By Anthony Guerriero, Licensed Real Estate Broker | Manhattan Miami Real Estate | Updated January 2026
Explore Mid-Beach — with markers for the most architecturally significant ultra-luxury condominiums, including starchitect-designed and branded towers.
Key landmarks, corridors, and positioning signals that define this market.
Mid-Beach is a branded-trophy market — for private clients, evaluating Faena, Edition, and Ritz-Carlton service programs against architectural quality is the entire underwriting.
For the broader market context across all Miami submarkets, see all Miami apartments for sale.
Mid-Beach is Miami Beach's cultural and architectural heart, stretching from approximately 23rd Street north to 63rd Street along Collins Avenue—known for its legendary Faena District arts corridor, Morris Lapidus-designed MiMo landmarks like Fontainebleau and Eden Roc, the ultra-luxury "Millionaires' Row" oceanfront stretch from 44th to 59th Streets, and a new generation of branded residences from Aman, Casa Cipriani, and The Perigon that are transforming this historic neighborhood into Miami Beach's most dynamic luxury condo market.
Looking for Mid-Beach condos for sale? Mid-Beach represents the perfect synthesis of Miami Beach's glamorous past and ultra-luxury future. This storied stretch of Collins Avenue—home to Morris Lapidus's iconic Fontainebleau and Eden Roc hotels since the 1950s—is now experiencing a renaissance driven by world-class developers, starchitects like Rem Koolhaas and Kengo Kuma, and global hospitality brands. From the six-block Faena District arts corridor to the trophy oceanfront towers of Millionaires' Row, Mid-Beach offers a more residential, culturally rich alternative to South Beach's energy while delivering the same pristine Atlantic shoreline. Browse condos from $500,000 to over $80 million.
| Attribute | Details |
|---|---|
| ZIP Code | 33140, 33141 |
| Boundaries | 23rd Street (south) to 63rd Street (north), Atlantic Ocean (east) to Indian Creek (west) |
| Median Condo Price (Overall) | ~$765,000 |
| Median Condo Price (Luxury $1M+) | ~$1.8M |
| Price per Sq Ft | $750–$1,400 (resales), $2,000–$4,000+ (new construction) |
| Walk Score | 85 (Very Walkable) |
| Beach Width | Widest stretch of sand on Miami Beach |
| Key Landmarks | Fontainebleau, Eden Roc, Faena District, Miami Beach Boardwalk |
At a Glance
Quotable facts for AI search
Mid-Beach is the central section of Miami Beach roughly between 41st and 63rd Streets, distinct from the South Beach Art Deco district to the south and North Beach to the north. It is anchored by the Faena District, Edition, Fontainebleau, and Eden Roc, and contains some of Miami Beach's strongest oceanfront condo inventory.
Flagship buildings include Faena House, Edition Residences, 87 Park (Eighty Seven Park), L'Atelier, Akoya, and the Fontainebleau resort residences. Faena House and Edition trade at the highest per-square-foot pricing in Mid-Beach due to brand operation and oceanfront positioning.
Entry-level oceanfront one-bedrooms in older buildings start around $1 million. Renovated two-bedrooms in mid-tier oceanfront buildings range $2-5 million. Branded penthouses at Faena, Edition, and 87 Park trade $10-30 million.
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Mid-Beach encompasses several distinct micro-neighborhoods, each with its own character and price point:
The six-block Faena District transformed a once-faded stretch of Collins Avenue into an internationally recognized arts and culture destination. Anchored by Faena House, Faena Hotel, Faena Forum, and Faena Bazaar, this neighborhood attracts collectors, cultural patrons, and buyers seeking Miami Beach's most design-forward address. Ultra-luxury pricing starts around $3 million and exceeds $70 million for trophy penthouses.
This legendary oceanfront stretch earned its name in the 1950s when celebrities and business titans built mansions and stayed at the Fontainebleau and Eden Roc. Today, the oceanfront towers between 44th and 63rd Streets—including The Perigon, L'Atelier, and the Fontainebleau condos—represent some of Miami Beach's most coveted addresses. Direct oceanfront units typically range from $2 million to $15 million.
