Surfside Condos for Sale | Oceanfront Luxury in Miami's Billionaire's Triangle

Why North Beach Is Booming

North Beach's transformation began with a 2017 voter referendum that increased the floor area ratio (FAR) in the Town Center district around 71st Street from 2.25 to 2.75–3.5, enabling taller, denser development. Combined with Miami Beach's decision to allow short-term rentals in new construction within this zone, the upzoning attracted developers who had been priced out of South Beach and Mid-Beach.

Key Market Drivers:

• Short-term rental flexibility — New condos in the Town Center allow Airbnb/VRBO rentals, a rare benefit on Miami Beach
• Attainable pricing — Entry points 40–60% below comparable new construction in South Beach
• Appreciation potential — Median prices up 43% year-over-year (2024–2025) 
• Infrastructure investment — $53.8 million community complex with aquatic center, library, and parks underway
• Deauville redevelopment — The historic hotel site's transformation by Terra/Foster + Partners signals institutional confidence

Price Ranges by Property Type

North Beach offers Miami Beach's most attainable new construction pricing. Short-term rental flexibility in newer buildings adds significant investment value.

Who Lives in North Beach

North Beach attracts a diverse mix drawn to its authentic beach town character and investment potential. Residents include investors and second-home buyers seeking short-term rental income, young professionals priced out of South Beach, families attracted to uncrowded beaches, parks, and community feel, retirees from the Northeast and Latin America seeking value, artists and creatives drawn to the neighborhood's unpretentious vibe, and international buyers seeking Miami Beach exposure at accessible price points.

New Construction & Pre-Construction Projects

North Beach is experiencing its biggest development wave since the 1950s, with 10+ projects in various stages:

Recently Completed

Under Construction

Pre-Construction & Approved

Featured Buildings

New Construction & Short-Term Rental Friendly

Ultra-Luxury Oceanfront

Classic & Value-Oriented

Signature Building Profiles

72 Park

72 Park at 580 72nd Street marks North Beach's official arrival as a luxury destination. This 22-story, 206-unit tower by Lefferts Development—the first new condo in North Beach in five years—achieved 90% sellout before completion and began closings in early 2025. Designed by Arquitectonica with Built Form interiors, the LEED Gold-certified building features MiMo-inspired architecture with curved corners and glass railings. Units range from studios to three-bedrooms (466–1,177 sq ft), delivered fully furnished with Italian cabinetry and smart-home technology. The building allows short-term rentals, and Michelin Bib Gourmand-recognized Roberta's pizzeria occupies the ground floor—its first Miami location.

Key Details: 206 units | 22 stories | 2025 | Studios–3BR | 466–1,177 sq ft | $700K–$2.8M | Short-term rentals allowed

Ella Miami Beach

Ella Miami Beach at 6940 Abbott Avenue brings Arquitectonica's design sophistication to North Beach's attainable market segment. Named for jazz legend Ella Fitzgerald—who performed frequently in Miami Beach during the 1920s and 30s—this 10-story, 103-unit boutique building features subtle Art Deco curves that honor the neighborhood's architectural heritage. Units range from studios to two-bedrooms (434–1,076 sq ft) with ItalKraft kitchens, JennAir appliances, and expansive terraces. Amenities include a rooftop pool, pickleball court with ocean views, fitness center, and co-working space. Short-term rentals are permitted. Completion expected 2026.

Key Details: 103 units | 10 stories | 2026 | Studios–2BR | 434–1,076 sq ft | $500K–$2.5M | Short-term rentals allowed

7200 Collins

7200 Collins represents North Beach's most ambitious short-term rental-friendly project. This 12-story, 222-unit tower by Northlink Capital offers studios to two-bedroom+den residences (375–1,188 sq ft), all delivered fully furnished for turnkey living or rental income. Designed by Revuelta Architecture with MiMo-inspired curved facades, the building features three floors of resort-style amenities including a pool, beach club, fitness center, library lounge, and alfresco dining areas. The project reached 85% sold within five months of launch—a testament to investor demand for flexible-use oceanfront product.

Key Details: 222 units | 12 stories | 2027 | Studios–2BR+den | 375–1,188 sq ft | From $550K | Short-term rentals allowed

Deauville Beach Resort Redevelopment

The Deauville Beach Resort at 6701 Collins Avenue is North Beach's most significant development story. The original 1957 hotel—where The Beatles performed on the Ed Sullivan Show in 1964—was demolished in 2022 after years of neglect. In 2025, the Miami Beach City Commission granted final approval to Terra and the Meruelo family to redevelop the 3.8-acre oceanfront site with two condominium towers (up to 200 units) and a partially reconstructed 140-room Deauville hotel. Foster + Partners leads the design team. The project includes $7.5 million in community benefits and infrastructure improvements. Construction expected to begin 2026.

