culture
The public beach runs the length of the city, with a paved beachwalk and boardwalk along much of it. South Beach has South Pointe Park, Lummus Park, Flamingo Park, Lincoln Road, Española Way, the New World Center, The Bass and the Miami Beach Botanical Garden. Mid-Beach has the Miami Beach Golf Club, the oceanfront hotels of Collins Avenue and the shops of 41st Street. North Beach has North Beach Oceanside Park, the Normandy Isles fountain plaza, Normandy Shores Golf Club and the 71st Street business district. Mount Sinai Medical Center, on Alton Road, is the hospital in the city.
Schools: how assignment works
Miami-Dade County Public Schools assigns schools by address. Use the district's school locator for the exact address you are considering and confirm the assignment with the district before you sign. PBP does not rate or rank schools.
Short-term rentals, historic districts and permits
Do not assume short-term rental income is allowed. Miami Beach restricts short-term rentals in many residential zoning districts, condominium declarations often set minimum lease terms of their own, and where rentals are permitted there are registration, licensing and resort tax obligations. Verify with the City of Miami Beach in writing for the specific address, and with the association separately. Among current Miami Beach rental listings, 5% state a twelve-month minimum and 3% a six-month minimum in the listing text. Large parts of the city sit in locally designated historic districts, where exterior work can need preservation review in addition to a building permit. Keep the permit file, with final inspections, for windows, roof, electrical, kitchen, bath and seawall work: open or missing permits are one of the most common late closing (cierre) delays on the island.
Search Miami Beach listings by area and set an alert
These links open PBP's property search already filtered to each area; the last link in each box opens the same search with the save form, so new listings that match reach your inbox. Price, bedroom and bathroom filters can be added on the search page before saving.
Listings shown on PBP's search come from BeachesMLS and are for consumers' personal, non-commercial use. All of Miami Beach: every listing in the city.
How PBP works with relocating buyers
Send the shortlist first; the building file comes before the showing.
- Send your shortlist. Buildings, streets or listing links, your budget, the property type and your timing, through the form below or by phone.
- Gia reviews what the file and the sales say. For each building: fee, sales against original and final asking price, milestone and reserve status to request, flood zone, rental rules. Houses and condos are never compared with each other.
- You visit with the questions already answered. A PBP agent shows you the properties; the document requests go in writing inside your inspection period.
PBP Real Estate is a Florida licensed brokerage (CQ1064615) that serves Miami-Dade directly, working with buyers as a transaction broker under Gia Freer, Broker of Record. Gia and Grant Freer have closed 764 transactions and $203,032,127 in sales volume since 2000 (Flexmls, October 1, 2026). Moving to the wider area? Read Moving to Miami and Relocating to South Florida; for ownership detail, the Miami Beach market page.
Sources and method
City figures: Based on information from BeachesMLS for September 2026 and for January 1, 2026 through September 30, 2026, retrieved October 18, 2026. Information deemed reliable but not guaranteed. Listings permitted for internet display. Area figures (South Beach, Mid-Beach, North Beach): BeachesMLS closed residential sales October 1, 2025 to September 30, 2026, listings with Miami Beach as the MLS city, by ZIP code (33139, 33140, 33141), houses and condominiums/townhouses classified by tax legal description; medians only at five or more sales. Building figures: PBP condo fee reports, active listings on October 18, 2026 and sales October 1, 2025 to September 30, 2026.
Price cuts: PBP daily listing snapshot, October 18, 2026. Rents: PBP Rental Market Index, October 18, 2026. Flood: FEMA National Flood Hazard Layer at listing coordinates and OpenFEMA NFIP policies, edition October 18, 2026. Mortgage rate: Mortgage News Daily, October 16, 2026. Sold vs asking always shows the original asking price first, then the final one. Figures come from the PBP Data Desk™ and refresh daily. AI assists the research and the assembly; a licensed broker authors every figure; no automated estimate. Nothing on this page is an opinion of value for any property.
Miami Beach data, with dates and samples
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Own a home or condo in Miami Beach? What is my home worth in Miami Beach? Current sale prices, houses and condos separate
Moving to Miami Beach
Have Gia review your Miami Beach shortlist
Send the buildings, streets or listings you are weighing, your budget and your timing. Gia Freer, Broker of Record, will reply within one business day with what each building's file and the closed sales say, and what to request in writing before you make an offer.