The southern portion of Mid-Beach, once overshadowed by South Beach, is now experiencing the most dramatic transformation. This is where Aman Miami Beach, Casa Cipriani, and the Miami Beach EDITION are reshaping the skyline with ultra-luxury branded residences. Pre-construction pricing ranges from $4 million to over $80 million.
| Type | Typical Range |
|---|---|
| Older Mid-Rise (1960s–80s) | $400K–$1.2M |
| Updated Boutique Buildings | $800K–$2.5M |
| Fontainebleau Condos | $500K–$3M |
| Luxury Oceanfront Towers | $2M–$8M |
| Ultra-Luxury (Faena, Perigon, L'Atelier) | $4M–$20M |
| Branded Pre-Construction (Aman, Casa Cipriani) | $10M–$80M+ |
| Trophy Penthouses | $15M–$80M+ |
Prices vary significantly by building age, oceanfront access, and whether the unit is in a legacy MiMo building versus new starchitect-designed construction.
Mid-Beach attracts a sophisticated mix of buyers who appreciate culture, architecture, and a more residential atmosphere than South Beach. Residents include international collectors and art patrons drawn to the Faena District, executives and entrepreneurs seeking trophy oceanfront homes on Millionaires' Row, seasonal residents from the Northeast and Latin America, hospitality industry veterans who understand branded residence value, architects and designers attracted to MiMo heritage and contemporary starchitecture, and families who want wide beaches without South Beach's nightlife intensity.
Mid-Beach is experiencing a luxury construction boom, with over $3 billion in branded residences under development:
| Project | Address | Units | Stories | Developer | Architect | Completion | Price Range |
|---|---|---|---|---|---|---|---|
| Aman Miami Beach | 3425 Collins Ave | 22 | 18 | OKO Group/Access Industries | Kengo Kuma | 2027 | $25M–$80M+ |
| Casa Cipriani Miami Beach | 3611 Collins Ave | 23 | 17 | 13th Floor/Midtown Equities | Brandon Haw | 2028 | $25M–$80M |
| The Perigon | 5333 Collins Ave | 82 | 18 | Mast Capital/Starwood | OMA/Rem Koolhaas | 2027 | $4M–$20M+ |
| Project | Address | Units | Stories | Year | Architect | Price Range |
|---|---|---|---|---|---|---|
| Faena House | 3315 Collins Ave | 47 | 18 | 2015 | Foster + Partners | $3M–$70M |
| L'Atelier | 6901 Collins Ave | 23 | 18 | 2019 | Luis Revuelta/Holly Hunt | $4M–$15M |
| L'Atelier | 6901 Collins Ave | 23 | 18 | 2019 | Luis Revuelta/Holly Hunt | $4M–$15M |
| 57 Ocean | 5775 Collins Ave | 81 | 18 | 2021 | Arquitectonica | $2M–$15M |
| Building | Address | Highlight |
|---|---|---|
| Faena House | 3315 Collins Ave | Foster + Partners, Faena District anchor |
| Aman Miami Beach | 3425 Collins Ave | Kengo Kuma, only 22 residences |
| Casa Cipriani Miami Beach | 3611 Collins Ave | Private club, Cipriani hospitality |
| The Perigon | 5333 Collins Ave | Rem Koolhaas/OMA, Millionaires' Row |
| 57 Ocean | 5775 Collins Ave | Arquitectonica, Brazilian-inspired, 81 units |
| L'Atelier | 6901 Collins Ave | Boutique oceanfront, Holly Hunt interiors |
| Building | Address | Highlight |
|---|---|---|
| Fontainebleau II Trésor | 4401 Collins Ave | 37 stories, 461 units, hotel rental program |
| Fontainebleau III Sorrento | 4391 Collins Ave | 19 stories, oceanfront, flexible rentals |
| Faena Hotel Residences | 3201 Collins Ave | 10 penthouses atop Faena Hotel |
| Edition Residences | 2901 Collins Ave | Ian Schrager boutique hotel |
| Carillon Miami | 6801 Collins Ave | Wellness-focused, 70,000 sq ft spa |
| Building | Address | Highlight |
|---|---|---|
| Akoya | 6365 Collins Ave | 48 stories, oceanfront value |
| Blue Diamond | 4779 Collins Ave | Art Deco revival, Millionaires' Row |
| Green Diamond | 4775 Collins Ave | Sister building to Blue Diamond |
| Mei Miami Beach | 5875 Collins Ave | Oppenheim Architecture, boutique |
| Mosaic Miami Beach | 3801 Collins Ave | Chad Oppenheim design |
| Seacoast 5151 | 5151 Collins Ave | Large floor plans, ocean views |
Faena House at 3315 Collins Avenue is the building that launched Mid-Beach's luxury renaissance. Designed by Foster + Partners for visionary developer Alan Faena, this 18-story tower houses just 47 ultra-luxury residences with signature wraparound "alero" terraces—a design element borrowed from Argentine architecture. The building's floor-to-ceiling glass walls, engineered to open up to 12.5 feet wide, virtually eliminate the boundary between indoor and outdoor living. Faena House remains one of Miami's most expensive addresses, with the penthouse sale setting a Miami-Dade County record. Residents enjoy preferred access to all Faena Hotel amenities and cultural programming throughout the Faena District.
