Guides · Miami Beach
The barrier island from South Beach to North Beach
Miami Beach is the barrier island city across Biscayne Bay, running from South Beach's resort core through Mid-Beach and North Beach to the Surfside border. It is Miami's beach-in-the-city address: oceanfront towers, hotel-branded residences, and the Collins Avenue corridor. Buyers range from resort-condo investors to families in the quieter North Beach ends, and the market splits into South Beach, Mid-Beach, and North Beach sub-markets with different character and price.
The question to ask
Which mile of the island do you want, and do you want a hotel-branded building or a classic condo association?
Planning a visit?
Kelby can set up a tailored tour of Miami Beach that matches the budget, the commute, and the lifestyle you described. Tours are free, honest, and loaded with context.
Plan a visitThe lifestyle
What a typical week looks like here.
Oceanfront and bayfront living on the island
South Beach's restaurants, clubs, and Lincoln Road
Mid-Beach's newer towers and the Faena District
North Beach's family-scale streets and the Normandy dining strip
The beach as your front yard, with the bay behind
Before you buy
What to know before you make an offer in Miami Beach.
Every town has its fine print, and the fine print is where real estate mistakes live. These are the things buyers in Miami Beach learn by their second transaction; Kelby covers them on the first.
South Beach, Mid-Beach, and North Beach are different markets: verify which one fits before comparing prices
Hotel-branded residences carry hotel programs, services, and fees that differ from standard condos
Flood and wind insurance are a real part of island carrying costs
Rental rules vary sharply by building, from daily rentals to one-year minimums
Verified · Miami Beach
Community facts, verified at the source.
The details below are drawn from public research, with clickable source links for every claim, verified October 2026. Where a number cannot be verified, it reads “Contact for current information” and the answer is one call away.
A full pipeline of oceanfront product
The island's current pipeline spans Ritz-Carlton Residences South Beach, a 15-story tower of 30 residences above the Sagamore Hotel at 1671 Collins Avenue with completion expected around April 2027; The Perigon, Mast Capital and Starwood's 17-story OMA-designed tower at 5333 Collins Avenue with occupancy listed for summer 2027; and The Shore Club Private Collection, Witkoff's 49 residences at 1901 Collins Avenue with completion expected in 2027.
Sources · verified October 2026
72 Park, the delivered North Beach tower
Lefferts' 22-story 72 Park Residences at 580 72nd Street, with 206 residences and a 150-foot pool, completed construction and began closings around March 2025 at about 90% sold, a marker of North Beach's comeback as a residential district.
Sources · verified October 2026
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