North Shore

It's a quieter, more residential slice of Miami Beach with strong beach and water access — 161 of the current listings are waterfront. Nearby communities like Isle Of Normandy and Biscayne Point give it a neighborhood feel that's harder to find further south. Expect island living without the peak-season intensity of the entertainment districts.

It's more attainable than much of Miami Beach, with a median list price of $580,500 and listings starting around $220,000. That said, the ceiling is high — 58 homes are currently priced above $1M — so the range is wide enough to fit very different budgets.

The median list price is $580,500 and the median home sold over the past year went for $370,000. At roughly $827 per square foot on a median home size near 994 square feet, most of the inventory here is condos and compact residences rather than large single-family houses.

There are 252 active listings and 239 homes have sold in the past 12 months, so it's a busy, liquid market. Homes take a median of 75 days to sell and sellers are averaging 94% of asking — meaning buyers have some negotiating room. You can track current activity on the live map.

Median property tax runs about $6,800 a year in North Shore. HOA figures vary too widely across the condo-heavy inventory to cite a single median, so budget building by building. For comparison, median rent in the area is around $3,200 a month.