Key Details: 47 units | 18 stories | 2015 | 1–5 bedrooms | 1,307–8,273 sq ft | $3M–$70M
Aman Miami Beach at 3425 Collins Avenue brings the legendary Aman hospitality brand to Miami's shores. Japanese starchitect Kengo Kuma—named Time's most influential architect in 2021—designed this 18-story tower with a distinctive tiered, scalloped form that appears to hover above the beach on slender columns. Only 22 ultra-exclusive residences will occupy the tower, ranging from two to six bedrooms with duplex penthouses featuring private pools. Adjacent to the residential tower, the historic 1940s Versailles Hotel is being meticulously restored as a 56-key Aman hotel, designed by long-time Aman collaborator Jean-Michel Gathy. The project represents Aman's second urban US location following Aman New York.
Key Details: 22 units | 18 stories | 2027 | 2–6 bedrooms | Kengo Kuma architecture | $25M–$80M+
Casa Cipriani Miami Beach at 3611 Collins Avenue introduces the legendary Cipriani hospitality to Miami Beach's oceanfront. This 17-story tower will house just 23 ultra-luxury residences averaging 3,900 square feet, alongside a 40-suite boutique hotel and an exclusive private members' club. Designed by Brandon Haw Architecture with contemporary Art Deco influences, the building honors Miami Beach's architectural heritage while delivering the warm Venetian elegance that has defined Cipriani properties from Harry's Bar in Venice to Casa Cipriani New York. Residents enjoy signature Cipriani dining, in-residence catering, poolside service, a holistic spa, and membership in the international Cipriani club network.
Key Details: 23 units | 17 stories | 2028 | 1–4 bedrooms | ~3,900 sq ft avg | $25M–$80M
The Perigon at 5333 Collins Avenue is the only new construction on Millionaires' Row—the legendary oceanfront stretch from 44th to 59th Streets. Designed by Rem Koolhaas's OMA (Office of Metropolitan Architecture), the 18-story LEED Gold tower features a distinctive terraced silhouette angled to maximize both sunrise and sunset ocean views from all 82 residences. Interiors by Tara Bernerd feature 10-foot ceilings, honed marble Italian kitchens, and 10-to-12-foot-deep private terraces. The building includes 9 luxury guest suites available exclusively to owners, a signature oceanfront restaurant by a celebrated chef, and comprehensive services including residential butler, lifestyle concierge, and house car.
Key Details: 82 units | 18 stories | 2027 | 2–4 bedrooms | 2,100–6,700 sq ft | $4M–$20M+
L'Atelier at 6901 Collins Avenue rises on the site of the historic Golden Sands Hotel—a 1950s Art Deco landmark once frequented by Frank Sinatra and the Rat Pack. This boutique 18-story tower preserves the Golden Sands' curvilinear lobby while delivering just 23 ultra-luxury residences, including half-floor units, full-floor residences, and a tri-level penthouse with private 40-foot rooftop pool. Interior designer Holly Hunt created spaces featuring Poliform Italian kitchens, Gaggenau appliances, and Antonio Lupi bathrooms. Every residence includes a private outdoor whirlpool spa on an expansive deep terrace.
Key Details: 23 units | 18 stories | 2019 | 3–6 bedrooms | 2,300–7,942 sq ft | $4M–$15M
57 Ocean at 5775 Collins Avenue brings Brazilian-inspired tropical modernism to Millionaires' Row. Developed by Multiplan Real Estate Asset Management and completed in 2021, this 18-story Arquitectonica-designed tower houses just 81 residences—a boutique approach that emphasizes exclusivity and privacy. Interiors by São Paulo-based Anastassiadis Arquitetos feature streamlined Poliform kitchens, natural stone bathrooms with floating tubs, and 12-foot-deep wood-lined terraces that blur the line between indoor and outdoor living. The building's undulating glass façade creates a constant dialogue with the ocean across 220 linear feet of private beachfront. Amenities include dual infinity pools, a wellness pavilion with thermal suite, outdoor yoga deck, meditation gardens, and a club room with professional chef's kitchen.
