About Miami Beach: (All)
MIAMI BEACH is a barrier island consisting of many communities, towns and neighborhoods. Although just under 100,000 people call Miami Beach home, the Beach welcomes millions of visitors from around the the globe every year. Many visitors become enamored with Miami Beach and choose to purchase a second or third home here. Before beginning a property search, we recommend prospective buyers become familiar with the diverse areas and unique communities that make up Miami Beach. To help you find the beach neighborhood or town that best suits your needs, below is a brief description of each area. Miami Beach prices range from very affordable to very expensive.
MIAMI BEACH DISTRICTS & COMMUNITIES
- South Beach (SOBE) is the most recognized, branded and talked about neighborhood in the City of Miami Beach, although in reality it’s a small community which spans only 23 blocks from north to south. It starts at 1st Street and continues up to 23rd Street, and it’s about a mile wide from East to West (from the Atlantic Ocean to Biscayne Bay).
South Beach’s most popular neighborhoods are South of Fifth (SOFI), the Art Deco District, Collins Park and Sunset Harbour. SOFI continues to be the hottest residential neighborhood in South Beach with the newly developed Sunset Harbour following suit. Sunset Harbour boasts the hippest restaurants, retail and yoga studios and is very popular with locals. To the east is Lincoln Road, which is a shopper’s dream with new retailers opening monthly. Behind Lincoln Road is the newly-renovated New World Symphony and the Miami Beach Soundscape park with its state-of-the-art sound system, art installations, symphony Wallcasts and movies. Just north of Lincoln Road and the New World Symphony, Collins Park is home to the Bass Museum of Art and the Miami City Ballet.
All of South Beach’s neighborhoods are humming with activity and investment, yet they still have some untapped growth potential.
- Miami Beach Subdivision is located from 23rd Street from the south to about 63th Street to the north. The area hosts the La Gorce Country Club, a favorite for golfers. Single-family homes surround the golf course and many of the streets around it. These neighborhoods are popular with families as the area is more quiet and calm than South Beach. Houses usually start from $600,000 depending on the location.
On the higher end, the estate homes on North Bay Road typically start around the $6,000,000 and can go as high as over $30,000,000. North Bay Road bayfront homes that face southwest have incredible views of Miami’s Downtown skyline. You will also find some of Miami’s most famous residents living on North Bay Road.
Historic Pinetree Drive has beautiful, architecturally-significant homes along its tree-lined street. The houses on the east side of Pinetree Drive are on the water (facing the canal). Parenthetically, Miami Beach Subdivision waterfront homes located on the canal are generally more reasonably priced than the waterfront homes on the Islands (facing the bay), but some have fixed bridges which may limit boat size.
Located next to the Fontainebleau and Eden Rock hotels on Collins Avenue, you will find what locals call Millionaires Row. This strip of condos on Collins Avenue became popular during the 60's building boom and was home to some of the most luxurious condos of the time. But don't let the name fool you! Apartments directly on the beach with stunning views of the Atlantic Ocean can be very affordable.
Miami Beach Subdivision also includes Normandy Island, Normandy Shores and Biscayne Point Islands.
- North Beach is located from 63rd Street to 87th Street. It consists of highrise and mid-rise towers from affordable to luxury. You will typically find prices for properties here less than on South Beach. This neighborhood has a mix of older condos and newer condos, and pricing reflects this. Many of the newer buildings offer more amenities, but the condo maintenance is usually higher than it would be in a smaller, older building with fewer amenities.
- The town of Surfsideis located between 86th and 96th Streets. It’s a quaint seaside community that sits between residential North Beach and the shopping mecca of Bal Harbour. This community offers some of the more affordable pricing for Miami Beach, including waterfront homes and oceanfront apartments. The community has a small retail village on Collins Avenue with local and affordable shops and restaurants. The beach is beautiful in Surfside, and it’s a great area for families. Chateau Ocean, a luxury oceanfront condo building, is Surfside’s newest residential offering.
Pre-construction sales have already begun.
- Islands in the Miami Beach district include La Gorce Island, Allison Island, Sunset Islands, Star Island, a section of the Venetian Islands, Palm Island, Hibiscus Island and Fisher Island. The Island homes are a boat owner’s paradise with docks located in the backyards of the waterfront properties. Island homes and properties are always in high demand, so when they come on the market they usually sell quickly and for a premium price. The Islands carry a mix of property types, including Mediterranean, Miami Modern (MIMO), Contemporary and now Eco-Sustainable homes.
Searching for a Miami Beach property either for sale or for rent? Use the search box below to receive current, up-to-the minute real estate listings. Contact the Ron Eppinger Team with any questions.
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