Completed South Beach · Miami-Dade
Five Park
Condominium · ~$930K (resale)
Delivered 2024
The neighborhood
South Beach is the southern tip of Miami Beach and the island's most famous name: pastel art-deco hotels along Ocean Drive, the Versace mansion, and a beach that anchors one of the world's great urban waterfronts.
Luxury here is concentrated in a handful of full-service oceanfront towers and a tight inventory of historic and modern residences. It is the densest, most walkable, and most photographed corner of Miami-Dade.
The market divides into distinct pockets. South of Fifth holds the neighborhood's most exclusive towers and estates. The Art Deco District is the historic and social heart. The Collins Avenue corridor carries the modern oceanfront product. Each has its own price point and buyer.
South Beach rewards buyers who understand the block, the building, and the view. We work the neighborhood tower by tower, because the difference between one Collins Avenue address and the next can be a multiple of price.
The neighborhood's density and its protected historic district are what make it scarce.
What to know
The character of South Beach.
01
Art Deco District
The protected historic district of pastel hotels and neon along Ocean Drive.
02
Oceanfront towers
Full-service residences like The Setai, Continuum, and 1 Hotel & Homes.
03
Walkable everything
Beach, dining, nightlife, and Lincoln Road all on foot.
04
Global energy
A year-round international crowd and a cultural calendar without pause.
City & community overview
South Beach at a glance.
South Beach is the southern tip of Miami Beach, roughly from the Government Cut and South Pointe Park north to 23rd Street. It is the island's social and historic center: the Art Deco Historic District, Ocean Drive, Lincoln Road, and a beach culture that runs year-round. Life is walkable, dense, and international.
South Beach is part of the city of Miami Beach, whose resident population was estimated at 81,594 as of July 1, 2025 (U.S. Census Bureau QuickFacts, Vintage 2025).
Neighborhoods & districts
- South of Fifth (SoFi)
- Art Deco Historic District
- Flamingo / Lummus
- Collins Avenue oceanfront corridor
- Bayshore and the western edge
History
South Beach was developed in the 1910s and 1920s, then rebuilt in the 1930s as a resort of Art Deco hotels. By the 1970s it was faded; the 1980s and 1990s revival, led by fashion shoots, the Versace mansion, and a new generation of hotels and restaurants, made it a global destination. The historic district is now protected and the modern towers have joined the skyline.
Commercial districts & employment
South Beach's economy is hospitality, retail, and the creative industries. Lincoln Road and Collins Avenue anchor shopping and dining, the hotels drive the resort economy, and Art Basel and the design world keep the neighborhood on the global calendar.
Accessibility & getting around
South Beach connects to the mainland via the MacArthur Causeway at its northern edge. Miami International Airport is about 20 minutes by car, Downtown Miami and Brickell about 15, and the rest of Miami Beach is a short drive north.
Market overview
The South Beach market, in numbers and context.
Figures below are drawn from the cited sources and reporting periods. Markets move, so treat any number as a snapshot, not a promise. We verify current activity, comparable sales, and pricing for the specific property you are considering.
Luxury condo median ($1M+)
$2.2M
Condo Black Book, Miami Beach Q1 2025, up 6.7% YoY
Luxury condo price per sq ft
$1,375
Condo Black Book, Q1 2025, all-time high, up 14.9% YoY
Luxury days on market
85
Condo Black Book, Q1 2025
Luxury inventory
23 months
Condo Black Book, Q1 2025, up 15% YoY
South Beach price per sq ft
$1,161
Condo Black Book, Q2 2025, up 13% YoY
Highest YoY PPSF gain
+37%
Condo Black Book, Q3 2025, best in Miami Beach
South Beach is tracked within the Miami Beach luxury market, and the luxury numbers are the ones that matter here. Condo Black Book's Q1 2025 report showed a Miami Beach luxury condo median of $2.2 million, up 6.7% year over year, with price per square foot at a record $1,375. By Q3 2025, South Beach delivered the highest year-over-year gain in price per square foot of any Miami Beach submarket, up 37%.
Inventory has risen across the luxury tier, giving qualified buyers more negotiating room than in the peak years, while the best oceanfront product still commands premium per-square-foot pricing. The spread between asking and closing has widened in the softer segments.
