North Miami Beach at a glance
- The average North Miami Beach home value is $455,813, down 0.5% year over year, with a median sale price of $467,500 (Zillow, 30 June 2026).
- It is a boating market, not a beach market. Despite the name, the city has no beach inside its limits. What it has is canal frontage — almost every single-family lot in Eastern Shores sits on water connecting to Maule Lake and the Intracoastal.
- Houses and condos are moving in opposite directions. Across Miami-Dade in June 2026, single-family homes had 4.9 months of supply and a median of $695,000, up 3.73%. Condos had 12.3 months of supply and a median of $431,000, down 3.15%.
- The value story is real against Sunny Isles Beach and false against Aventura. Sunny Isles condo listings average $1,146 per square foot against $667 here — but Aventura averages $486.
- Older buildings carry genuine assessment risk. North Miami Beach requires recertification at 25 years for condo buildings three or more stories within three miles of the coast — stricter than the county’s 30-year rule.
The market right now
North Miami Beach is a small market, and small markets produce noisy numbers. A single month can swing a median by tens of percent on twenty-odd sales, so the honest way to read this city is through the county trend plus building-level detail, not through one month’s headline.
The county trend is clear and it splits by property type. In June 2026 Miami-Dade single-family homes posted a median sale price of $695,000, up 3.73% year over year, with 4.9 months of supply and a median 52 days to contract — a seller’s market by any conventional reading. Condominiums told the opposite story: a median of $431,000, down 3.15%, with 12.3 months of supply and 85 days to contract. That is a buyer’s market, and it is where the negotiating leverage sits today.
At the city level, Zillow put the average North Miami Beach home value at $455,813 as of 30 June 2026, essentially flat year over year at −0.5%, with a median sale price of $467,500 and homes going to pending in roughly 63 days.
The interesting number for buyers is the comparison set. Sunny Isles Beach carries a home value index of $645,634 and condo listings averaging $1,146 per square foot. North Miami Beach sits at $455,813 with condo listings averaging $667. That is a meaningful discount for a location three miles inland of the same ocean. But the same comparison run against Aventura goes the other way — Aventura condo listings average $486 per square foot. “Cheaper than the neighbours” is not true as a blanket statement, and anyone who tells you otherwise has not checked Aventura.
Eastern Shores and the water
Eastern Shores is the reason serious buyers look here. The subdivision was created in the late 1950s by filling mangrove wetland on a peninsula bounded by Sunny Isles Boulevard, Maule Lake, the Intracoastal Waterway and Dumfoundling Bay, and it has been gated since 1997. The City of North Miami Beach puts it plainly: almost all the single-family residential lots in Eastern Shores have water frontage, and many connect through to Maule Lake and then the Intracoastal.
That is a genuinely scarce product. Aventura’s inventory is overwhelmingly towers; Sunny Isles is oceanfront condominium. Canal-front single-family houses with a dock, at North Miami Beach’s price points, do not exist in either.
Marina Palms Yacht Club and Residences at 17301 Biscayne Boulevard is the flagship address — built in 2016, 24 storeys, 234 residences from 1,667 to 2,390 square feet, with 112 boat slips accommodating vessels up to 90 feet along 750 linear feet of waterfront and deepwater access to Haulover Inlet in about twenty minutes. Listings there average $674 per square foot.
Maule Lake Marina at 1479 NE 30th Terrace serves vessels to 43 feet with fuel, pump-out, a travel lift and an on-site restaurant.
What is being built
Two large projects have been approved and neither has broken ground in a way we can currently confirm.
Uptown Harbour, Dezer Development’s redevelopment of the former Intracoastal Mall, covers 29 acres at 3501 Sunny Isles Boulevard with approvals for roughly 2,000 apartment and condominium units across eight structures, 375,000 square feet of retail and 244 hotel keys, with tower heights running to 48 storeys. Dezer bought the mall in 2013 and secured rezoning and a development agreement in 2020. As of the most recent report we could verify, it was still working through site-plan approval. We are not going to publish a construction timeline we cannot stand behind — if you want current status before you buy nearby, ask and we will pull it.
Three Towers at 16385 NE 22nd Avenue was approved in January 2024 on a 5–2 vote for 1,217 residential units, about 23,300 square feet of commercial space and 15% workforce housing, with construction expected to begin in 2027 or 2028.
What you should know before you buy a condo here
This is the part most listing pages leave out, and it is the part that decides whether a purchase works out.
Florida requires a milestone inspection for condominium and cooperative buildings of three or more habitable storeys by 31 December of the year the building turns 30, then every ten years. Miami-Dade shortened its own recertification trigger from 40 years to 30. North Miami Beach goes further than both: associations three or more storeys tall within three miles of the coastline must recertify at 25 years, then every ten. That three-mile band captures essentially all of Eastern Shores and Marina Palms.
The consequences are not theoretical here. In July 2021 the city ordered the immediate evacuation of Crestview Towers, a 156-unit building constructed in 1972, after a recertification report commissioned by the association’s own engineer found the building structurally and electrically unsafe.
Market-wide, South Florida condominiums thirty years and older fell 21% between 2023 and late 2024, from an average of $325,000 to $218,000, with structural special assessments reported at upwards of $175,000 per unit in some buildings. Miami’s median monthly HOA fee of $835 is the highest of 43 metros analysed.
None of that means don’t buy. It means read the milestone report, the structural integrity reserve study, the reserve funding schedule and the last three years of board minutes before your inspection period closes. A low price in an old building is usually the market pricing in a future assessment. Sometimes that is an opportunity; sometimes it is a trap. The paperwork tells you which.