Key Details: 200 condos + 140 hotel rooms | 2 towers (300 ft max) | 2026+ | Foster + Partners | Pricing TBD

Ocean Terrace

Ocean Terrace at 7409–7449 Collins Avenue launched sales in late 2025 as North Beach's most design-forward development. The Witkoff Group and Ocean Terrace Holdings (Alex Blavatnik) are creating a mixed-use oceanfront destination with 52 private condominiums, 24 resort residences, and a 42-key historic hotel along 350 feet of shoreline. Exteriors by Revuelta Architecture and interiors by Robert A.M. Stern Architects (RAMSA)—known for Shore Club Private Collection and 220 Central Park South—draw on MiMo, Art Deco, and Brazilian modernism. A five-acre public park by Raymond Jungles anchors the project and is already open to residents.

Key Details: 52 condos + 24 resort + 42-key hotel | Mixed heights | TBD | RAMSA interiors | Pricing TBD

Eighty Seven Park

Eighty Seven Park at 8701 Collins Avenue represents the pinnacle of North Beach luxury—Pritzker Prize-winner Renzo Piano's first residential project in the United States. Situated at the northernmost tip of Miami Beach adjacent to the 35-acre North Shore Open Space Park, this 18-story tower of 70 residences exemplifies Piano's philosophy of architecture in harmony with nature. The building appears to float above the landscape, with extra-wide balconies and floor-to-ceiling glass creating seamless indoor-outdoor living. Interiors by RDAI feature natural oak cabinetry and stone finishes. This is North Beach's most exclusive address, attracting buyers seeking trophy oceanfront living with permanently protected park views.

Key Details: 70 units | 18 stories | 2019 | 1–5 bedrooms | 1,018–7,572 sq ft | $2M–$15M

The Town Center District

North Beach's Town Center—roughly bounded by 68th to 72nd Streets along Collins Avenue—is the focus of the neighborhood's revitalization. The 2017 upzoning allows:

• Increased density (FAR 2.75–3.5 vs. 2.25 previously)
• Taller buildings (up to 200+ feet in some areas)
• Short-term rentals in new construction
• Mixed-use development with ground-floor retail

Current & Planned Town Center Projects:

• 72 Park (complete)
• PALMA Miami Beach (pre-construction)
• 72 Carlyle (pre-construction)
• 880 71st Street mixed-use (planned)
• $53.8 million community complex with aquatic center, library, expanded green spaces

North Beach Timeline

2025 Market Snapshot

North Beach's condo market is outperforming all Miami Beach neighborhoods in price appreciation:

Source: Redfin, Miami Association of Realtors, developer data.

Market Highlights:

• North Beach prices rose 43% year-over-year through late 2024—the highest appreciation rate on Miami Beach
• New construction commands 2x the price per square foot of existing inventory
• Short-term rental-friendly buildings achieving 85–90% sellout before completion
• Significant pricing gap vs. Mid-Beach and South Beach creates continued upside

Parks & Recreation

North Shore Open Space Park — This 35-acre oceanfront preserve is North Beach's crown jewel. One of Miami Beach's largest parks, it features natural dune vegetation, uncrowded beaches, shaded picnic areas, playgrounds, BBQ grills, and two dog parks. The park is being upgraded with paved walkways, enhanced landscaping, and connections to the Miami Beach Boardwalk—eventually enabling biking/skating from 87th Terrace to South Pointe. Terra Group funded the $6.5 million redesign as part of the Eighty Seven Park development.

Miami Beach Bandshell — This historic outdoor amphitheater hosts concerts, cultural events, and community gatherings throughout the year. Located within North Beach, it's a focal point of the neighborhood's cultural life.

Normandy Shores Golf Course — An 18-hole public course offering a tranquil escape minutes from the beach.

North Shore Park & Youth Center — Sports fields, tennis courts, basketball courts, and youth programming. The new $53.8 million aquatic center and library complex will be adjacent.

Dining & Entertainment

North Beach offers an eclectic, unpretentious dining scene that reflects its diverse community:

Fine Dining: Roberta's at 72 Park (Brooklyn Michelin Bib Gourmand pizzeria, first Miami location), Carillon's signature oceanfront restaurant (farm-to-table wellness cuisine)

Casual & Local Favorites: Café Prima Pasta (legendary Italian, lines out the door), Josh's Deli (Jewish deli institution), La Perrada de Edgar (Colombian street food), Roasters 'n Toasters (classic breakfast), Taquiza (upscale Mexican), North Beach Bandshell food trucks

Coming Soon: Ground-floor restaurants at Ella Miami Beach, 7200 Collins, and Ocean Terrace will significantly expand North Beach's dining options

Nightlife & Entertainment: North Beach is quieter than South Beach—perfect for those seeking relaxation. The Miami Beach Bandshell hosts concerts and cultural events. The new developments are introducing rooftop lounges and poolside bars that add evening energy without South Beach intensity.