Key Details: 81 units | 18 stories | 2021 | 2–4 bedrooms | 1,245–3,623 sq ft | $2M–$15M
The Faena District spans six blocks along Collins Avenue (32nd–36th Streets) and represents the most ambitious cultural development in Miami Beach history. Created by Argentine visionary Alan Faena and his business partner Len Blavatnik, the district transformed a stretch of faded 1950s hotels into an integrated arts, hospitality, and residential neighborhood.
Faena Forum — Designed by Rem Koolhaas's OMA, this 43,000-square-foot cultural center features two flexible performance spaces and hosts Art Basel exhibitions, concerts, theatrical productions, and private events.
Faena Hotel Miami Beach — The restored 1948 Saxony Hotel, redesigned by Baz Luhrmann and Catherine Martin, features theatrical interiors, the gilded Mammoth skeleton "Gone But Not Forgotten" by Damien Hirst, the Faena Theater cabaret, and Tierra Santa Healing House spa.
Faena Bazaar — A four-floor luxury retail and experiential space featuring curated fashion, accessories, and home goods, praised by Vogue as "Miami Beach's new design destination."
Faena Beach — The distinctive candy-cane-striped umbrellas and plush chaise lounges have become one of Miami Beach's most Instagrammed scenes.
Mid-Beach is the birthplace of Miami Modern (MiMo) architecture, a distinctive regional style that emerged in the 1950s and defined Miami Beach's post-war glamour.
Designed by Morris Lapidus and opened in 1954, the Fontainebleau Hotel is a masterpiece of theatrical architecture featuring the famous "Stairway to Nowhere," sweeping curves, and dramatic lobby spaces. The hotel has appeared in James Bond films, served as a backdrop for countless celebrity moments, and remains one of America's most iconic resort properties. Today, the Fontainebleau complex includes condo-hotel towers (Fontainebleau II and III) where owners can access world-class hotel amenities including 11 pools, multiple restaurants, the LIV nightclub, and a 40,000-square-foot spa.
Opened in 1956, Eden Roc was also designed by Morris Lapidus as the Fontainebleau's glamorous neighbor and rival. The hotel pioneered the "Lapidus style" of theatrical hospitality architecture and hosted stars from Harry Belafonte to Elizabeth Taylor. Today, Eden Roc features the ultra-luxurious Nobu Hotel within its original tower—a partnership between chef Nobu Matsuhisa and Robert De Niro—offering Asian-inspired guest rooms and the world-renowned Nobu restaurant.
| Year | Milestone |
|---|---|
| 1954 | Fontainebleau Hotel opens, designed by Morris Lapidus |
| 1956 | Eden Roc Hotel opens, establishing Millionaires' Row |
| 1960s | Jackie Gleason and Arthur Godfrey broadcast from Mid-Beach hotels |
| 2008 | Fontainebleau II and III condo towers completed |
| 2015 | Faena House opens, launching Mid-Beach luxury renaissance |
| 2016 | Faena Hotel and Faena District debut |
| 2016 | Miami Beach EDITION opens (Ian Schrager) |
| 2019 | L'Atelier completed |
| 2021 | 57 Ocean completed |
| 2025 | Aman Miami Beach begins vertical construction |
| 2027 | Aman Miami Beach and The Perigon scheduled completion |
| 2028 | Casa Cipriani Miami Beach scheduled completion |
Mid-Beach's luxury condo market is outperforming broader Miami Beach trends, driven by new construction deliveries and pre-construction demand:
| Metric | Mid-Beach (2025) |
|---|---|
| Median Sale Price (Overall) | ~$765,000 |
| Median Sale Price (Luxury $1M+) | ~$1.8M |
| Price per Sq Ft (Resales) | $750–$1,400 |
| Price per Sq Ft (New Construction) | $2,000–$4,000+ |
| Year-over-Year Price Change | +36% (overall), +30% (per sq ft) |
| Average Days on Market | 48 days (luxury segment) |
| Months of Inventory | 18–22 months |
Source: Miami Association of Realtors, CondoBlackBook Q1–Q2 2025. Mid-North Beach combined data.
