Miami Beach condos for sale

Buying a condo in Miami Beach

Most homes for sale in Miami Beach are condos: 1,682 of the 1,949 homes listed today. The price you pay depends most on three things: which part of the city, how old the building is, and whether the unit faces the ocean or the bay.

Prices by area

North Beach and Normandy Isles have many 1960s mid-rise buildings and the lowest prices. At Arlen King Cole on Bay Drive, built in 1963, the median asking price is $337,500, or $376 per sq ft. Along West Avenue in South Beach, older bayfront towers ask a little more: $389,750 at 1000 West Avenue. Mid-Beach is lined with 1960s oceanfront towers on Collins Avenue, such as The Pavilion at $670,000. At the south tip, Continuum's median is above $8 million, or about $4,000 per sq ft.

Older buildings: check the money

Many Miami Beach towers were built in the 1960s. Florida requires a milestone inspection of condo buildings of 3 or more stories by the end of the year they turn 30, then every 10 years. Miami-Dade also runs its own recertification program. Ask the seller for the latest inspection, the structural reserve study (you can also search the state SIRS database), and any planned special assessment. Monthly fees vary a lot: the median is $1.33 per sq ft at 1000 West Avenue and $3.53 at Carillon, a building with hotel services.

If you plan to rent it out

Short stays are limited. Depending on the zoning district, many apartment buildings may only be leased for more than 6 months and 1 day (city rules). Each building also sets its own lease rules, such as a minimum lease or a waiting period after you buy. Read them before you make an offer.

Taxes and flood

The 2025 property tax rate in most of the city was 18.76 mills, or about $18.76 per $1,000 of taxable value (Property Appraiser). By the city's own count, 93% of Miami Beach properties sit in a FEMA high-risk flood zone. Ask how much the building pays for flood and wind insurance, because that cost is in your monthly fee.