Moving to Miami
Moving to Miami Beach? Everything in one place
- Moving to Miami guide — prices by area updated daily, houses and condos kept separate, Texas vs Florida taxes, and how to plan the search.
- Search homes for sale in Miami Beach — live BeachesMLS search; email me new listings.
- Public schools: check the address — Miami-Dade County Public Schools assigns schools by address, not by neighborhood name. Check each address in the official locator before you sign.
- All 28 Miami-Dade cities — market data, guides and search for each one.
Moving to Miami Beach: questions and answers
Which part of Miami Beach should I move to?
Start with the kind of property. South Beach (ZIP 33139) holds most of the condominium supply and the historic Art Deco district; Mid-Beach (33140) mixes oceanfront towers on Collins Avenue with single-family streets around Indian Creek and La Gorce; North Beach (33141) has the lowest condo prices per square foot in the city, $394 over the 12 months to September 30, 2026, against $605 in South Beach. Then test the commute on the causeway you would use.
How much does a condo cost in Miami Beach?
In September 2026, 106 Miami Beach condos and townhouses sold at a median $525,000, 92.9% of their original asking price and 95.2% of their final asking price. From January 1 to September 30, 2026 the median was $510,000 on 1,239 sales (BeachesMLS, retrieved October 18, 2026).
How much are condo fees in Miami Beach?
The median monthly association fee on 1,616 Miami Beach condo listings was $1,130 on October 18, 2026, with the middle half between $748 and $1,808. The five-county South Florida median was $800. Buildings from the 2000s onward run higher; the PBP condo fee reports list each building.
Is Miami Beach in a flood zone?
Mostly, yes. On October 18, 2026, 97.6% of Miami Beach houses for sale and 92.0% of condos and townhouses for sale sat inside a FEMA-mapped Special Flood Hazard Area. Lenders require flood insurance there. The zone at a listing's coordinates is not a flood determination for the property; get an elevation certificate and a quote for the exact address.
Is it cheaper to rent or buy in Miami Beach?
It depends on the size. The median 1-bedroom rental asked $2,800 a month; principal and interest on the median 1-bedroom condo sale ($347,650) at 7.37% with 20% down is about $1,920, before the median $1,130 condo fee, property tax and insurance. Run the numbers for the specific building before deciding.
What are milestone inspections and structural integrity reserve studies?
Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Ask for the reports and how repairs are funded before you commit.
Can I rent out a Miami Beach condo short term?
It depends on the zoning district of the specific address and on the association's declaration. The City of Miami Beach restricts short-term rentals in many residential districts and imposes registration, licensing and resort tax obligations where they are allowed. Verify in writing with the city and the association before relying on rental income.
How do I get from Miami Beach to the mainland?
Five causeways connect the island to the mainland: the MacArthur (I-395), Venetian, Julia Tuttle (I-195), John F. Kennedy (79th Street) and, north of the city, the Broad Causeway. An incident on one pushes traffic onto the others, so drive your actual route at your actual hour before choosing an address.
Which public schools serve a Miami Beach address?
Miami-Dade County Public Schools assigns schools by address. Use the district's school locator at dadeschools.net for the exact address you are considering, and confirm the assignment with the district before you sign. PBP does not rate or rank schools.
Does PBP Real Estate help buyers relocating to Miami Beach?
Yes. PBP Real Estate is a Florida licensed brokerage (CQ1064615) that serves Miami-Dade directly, working with buyers as a transaction broker under Gia Freer, Broker of Record. Send your shortlist through the form on this page, call 561-395-8418 or write to info@pbpre.com; Gia will reply within one business day.
Free to reuse with attribution and a link to PBP Real Estate. Figures, tables and charts on this page may be quoted, screenshotted or embedded. Keep the source line and link to www.pbprealestate.com/miami-dade/miami-beach/relocation-guide/. Aggregates only: no address, listing number or listing-level record is published here.
For sellers
Pricing a home is a skill. Start with the current competition and recent closed sales.
34.7% of active condo listings in Miami Beach have a recorded asking price below their original list price.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your condo, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Price my condo correctlyReviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.
Selling a condo? Pricing correctly is a skill. Gia Freer prices yours from this data, with the association fee factored in.
Ask Ava about this dataPrice my condo correctly