A South Beach-specific average sale price is not consistently published; the neighborhood's mix of historic units and ultra-luxury towers makes averages misleading. For a specific building or unit, we pull current comparables, days on market, and association details. Contact for current information.
Data source
Condo Black Book; Redfin (Miami Beach citywide)
Reporting period
Q1, Q2, and Q3 2025 luxury reports
Updated
October 2026
Where to look
Neighborhoods and communities in South Beach.
Each area has its own character, housing stock, and price point. We verify gated status, waterfront access, and association details for the specific property you are considering, since these vary street by street.
01
South of Fifth (SoFi)
The exclusive enclave from South Pointe Park north to 5th Street, surrounded by water on three sides. Luxury towers, a marina, and high-end dining make it the most sought-after South Beach address.
02
Art Deco Historic District
The protected district of pastel hotels and neon along Ocean Drive and Collins Avenue. Historic residences here trade on character, location, and the district's protected scale.
03
Flamingo / Lummus
The social heart of South Beach around Flamingo Park and Lummus Park, with the beachfront promenade, restaurants, and nightlife. The densest and most walkable section.
04
Collins Avenue oceanfront
The modern tower corridor, with full-service buildings such as The Setai, Continuum, and 1 Hotel South Beach. The address for oceanfront luxury condos.
05
Bayshore & western edge
The quieter western side of the neighborhood, with bay views, single-family homes, and a more residential feel minutes from the beach.
Luxury opportunities
Luxury real estate in South Beach.
South Beach luxury is oceanfront and walkable: full-service towers on Collins Avenue, exclusive residences in South of Fifth, and historic properties in the Art Deco District. The neighborhood's scarcity is its density: there is no more land, so the best views and the best buildings carry the market. Entry pricing for luxury product starts around $1 million and rises steeply with exposure.
Property types
- Oceanfront condominiums in full-service towers
- South of Fifth luxury residences and penthouses
- Historic Art Deco and Mediterranean residences
- Bayfront homes on the western edge
- Branded residences, including Ritz-Carlton and Faena
- Pre-construction in the South Beach pipeline
What buyers should evaluate
- Ocean, bay, or city view, which drives most luxury pricing
- Building age, condition, and association health
- Historic district restrictions for older properties
- Insurance and flood costs on the oceanfront
- Rental history and demand in the short-term market
- Resale evidence in the same building or street
Lifestyle
How people actually live in South Beach.
South Beach is the island's social center: beach clubs, gallery openings, and a dining scene that runs from sidewalk cafés to destination restaurants. Everything is within walking distance, which is the point.
Lifestyle, dining & recreation
Living well in South Beach.
The beaches, parks, dining, shopping, and culture that shape day-to-day life here. We list established places and districts; confirm hours and current programming before you visit.
South Pointe Park
The park at the island's southern tip, with ocean and bay views, a fishing pier, and the start of the beach.
Lincoln Road
The pedestrian promenade of shopping, galleries, and outdoor dining, designed by Morris Lapidus.
Ocean Drive
The iconic Art Deco strip of sidewalk cafés, hotels, and people-watching along the beach.
Lummus Park
The beachfront park running along Ocean Drive, with volleyball courts and the promenade.
Art Deco tours
The Miami Design Preservation League runs the district's walking tours, the best introduction to the architecture.
Dining & nightlife
From sidewalk cafés to destination restaurants and the hotel scene, South Beach dining runs around the clock.
Schools, healthcare & getting around
The essentials in South Beach.
Schools
South Beach students attend Miami-Dade public schools including South Pointe Elementary and Nautilus Middle School.
Healthcare
Mount Sinai Medical Center is minutes north on Alton Road, and urgent care and pharmacies are throughout South Beach.
Transport & airports
The MacArthur Causeway connects South Beach to Downtown Miami and Brickell in about 15 minutes. Miami International Airport is about 20 minutes by car, and the neighborhood is walkable and served by local bus routes.
Waterfront, insurance & ownership
What to weigh before you buy in South Beach.
South Beach is oceanfront by definition: flood zones, insurance, and hurricane resilience are part of every purchase. We review these for every property before you commit.
