Sans Souci Estates — photography to follow
What Sans Souci Estates costs on the public record — recorded sales, not asking prices.
Sans Souci Estates — Area Facts
- Where
- North Miami, Miami-Dade County, Florida
- Correct spelling
- Sans Souci — the county returns nothing for “San Souci Blvd”
- What it is
- A waterfront single-family enclave on canals off Biscayne Bay, inside a mixed-use plat
- Recorded plats
- Sans Souci Estates, PB 50-86 and the replat of Block 12, PB 65-20
- Folios measured
- 58 carrying a Sans Souci plat legal — of which 34 are single-family homes
- Streets measured
- NE 120th, NE 121st and NE 122nd Streets, plus Sans Souci Boulevard and NE 123rd Street
- Homes
- 1,645–4,747 sq ft · median 2,368 sq ft · 3–5 bedrooms, median 3
- 2026 assessed value
- $138,640–$2,385,703 · median $589,154
- Qualified sales, 2023–2026
- 🔴 Two. One in 2023, none in 2024, one in 2025, none in 2026
- Those two sales
- $2,900,000 (2023) and $2,230,800 (2025)
Key Takeaways
- 🔴 It is “Sans Souci”, not “San Souci”. A Miami-Dade address search for “San Souci Blvd” returns zero folios; “Sans Souci Blvd” returns 714. This site’s own page title and URL carried the misspelling, and the county record settles it.
- 🔴🔴 This is one of the most illiquid residential markets I have measured anywhere in Miami-Dade. Across the 34 single-family homes I could verify, the county records two qualified sales in four years — one in 2023, none in 2024, one in 2025, none in 2026. There is no median to publish and no trend to draw, and I am not going to invent either.
- ⭐ The one like-for-like measurement available is a repeat sale. A house on NE 120th Street sold for $1,900,000 in 2021 and again for $2,230,800 in 2025 — +17.4% over four years on the same property. That is one transaction, not a market, but it is the only genuinely comparable pair the record contains.
- ⚠️ The Sans Souci plat is not a purely residential neighbourhood. Of the 58 platted folios I reached, only 34 are single-family. The remainder are retail, restaurants, a service station, a church, a private school, offices, a parking lot and three multifamily buildings — including a 130-unit building assessed at $13,199,057.
- ⚠️ Assessed values here are a poor guide to price. Median 2026 assessed value is $589,154, against recent sales of $2.2–2.9 million. That gap is Florida’s assessment cap on long-held homes, and it does not transfer to a buyer.
- ⚠️ Coverage limit, stated up front: I mapped this plat by sweeping streets and keeping only folios whose county legal names a Sans Souci plat. I cannot prove I found every street. Twelve streets swept returned no Sans Souci folios at all. Treat 34 homes as what I verified, not as the whole neighbourhood.
What Sans Souci Estates actually is
Sans Souci Estates is a waterfront pocket of North Miami, laid out on canals that run inland from Biscayne Bay. The county records it under two plats: Sans Souci Estates at Plat Book 50, page 86, and a replat of Block 12 and part of Block 1 at Plat Book 65, page 20. The homes I could verify sit on NE 120th, NE 121st and NE 122nd Streets.
The houses are not enormous by modern Miami waterfront standards and that is worth knowing before you arrive with expectations. Across the 34 I measured, living area runs from 1,645 to 4,747 square feet with a median of 2,368, and the bedroom count runs three to five with a median of three. This is a mid-century-scaled neighbourhood on good water, not a street of new eight-bedroom trophy houses.
🔴 And a correction this page owes you. Until August 2026 it was titled “San Souci Estates”. The name is French — sans souci, without care — and the county is unambiguous about it: an address search for “San Souci Blvd” returns zero results, while “Sans Souci Blvd” returns 714 folios. The URL of this page still carries the old spelling because changing a URL that search engines already know is a bigger risk than the misspelling itself. The page text is now correct.