Parks, landmarks and getting around
Oleta River State Park sits at the city’s eastern edge at 3400 NE 163rd Street — 1,043 acres, described by Florida State Parks as the state’s largest urban park, with fifteen miles of off-road bicycle trails, mangrove kayaking, a Biscayne Bay beach and fishing. Greynolds Park adds 249 acres at 18601 NE 22nd Avenue with a nine-hole par-36 golf course, a canoe launch, a fishing dock and CCC-built limestone structures designated historic in 1983.
The Ancient Spanish Monastery at 16711 West Dixie Highway is the strangest landmark in South Florida: a Cistercian cloister built in Segovia between 1133 and 1141, bought by William Randolph Hearst in 1926, shipped in eleven thousand crates and reassembled here by 1964. It is on the National Register of Historic Places.
Aventura is about three miles and twelve minutes away, Bal Harbour roughly six miles and fourteen minutes via A1A, and downtown Miami about sixteen miles and twenty-six minutes via I-95 without traffic. The Brightline Aventura station, open since December 2022, reaches MiamiCentral in about seventeen minutes.
On schools, we will be straight with you: the zoned public high schools rate 3 out of 10 and 4 out of 10 on GreatSchools. Families here generally go the magnet, charter or private route. Scheck Hillel Community School at 19000 NE 25th Avenue serves roughly 1,250 students from pre-K through 12 and is the largest Jewish day school in South Florida; the North Miami Beach eruv has been in continuous use since 1977, which anchors the observant community around Sky Lake.
Who buys in North Miami Beach
Boat owners, first and foremost — people who want a dock behind the house rather than a slip they queue for, and who are willing to trade an ocean view for it. Value buyers priced out of Sunny Isles Beach, where the same square foot costs roughly 70% more. International buyers, who made up $4.4 billion of South Florida purchase volume in 2025 across 5,300 properties, 51% of them all-cash, at a median price of $558,700 — a band North Miami Beach sits squarely inside. And the observant Jewish community around Sky Lake and Scheck Hillel.
If you are weighing North Miami Beach against Aventura or Sunny Isles, the question is not really price. It is whether you want water behind your house or a view in front of it. Call and we will walk the buildings and the canals with you, and pull the reserve studies before you get attached to anything.
Frequently asked questions
What is the median home price in North Miami Beach?
As of 30 June 2026, Zillow puts the average North Miami Beach home value at $455,813, down 0.5% over the past year, with a median sale price of $467,500 and a median list price of $483,150. Homes go to pending in roughly 63 days. Because North Miami Beach is a small market, monthly medians move sharply on low sales volume, so a single month should not be read as a trend.
Is North Miami Beach a buyer’s market or a seller’s market?
It depends entirely on property type. In June 2026 Miami-Dade single-family homes had 4.9 months of supply and a median of $695,000, up 3.73% year over year. Condominiums had 12.3 months of supply and a median of $431,000, down 3.15%, with a median 85 days to contract. Condo buyers currently have meaningful negotiating leverage; single-family buyers have much less.
Does North Miami Beach have a beach?
No. Although the city’s historic boundaries once reached the Atlantic, North Miami Beach no longer has any beach within its city limits — the nearest ocean beaches are in Sunny Isles Beach, a short drive east. What the city does have is inland water: canal-front homes in Eastern Shores, Maule Lake and direct Intracoastal access. It is a boating community rather than an oceanfront one.
What should I know about Florida’s condo inspection and reserve laws before buying here?
Florida requires a milestone inspection for condominium and cooperative buildings of three or more habitable storeys by 31 December of the year the building turns 30, then every ten years. Miami-Dade separately shortened its recertification trigger from 40 years to 30. North Miami Beach goes further, requiring recertification at 25 years for associations three or more storeys tall within three miles of the coastline. Ask for the milestone report, the structural integrity reserve study, the reserve funding schedule and three years of board minutes before your inspection period ends.
Are special assessments a real risk in older North Miami Beach buildings?
Yes, and there is local precedent. In July 2021 the city ordered the evacuation of Crestview Towers, a 156-unit building constructed in 1972, after the association’s own engineer found it structurally and electrically unsafe. Across South Florida, average prices for condominiums thirty years and older fell 21% between 2023 and late 2024, from $325,000 to $218,000, with structural assessments reported at upwards of $175,000 per unit in some buildings.
How does North Miami Beach compare on price to Sunny Isles Beach and Aventura?
Against Sunny Isles Beach it is materially less expensive: Sunny Isles condo listings average $1,146 per square foot against $667 in North Miami Beach, and Sunny Isles’ home value index is $645,634 against $455,813. Against Aventura the comparison reverses on a per-square-foot basis, as Aventura condo listings average $486. North Miami Beach undercuts Sunny Isles substantially while sitting close to, and in places above, Aventura.
What are the boating options in North Miami Beach?
Almost all single-family lots in Eastern Shores have water frontage, and many connect to Maule Lake and then the Intracoastal Waterway. Marina Palms Yacht Club and Residences at 17301 Biscayne Boulevard offers 112 private slips for vessels up to 90 feet along 750 linear feet of waterfront, with deepwater access to Haulover Inlet in about twenty minutes. Maule Lake Marina at 1479 NE 30th Terrace serves vessels up to 43 feet with fuel, pump-out and a travel lift.
What is nearby, and how long is the commute?
Oleta River State Park sits at the city’s eastern edge — 1,043 acres, the largest urban park in Florida, with fifteen miles of off-road bike trails. Greynolds Park adds 249 acres and a nine-hole golf course. Aventura is roughly three miles and twelve minutes away, Bal Harbour about six miles and fourteen minutes via A1A, and downtown Miami about sixteen miles and twenty-six minutes via I-95. The Brightline Aventura station reaches MiamiCentral in about seventeen minutes.