North Miami is not North Miami Beach. They are separate cities with separate governments, separate ZIP codes and, in 2026, very different markets. That confusion is not pedantry — it is the reason most published “North Miami” data is wrong, and it is the first thing to check before you accept any number about this city.
North Miami runs 33161 and 33181, holds SoLé Mia, and contains the two guard-gated waterfront enclaves — Keystone Point and Sans Souci Estates. North Miami Beach is 33160, 33162 and 33179, and holds Oleta River State Park’s address.
Two markets, moving in opposite directions
Second quarter 2026, City of North Miami. Single-family: median $570,000, down 10.2% year over year, on 63 closed sales, up 21.2%, with 132 active listings and 6.4 months of supply — down 34%. Median time to contract 45 days, and sellers getting 92.7% of original list.
Condominium: median $205,000, up 12.3%, on 35 closed sales, down 23.9%, with 261 active listings and 24.5 months of supply — up 36.9%. Cash accounted for 69% of condominium closings.
Single-family volume is up 21% into a tightening 6.4-month market while the median falls — that is mix, not weakness. The condominium median rose 12% only because low-end volume fell out from under it: sales down 24%, inventory up, and 24.5 months of supply against a Miami-Dade county figure of 12.3. A $205,000 median on 69% cash and two years of supply is the signature of a condominium stock that is failing lender project review. If you are buying a condominium in this city, the question is not price. It is whether the building is financeable at all.
Verified 3 August 2026. Source: MIAMI REALTORS Q2 2026 city-level metrics, published July 2026. County comparison from the June 2026 county report.
Keystone Point and Sans Souci — where the real money is
Keystone Point is guard-gated around the clock across three access gates, with roughly 880 single-family homes on about eight-tenths of a square mile, laid out as ten peninsulas separated by canals and built out mainly in the 1950s and 60s. Homeowners association membership is voluntary, but security is funded by a separate $990.42 per year, per property levy.
It trades at roughly $1,096 per square foot on a trailing-twelve median of $2,300,000 across 52 sales, with 126 average days on market and about nine months of supply. In July 2026 13000 North Bayshore Drive set a neighbourhood record at $12,500,000 — 6,700 square feet, seven bedrooms.
Sans Souci Estates is the other guard-gated enclave, and its published neighbourhood median of $340,000 is worse than useless because it blends condominiums into a waterfront market that trades between $3.6 and $24 million. In July 2026 11400 North Bayshore Drive sold for $24,000,000 — 8,600 square feet, a neighbourhood record.
One thing to verify per address: Keystone Point is widely marketed as no-fixed-bridge ocean access via Haulover Inlet, and for most of it that is true. But some listings disclose a fixed bridge with roughly thirteen feet of clearance. If you are buying for a boat, confirm the clearance on that specific canal before you write an offer. Do not accept the blanket claim.
SoLé Mia, and the history under it
SoLé Mia is 184 acres between Biscayne Boulevard and the bay, developed by Oleta Partners — a joint venture of LeFrak and Turnberry — on land the City of North Miami leased to them in 2012 for 200 years. The programme is 4,390 residences and 1.5 million square feet of commercial at roughly $4 billion, with more than $1 billion invested to date.
Delivered so far: The Shoreline (397 rental units), Villa SoLé (187) and Villa Laguna; the seven-acre Laguna SoLé crystal lagoon; Costco; Reserve Padel (100,000 square feet, opened February 2025); and the UHealth SoLé Mia Medical Center — 370,000 square feet across seven storeys, opened 30 September 2025, UHealth’s largest outpatient facility, carrying Sylvester Comprehensive Cancer Center and Bascom Palmer.
ONE Park Tower by Turnberry is the first for-sale product on the site — 33 storeys, 292 residences, Arquitectonica with Meyer Davis interiors, roughly 80% sold as of March 2026 and delivering in 2026. More than a thousand people already live across the three rental buildings.
SoLé Mia sits on the former Munisport landfill. The site operated as a municipal dump from roughly 1974 to 1981 and was placed on the federal Superfund National Priorities List in 1983. The principal contaminant was un-ionized ammonia in leachate-contaminated groundwater; the remedy included a hydraulic barrier, landfill closure, connecting private wells to public water, and tidal restoration of the mangrove preserve. It was deleted from the NPL in 1999. Florida DEP still holds a hazardous-waste contingency plan on file for the site. None of that makes it a bad buy — it has been remediated and delisted for a quarter-century — but it is a real disclosure item, and the 200-year ground-lease structure is another. Ask for both in writing.
Verified 3 August 2026. Source: Federal Register, NPL deletion notice, 25 June 1999 and the EPA Superfund Redevelopment record.