FEMA flood zones
The oceanfront and bayfront lie within FEMA flood zones. We verify the current FEMA map and elevation certificate for any property you consider.
Flood & homeowners insurance
Flood insurance is required for most South Beach properties and is separate from homeowners coverage. Premiums vary by zone, elevation, and building.
Hurricane preparedness
We review each building's impact glazing, generator systems, reserve funding, and post-storm assessment history.
Condo association health
Association financials, reserves, and pending assessments are critical, especially for historic buildings. We review the documents for every building you consider.
Historic district rules
Properties in the Art Deco Historic District face design review and preservation restrictions that affect renovations and resale.
Boating access
South Beach offers bay and ocean access; we verify marina availability, slip ownership, and bridge clearances for larger vessels.
New construction · Pre-construction
New construction and pre-construction in South Beach.
Developments we track in and around South Beach, with construction status, pricing, and estimated completion. Prices are starting points and change as phases sell; where a fact is not confirmed, the card says so and we share current information on request.
Completed 
Under Construction South Beach · Miami-Dade
Shore Club Private Collection
Condominium · ~$6M
Waterfront 2027 (est.)
Pre-Construction South Beach · Miami-Dade
The Ritz-Carlton Residences, Miami Beach
Condominium · ~$4.2M
Waterfront Branded Q4 2028 (est.)
Under Construction South Beach · Miami-Dade
Rosewood Residences at The Raleigh
Condominium · On request
2027 (est., previously 2026)
Community FAQ
South Beach real estate FAQ.
The questions buyers and sellers ask most about South Beach: the market, condos, new construction, waterfront, schools, lifestyle, and the specifics of buying and selling here. Every answer reflects how we actually work this neighborhood.
Browse all South Florida FAQsWhat is the South Beach real estate market like?
South Beach is the Art Deco district: oceanfront glamour and the island's most famous address. The market spans historic deco condos, boutique buildings, and a new wave of branded residences. Demand is international, and the lifestyle drives the value as much as the water.
What are the best condos in South Beach?
The best South Beach condos combine direct ocean exposure, a strong building, and the deco character or modern luxury that fits your taste. Branded residences like the Ritz-Carlton Residences South Beach lead the new construction. The right building depends on whether you want classic deco charm or current-generation luxury.
What is the new construction scene in South Beach?
South Beach is adding branded oceanfront residences and boutique projects, with limited sites keeping new product scarce. New towers bring modern amenities and services, while the deco inventory offers character and value. Buyers should compare new pricing against the established oceanfront buildings.
How do I sell my condo in South Beach?
South Beach condos sell on ocean exposure, building character, and the lifestyle. Price against recent sales in the same building or comparable oceanfront towers, and market to the global buyer pool. The deco inventory attracts a different buyer than the new towers, so the campaign should match the property.
What is the lifestyle like in South Beach?
South Beach is the beach, the deco architecture, the dining, and the nightlife, all in one walkable district. Residents live between the sand and the city's most famous scene. It is the address for buyers who want energy, glamour, and the ocean at their door.
Are there waterfront homes in South Beach?
South Beach is primarily a condo market, but the adjoining residential neighborhoods offer bayfront and canal homes with direct water access. These homes provide privacy and docks within walking distance of the deco district. Waterfront houses here are rare and tightly held.
What are the best schools near South Beach?
South Beach feeds into Miami Beach public schools, and many residents choose Miami-Dade's private school market. School assignments are address-specific, so we verify the feeder pattern for any property you consider. For families, the private school decision often shapes the neighborhood choice.
What are the HOA fees like in South Beach?
HOA fees in South Beach vary by building, with oceanfront and branded towers carrying higher fees for services and beach maintenance. Fees are a real part of the monthly cost and the resale equation. We itemize current fees and any pending assessments for every building you consider.
Is South Beach a good investment?
South Beach offers iconic scarcity: a famous address, limited inventory, and a global buyer pool. Short-term rental potential is strong in buildings that allow it, which adds an income angle. The market is seasonal, so the entry price and the building's rules matter. We underwrite each property against current evidence.
Work the market
Make South Beach part of your plan.
Whether you are buying, selling, or investing, let us know what you are considering in South Beach and we will respond with the evidence that matters: current activity, comparable values, and available opportunities, public or off-market.
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