Miami Beach homes for sale

Buying a house in Miami Beach

Where the houses are

Most single-family streets are on the bay side and on the islands in Biscayne Bay. The city's list of neighborhood groups includes Sunset Islands, La Gorce Island, Palm, Hibiscus and Star Islands, Normandy Shores and North Bay Road (city list). Farther north, Biscayne Point and Altos del Mar have houses closer to the ocean. Waterfront lots usually have a seawall and sometimes a dock. Ask for the seawall's age and height, and any city notices about it.

Flood is the first check

The city says 93% of its properties are in the FEMA high-risk flood area. With a federally backed mortgage, you will need flood insurance. Look up the zone on the county flood map and ask the seller for an elevation certificate. Florida sellers must give you a flood disclosure before you sign (Florida Statutes 689.302). The city is raising some streets and adding pump stations: 48 exist and 83 are planned. Miami Beach has a FEMA Class 5 rating, which gives flood policies here a 25% discount.

Rules for older houses

Many houses sit in local historic districts. There, the Historic Preservation Board must approve exterior changes and demolition (board). If you plan to rebuild, check the district first.

Renting it out

No single-family home in Miami Beach may be rented for a stay shorter than 6 months and 1 day (city rules). If you plan to rent the house out, plan on long leases only.

Taxes

For 2025, the combined tax rate for most Miami Beach addresses was 18.76 mills: $18.76 for each $1,000 of taxable value. If the house will be your main home, apply for the homestead exemption, which lowers the taxable value and limits yearly increases.