Shopping: 71st Street is the emerging retail corridor with cafes, boutiques, and galleries. Bal Harbour Shops is 7 minutes north; Lincoln Road is 15 minutes south; Aventura Mall is 15 minutes northwest.

Frequently Asked Questions

Can I rent out my North Beach condo on Airbnb? Yes, if the building was constructed after the 2018 Town Center zoning changes. Buildings like 72 Park, Ella Miami Beach, and 7200 Collins explicitly allow short-term rentals with no minimum stay requirements. Older buildings and those outside the Town Center generally prohibit rentals under 6 months. Always verify rental policies before purchasing.

What is the Town Center district? The Town Center is North Beach's designated commercial and residential core, roughly spanning 68th to 72nd Streets along Collins Avenue. A 2017 voter referendum increased allowable density, enabling taller buildings and mixed-use development. New construction within this zone can permit short-term rentals—a significant benefit unavailable elsewhere on Miami Beach.

How does North Beach compare to South Beach? North Beach offers significantly lower prices (40–60% less per square foot for new construction), uncrowded beaches, a quieter residential atmosphere, and short-term rental flexibility in new buildings. South Beach provides walkability, nightlife, Art Deco architecture, and established luxury. North Beach is for buyers seeking value and investment potential; South Beach is for those prioritizing lifestyle and location premium.

What happened to the Deauville Beach Resort? The iconic 1957 hotel—where The Beatles performed on the Ed Sullivan Show—closed in 2017 after hurricane damage and was demolished in 2022. In 2025, Terra and the Meruelo family received final approval to redevelop the 3.8-acre site with two condo towers (up to 200 units), a reconstructed 140-room Deauville hotel, and public amenities. Foster + Partners is designing the project. Construction is expected to begin in 2026.

What is the best investment building in North Beach? For short-term rental income, 72 Park (completed 2025), Ella Miami Beach (2026), and 7200 Collins (2027) offer purpose-built flexibility with professional rental management options. For long-term appreciation, Eighty Seven Park and the upcoming Deauville/Ocean Terrace projects represent trophy assets with strong fundamentals.

What are typical HOA fees in North Beach? HOA fees vary significantly by building age and amenities. Older mid-rise buildings typically charge $0.60–$1.00 per square foot monthly. New construction with full amenities ranges from $1.00–$1.50 per square foot. Wellness-focused buildings like Carillon with extensive spa facilities can exceed $2.00 per square foot. Always review reserve funds and recent special assessments, particularly for older buildings under Florida's updated condo safety legislation.

Is North Beach safe? Yes. North Beach is a residential, family-friendly neighborhood with lower crime rates than South Beach. The community is tight-knit with active neighborhood associations. The ongoing development and increased foot traffic are further improving the area.

How far is North Beach from the airport? Miami International Airport (MIA) is approximately 20–25 minutes from North Beach. Fort Lauderdale-Hollywood International Airport (FLL) is approximately 35–40 minutes north.

What is MiMo architecture? MiMo (Miami Modern) is a regional architectural style from the 1950s–60s characterized by dramatic angles, bold colors, decorative screens, and futuristic forms. North Beach contains many significant MiMo buildings, including the original Carillon Hotel. New developments like 72 Park and 7200 Collins incorporate MiMo-inspired design elements as a nod to this heritage.

Is North Beach family-friendly? Yes. North Beach is one of Miami Beach's most family-oriented neighborhoods. The uncrowded beaches, 35-acre North Shore Open Space Park with playgrounds and dog parks, community recreation facilities, and quieter atmosphere make it ideal for families. The upcoming $53.8 million community complex will add an aquatic center, library, and expanded green spaces.

Are there good schools near North Beach? North Beach has access to Miami Beach public schools and is near several private school options. The neighborhood's family-friendly character attracts residents with children.

North Beach vs. Mid-Beach Comparison

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About Manhattan Miami Real Estate

Manhattan Miami Real Estate specializes in North Beach's emerging luxury market, from short-term rental-friendly investments to trophy oceanfront properties. Our multilingual team serves domestic and international buyers with expertise in pre-construction opportunities like Ella Miami Beach and 7200 Collins, resales in buildings like 72 Park and Eighty Seven Park, and the upcoming Deauville and Ocean Terrace developments. Contact us for a personalized consultation or to schedule private showings in North Beach's most promising buildings.