What else is coming
Biscayne North Miami — 402 residences across 639,000 square feet on the 3.2-acre former Johnson & Wales campus between NE 126th and 127th Streets, by Lore Development Group, which bought the site for $26 million in June 2025. Construction start targeted for the third quarter of 2026, occupancy 2028.
A proposed 561-unit two-tower rental at 11400 Biscayne Boulevard by Ben Josef Group Holdings, designed by Kobi Karp, including 84 workforce units and 20,000 square feet of commercial on four acres. It was at pre-application stage as of August 2024; current status is not publicly confirmed.
What to check before you buy in North Miami
Whether the condominium building is warrantable. Given 24.5 months of supply and 69% cash, assume it is a problem until proven otherwise. Ask for the milestone inspection, the Structural Integrity Reserve Study, board minutes and any special-assessment resolution before you make an offer — not during underwriting.
Septic. The city runs a multi-phase septic-to-sewer conversion programme. As of the last public accounting, 221 North Miami properties were on septic, with $2.8 million in state grant funding identified. Phase boundaries and per-property assessments are not published online — call the city and ask specifically about the parcel. In neighbouring North Miami Beach’s Corona del Mar conversion homeowners paid nothing; North Miami’s cost allocation is not confirmed to match.
Flood. North Miami holds a Community Rating System Class 6 rating, which earns a 20% flood insurance premium discount on properties in special flood hazard areas — more than 6,000 active policies and over $1 million in cumulative savings citywide. Zone designations and base flood elevations are parcel-specific; pull the effective FIRM rather than relying on a listing.
Bridge clearance, if you own a boat. Covered above, and it is the single most common bad assumption in Keystone Point.
North Miami — frequently asked questions
Is North Miami the same as North Miami Beach?
No. They are separate incorporated cities. North Miami covers ZIPs 33161 and 33181 and contains SoLé Mia, Keystone Point and Sans Souci Estates. North Miami Beach covers 33160, 33162 and 33179. Market data for the two is conflated constantly — in Q2 2026 North Miami single-family ran a $570,000 median against North Miami Beach at $513,500, and the condominium medians were $205,000 and $275,000 respectively.
What is the median home price in North Miami?
In Q2 2026 the single-family median was $570,000, down 10.2% year over year on 63 sales with 6.4 months of supply. The condominium median was $205,000, up 12.3%, on 35 sales with 24.5 months of supply and 69% cash. Those two markets are behaving very differently and should not be blended.
Is Keystone Point gated, and does it have ocean access?
Yes, guard-gated 24 hours a day across three access gates, roughly 880 single-family homes. Security is funded by a separate $990.42 annual per-property levy; homeowners association membership itself is voluntary. Most of Keystone Point has no-fixed-bridge access to the Atlantic via Haulover Inlet, but some listings disclose a fixed bridge with about thirteen feet of clearance — verify per address before buying for a boat.
What is SoLé Mia?
A 184-acre master-planned development by LeFrak and Turnberry on Biscayne Boulevard, programmed for 4,390 residences and 1.5 million square feet of commercial at roughly $4 billion. Delivered so far: three rental buildings, a seven-acre crystal lagoon, Costco, a 100,000 square foot padel club, and the 370,000 square foot UHealth SoLé Mia Medical Center which opened on 30 September 2025. ONE Park Tower by Turnberry — 33 storeys, 292 residences, about 80% sold — is the first for-sale product.
Was SoLé Mia built on a landfill?
Yes. The site was the Munisport municipal landfill, which operated from roughly 1974 to 1981 and was placed on the federal Superfund National Priorities List in 1983. The main contaminant was un-ionized ammonia in leachate-contaminated groundwater. After remediation it was deleted from the NPL in 1999. Florida DEP still keeps a hazardous-waste contingency plan on file for the site. It is a legitimate disclosure item to raise, alongside the 200-year city ground-lease structure.
Sources
- MIAMI REALTORS — Miami-Dade city-level single-family metrics, Q2 2026
- MIAMI REALTORS — Miami-Dade city-level condo and townhouse metrics, Q2 2026
- The Real Deal — Wealth boom results in pricey summer home sales for Miami, 22 July 2026
- University of Miami — UHealth SoLé Mia Medical Center opens, 30 September 2025
- Florida YIMBY — Turnberry breaks ground on 33-storey ONE Park Tower at SoLé Mia
- Florida YIMBY — Biscayne North Miami slated for former Johnson & Wales campus, 20 August 2025
- Federal Register — Munisport Landfill NPL deletion notice, 25 June 1999
- EPA — Superfund sites in reuse in Florida
- City of North Miami — Flood hazard information
- Keystone Point Homeowners Association
Related coverage
Part of Neighborhoods.