Photo: MILA
South Beach
As of July 2026 · Source: Miami MLS
2 condo projects here are currently selling off plan, at pre-completion pricing and on developer deposit schedules rather than a mortgage.
| Project | Developer | Units / Floors | Delivery | From |
|---|---|---|---|---|
| Shore Club Private Collection | Witkoff + Monroe Capital | 49 + 75 keys | 2027 | $6.0M |
| The Ritz-Carlton Residences South Beach | CONTESTED: Sobe Sky Development vs Related+Lionheart | 30-56 / 15-19 | 2027 | $2.0M |
See every Miami pre-construction condo, with deposit schedules and status notes ->
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South Beach — the southern end of Miami Beach north of Fifth Street — is the city's iconic oceanfront district: Ocean Drive and the Art Deco Historic District, Lincoln Road's pedestrian mall, Espanola Way, and the beach and boardwalk that define Miami in the popular imagination. The condo market spans the full range, from restored Deco and mid-century buildings along the ocean and Collins to the modern West Avenue and Sunset Harbour towers on the bay side, where a quieter marina-and-restaurant district has grown up. South Beach offers walkable, beach-adjacent living with more energy and variety than any other Miami neighborhood.
South Beach's inventory is unusually varied. The oceanfront and Collins corridor includes landmark full-service addresses such as the Setai, W South Beach, 1 Hotel & Homes, The Decoplage, and Roney Palace. On the bay and West Avenue side sit Mondrian, Monad Terrace, The Floridian, The Waverly, Flamingo South Beach, and the Mirador towers, along with the Sunset Harbour district's Palau and Sunset Harbour buildings. Loft conversions like Meridian Lofts and boutique newer projects such as Three Hundred Collins and Ten30 round out one of Miami's deepest and most eclectic condo markets. (The quieter luxury enclave south of Fifth Street has its own page.)
South Beach draws an exceptionally broad pool: second-home and vacation buyers, international owners, investors drawn to a strong short-term and seasonal rental market, and full-time residents who want to live steps from the beach and Lincoln Road. That breadth is why the market is both liquid and highly variable by building — a restored Deco studio and a new West Avenue penthouse trade to completely different buyers. Leasing rules also vary widely, from buildings built around flexible rental use to associations with strict minimums, so the rental question is very much building-specific here.
South Beach carries the widest age range in Miami, and because it sits directly on the coast, its condominiums face Florida's Milestone (SB 4-D) structural inspection at 25 years — the earlier coastal trigger. The district's many Deco-era and mid-century buildings are long past that point, so their reserve studies, structural findings, and assessment history are the central due-diligence question; the modern West Avenue and Sunset Harbour towers still have years to run. Nowhere in Miami does building age matter more to what you are actually buying, so pull the reserve study and estoppel for the specific building.
South Beach sits at the south end of the Miami Beach barrier island, connected to the mainland by the MacArthur Causeway (I-395), which reaches Downtown and I-95 in minutes and Miami International Airport in about twenty. It is one of Miami's most walkable neighborhoods, with the beach, Lincoln Road, and Ocean Drive all on foot, and South of Fifth immediately to the south. For buyers, South Beach is the trade of maximum energy, variety, and beach access against the quieter luxury of SoFi or the mainland districts.
Il Villaggio · 1500 Ocean Drive · Bentley Bay North · Bentley Bay South · Capri South Beach · ArteCity · Louver House · Montclair Lofts · Industry Lofts · Sunset Harbour South · Mirador North
It depends heavily on the building. South Beach has one of Miami's widest ranges of leasing rules: some buildings were built around flexible, seasonal, or short-term rental use and are popular with investors, while others — often the quieter residential associations — hold to 6- or 12-month minimums and limit leases per year. The city of Miami Beach also regulates short-term rentals by zone. Because the rules vary so much here, confirm the specific association's bylaws and the applicable short-term-rental rules before you buy. Each South Beach building page lists that building's rental rules where we have verified them.
South Beach dues range as widely as the buildings do. A restored Deco or mid-century building covers security, common-area insurance, water, and reserves at a modest level; a full-service oceanfront tower with concierge, valet, spa, and beach service carries much higher dues. Post-Surfside, Florida law (SB 4-D) also requires condominiums to fund structural reserves based on a Structural Integrity Reserve Study, which weighs especially on South Beach's many older buildings. Always read the estoppel letter and reserve study before relying on a quoted dues figure.
Landmark oceanfront and Collins addresses include the Setai, W South Beach, 1 Hotel & Homes, The Decoplage, and Roney Palace; the bay and West Avenue side features Mondrian, Monad Terrace, The Floridian, and the Sunset Harbour district. South Beach also has a deep layer of Art Deco and mid-century buildings and loft conversions. The right building depends on whether you prioritize oceanfront and full service, a quieter bayfront address, or a walkable Deco building near Lincoln Road.
Very often yes, because of the age range. South Beach sits directly on the coast, so its condominiums face Florida's Milestone (SB 4-D) inspection at 25 years, earlier than the inland trigger. The district's many Art Deco and mid-century buildings are long past that point, so their reserve studies and any assessments are the central due-diligence question; the modern West Avenue and Sunset Harbour towers still have years to run. Building age matters more here than almost anywhere in Miami, so pull the reserve study for the specific building.
As of July 2026, South Beach was a buyer-leaning condo market: roughly 895 active condo listings, about 12 months of supply, and a median 100 days on market, with sold prices landing near 95% of list (Miami MLS). The median sold price was near $475,000, though the six-month and year-over-year swings were large — a reflection of how wide South Beach's mix of unit types is, from Deco studios to oceanfront penthouses, rather than a single trend. Live figures update monthly on our South Beach market stats page.
It is the same condo-purchase process, handled remotely. Out-of-state buyers can close by remote online notarization and power of attorney without flying in; international buyers add ITIN setup, foreign-national financing, and FIRPTA-at-purchase planning for the eventual sale. South Beach is one of the most internationally traded and second-home-driven markets in Miami, so listing agents and associations are thoroughly used to remote and foreign buyers. Our non-resident buyer guides walk through financing, taxes, and closing step by step.
Related: Non-resident buyer guides · Live South Beach market stats
Nearby neighborhoods: South of Fifth · Miami Beach · Venetian Islands
Photo: MILA
Photo: Liz Tang
Photo: Mango's South Beach
Photo: Imran Shaikh
Photo: The Betsy Hotel
Photo: Edgardo Barbaglia
Photo: Pura Vida - Collins Ave
Photo: Anthony Chan
Photo: La Sandwicherie Miami Beach
Photo: Palace Bar & Restaurant
Photo: Limoncello Miami beach
Data & photos from Google Maps
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