The plat is mixed-use, and that surprises people
If you picture Sans Souci Estates as a purely residential enclave, the county record complicates that. Of the 58 folios I found carrying a Sans Souci plat legal, only 34 are classified single-family. Here is the rest:
| County classification | Folios |
|---|---|
| Residential — single family | 34 |
| Store / retail outlet | 10 |
| Multifamily, 10 units plus | 3 |
| Educational — private school | 2 |
| Restaurant or cafeteria | 2 |
| Office building, one storey | 2 |
| Religious | 1 |
| Service station | 1 |
| Parking lot | 1 |
| Vacant commercial land | 2 |
The commercial folios sit along Sans Souci Boulevard and toward NE 123rd Street, and some of them are substantial. One multifamily building on the plat records 130 units and a 2026 assessed value of $13,199,057; the county shows it last changing hands in a multi-parcel deed at $22,750,000 in August 2003. A second multifamily records 48 units at $3,857,170 assessed.
None of that makes the residential streets worse. It does mean the name covers a corridor as well as an enclave, and that a listing described as being “in Sans Souci Estates” can sit in quite different settings. Look at the folio, not the neighbourhood name.
Two sales in four years
This is the number that matters and it is the reason this page does not carry the four-year price table I publish on most Miami buildings.
Across the 34 verified single-family homes, restricting to transactions Miami-Dade itself flags as qualified — arm’s-length, excluding the family transfers and quit-claims that dominate the raw history in a neighbourhood this old — the record reads:
| Year | Qualified sales | Price | $/sq ft |
|---|---|---|---|
| 2023 | 1 | $2,900,000 | $611 |
| 2024 | 0 | — | — |
| 2025 | 1 | $2,230,800 | $613 |
| 2026 to date | 0 | — | — |
🔴 Two sales cannot establish a direction, a median or a trend, and nothing on this page will claim otherwise. What they can tell you is a level: the two most recent qualified transactions cleared at $611 and $613 per square foot, remarkably close to each other two years apart. That consistency is worth something even when the count is this small.
The single most useful figure in the whole record is a repeat sale. One house on NE 120th Street appears twice: $1,900,000 in 2021 and $2,230,800 in 2025. Same property, same plat, four years apart — up 17.4%. A repeat sale removes the mix problem that makes small-sample medians useless, because it compares a house to itself. It is one observation and I will not stretch it further than that, but it is the cleanest thing here.
For a longer view, the county record also carries $2,650,000 and $1,250,000 in 2022 and $1,900,000, $904,000 and $770,000 in 2021. That spread — roughly $770,000 to $2,900,000 — tells you the obvious thing about a canal neighbourhood: the water frontage is doing most of the pricing, and two houses of similar size can be a million dollars apart depending on what they back onto.
Why the assessed values look wrong
Median 2026 assessed value across the 34 homes is $589,154, in a range from $138,640 to $2,385,703. Recent sales are $2.2–2.9 million. Those two facts are not in conflict and the reason matters if you are buying.
Florida caps how fast a homesteaded property’s assessed value can rise. In a neighbourhood where owners have held for decades — and a two-sales-in-four-years turnover rate says exactly that — the assessed figure drifts far below what the house would fetch. The cap belongs to the current owner. It resets when the property sells.
So do not read a $589,154 assessment as a valuation, and do not budget your carrying cost from the seller’s tax bill. Ask what the assessment resets to at your purchase price, and have your closing agent put a number on it before you are committed.
What to check before you buy here
The water — specifically, your route to the bay. These are canal lots. Depth at your dock at low tide and clearance under any bridge between you and Biscayne Bay are property-specific, and they are the difference between a boating house and a house with a view of water.
The seawall. A mid-century canal neighbourhood runs on seawalls of a similar age. Replacement is a large owner expense and it is not the city’s. Get it surveyed independently.
What is behind you as well as in front of you. Given the mix above, check the classification of the adjoining folios rather than assuming residential. A retail parcel or a 130-unit apartment building can be closer than the neighbourhood’s reputation implies.
Accept that comparables will be hard, and plan for it. With two qualified sales in four years, an appraisal here is genuinely difficult and can hold up financing. Raise it with your lender early rather than three weeks before closing.
Who Sans Souci Estates suits
It suits a buyer who wants a canal and a dock without a Miami Beach price. Recent trades at $611–$613 per square foot on the water are a long way below what equivalent frontage costs further south, and that is the honest case for the neighbourhood.
It suits someone buying to stay. Two sales in four years is a community of long-term owners, and that stability is real. The homes are mid-century in scale, and buyers who want them tend to want them for a while.
It does not suit a buyer who needs liquidity or an easy exit. This is the sharpest point on the page. A market that produces zero qualified sales in a calendar year is one where selling on your own timetable may not be possible.
It does not suit anyone who needs a big new house. Median living area of 2,368 square feet and a median of three bedrooms is the reality of the measured stock.
And a word to owners here. Your appraisal problem is the same as a buyer’s. With this little transaction evidence, the price you achieve depends heavily on how well your property’s water frontage and condition are documented and argued, because the comparables will not do the work for you. If you are thinking about selling, the preparation matters more here than in almost any neighbourhood I cover.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record. The plat was mapped by sweeping the county address index street by street and keeping only folios whose recorded legal description names a Sans Souci plat (PB 50-86 or PB 65-20); each resulting folio was then retrieved individually for land-use classification, living area, bedrooms, 2026 assessed value and full sale history, with the county’s own qualified-sale flags applied. That produced 58 folios, of which 34 are single-family, on NE 120th, NE 121st and NE 122nd Streets plus Sans Souci Boulevard and NE 123rd Street. 🔴 Coverage is not proven complete: twelve further streets were swept and returned no Sans Souci folios, but the county index has no search-by-subdivision mode, so I cannot demonstrate that every street in the plat was found. All figures describe the 34 verified homes. No median sale price is published for 2023–2026 because only two qualified sales occurred. Seawall condition, canal depth and bridge clearance are property-specific and were not assessed. Re-check when the next tax roll publishes.
Sans Souci Estates, North Miami — Frequently Asked Questions
Is it San Souci or Sans Souci?
Sans Souci, with the s. The Miami-Dade address index returns zero folios for “San Souci Blvd” and 714 for “Sans Souci Blvd”. The county’s recorded plats read Sans Souci Estates. This page’s URL keeps the older spelling only because changing a live URL carries more risk than the misspelling does.
How much do homes in Sans Souci Estates sell for?
🔴 There have been only two qualified sales in four years across the 34 homes verified — $2,900,000 in 2023 and $2,230,800 in 2025, at $611 and $613 per square foot. There were no qualified sales in 2024 or in 2026 to date. That is too little evidence for a median or a trend, and this page does not publish one.
Are prices rising in Sans Souci Estates?
The record cannot answer that with confidence. The one like-for-like measurement is a repeat sale on NE 120th Street: $1,900,000 in 2021 and $2,230,800 in 2025, up 17.4% on the same house. One observation is a data point, not a trend.
Is Sans Souci Estates all single-family homes?
No. Of 58 folios carrying a Sans Souci plat legal, 34 are single-family. The rest include ten retail parcels, three multifamily buildings (one of 130 units, assessed at $13,199,057), two restaurants, two offices, a private school, a church, a service station, a parking lot and two vacant commercial parcels — concentrated along Sans Souci Boulevard and toward NE 123rd Street.
Why are the assessed values so much lower than the sale prices?
Median 2026 assessed value is $589,154 while recent sales are $2.2–2.9 million. Florida caps annual increases in a homesteaded property’s assessed value, and in a neighbourhood with almost no turnover that cap compounds for decades. It resets when the home sells, so a buyer should not budget from the seller’s tax bill.
How big are the houses?
Across the 34 verified homes, living area runs 1,645 to 4,747 square feet with a median of 2,368, and bedrooms run three to five with a median of three. It is a mid-century-scaled waterfront neighbourhood rather than a street of large new houses.
What is the biggest risk buying here?
Appraisal and exit. With two qualified sales in four years there is very little comparable evidence, which can complicate financing and makes selling on a fixed timetable uncertain. After that, the property-specific items: seawall condition, canal depth at low tide, and bridge clearance on your route to Biscayne Bay.
Sources and further reading
Thinking about Sans Souci Estates?
Two qualified sales in four years means the comparables will not price your house for you — and they will not price a purchase either. I have the full county record for this plat. Let me show you what it does and does not support.
Related coverage
Part of Miami Neighborhoods.