Market Highlights:
Mid-Beach offers Miami Beach's most diverse culinary scene, from celebrity chef restaurants to casual beachfront dining:
Fine Dining: Los Fuegos by Francis Mallmann (Faena Hotel, Argentine wood-fire cuisine), Scarpetta (Fontainebleau, Michael White Italian), Nobu Miami Beach (within Eden Roc Hotel, Japanese-Peruvian by Chef Nobu Matsuhisa), Matador Room (EDITION, Pan-Latin)
Casual & Beachfront: Cecconi's at SoHo Beach House (Venetian-style Italian, open to public), Essensia (The Palms, organic Mediterranean), Malibu Farm (Eden Roc, California coastal)
Private Clubs: SoHo Beach House (4385 Collins Ave) is a members-only club and boutique hotel occupying a restored 1940s Art Deco building. While not a condo building, it's a significant Mid-Beach landmark—the club includes multiple pools, a rooftop taqueria, Cowshed Spa, and the acclaimed Cecconi's restaurant, which is open to the public for dining.
Nightlife & Lounges: LIV (Fontainebleau, legendary nightclub), The Basement (EDITION, bowling/ice skating/nightclub), Faena Theater (cabaret performances), Living Room Bar (Faena Hotel)
Miami Beach Boardwalk — The 4-mile oceanfront promenade stretches through Mid-Beach, perfect for jogging, cycling, and sunset walks. The boardwalk connects North Beach to South Beach with direct beach access throughout.
North Shore Open Space Park — This 35-acre oceanfront park at the northern boundary of Mid-Beach offers pristine natural beach, native dune vegetation, and a peaceful escape from the developed shoreline.
Miami Beach Golf Club — An 18-hole public course minutes from Mid-Beach, redesigned by Arthur Hills, offering challenging play with views of the Miami skyline.
La Gorce Golf Club — Private 18-hole course designed by Robert Trent Jones, accessible to La Gorce Island residents and members.
What is the difference between Mid-Beach and South Beach? Mid-Beach extends from 23rd Street to 63rd Street, while South Beach covers 5th Street to 23rd Street. Mid-Beach offers a more residential atmosphere, wider beaches, MiMo architectural heritage, the Faena District cultural scene, and newer ultra-luxury construction. South Beach is known for Art Deco architecture, Ocean Drive nightlife, and higher tourist density. Mid-Beach condos generally offer larger floor plans and more parking at comparable or lower prices per square foot (in older buildings).
What is Millionaires' Row? Millionaires' Row refers to the oceanfront stretch of Collins Avenue from approximately 44th to 63rd Streets. Named for the wealthy residents and celebrities who frequented the Fontainebleau and Eden Roc hotels in the 1950s and 60s, this corridor remains one of Miami Beach's most prestigious addresses. The Perigon is currently the only new condo development on Millionaires' Row.
What is the Faena District? The Faena District is a six-block arts and culture corridor along Collins Avenue from 32nd to 36th Streets. Created by Argentine developer Alan Faena and partner Len Blavatnik, the district includes Faena House (residences), Faena Hotel Miami Beach, Faena Forum (cultural center by Rem Koolhaas), and Faena Bazaar (luxury retail). It represents the most ambitious cultural development in Miami Beach history.
What are the best new construction condos in Mid-Beach? The most anticipated new construction projects include Aman Miami Beach (22 units by Kengo Kuma, 2027), Casa Cipriani Miami Beach (23 units with private club, 2028), and The Perigon (82 units by Rem Koolhaas on Millionaires' Row, 2027). Recently completed ultra-luxury buildings include Faena House (Foster + Partners, 2015), L'Atelier (Holly Hunt interiors, 2019), and 57 Ocean (Arquitectonica, 2021).
Can I rent out my Mid-Beach condo? Rental policies vary significantly by building. Condo-hotel properties like Fontainebleau II and III offer flexible short-term rental programs with hotel management. Boutique luxury buildings like Faena House and L'Atelier typically require minimum 6-month leases with limited annual rentals. Pre-construction buyers should verify rental restrictions before purchase, especially given Miami Beach's evolving short-term rental regulations.
What is MiMo architecture? MiMo (Miami Modern) is a regional architectural style that emerged in the 1950s, characterized by theatrical lobbies, sweeping curves, futuristic forms, and integration of indoor-outdoor spaces. Morris Lapidus's Fontainebleau and Eden Roc hotels are the style's most famous examples. Mid-Beach contains Miami Beach's highest concentration of significant MiMo buildings.
How does Mid-Beach compare to Surfside and Bal Harbour? Mid-Beach is more urban and culturally vibrant than Surfside (a quiet beach town) or Bal Harbour (centered on luxury shopping). Mid-Beach offers the Faena District arts scene, historic hotels, varied dining options, and a mix of price points from $500K to $80M+. Surfside and Bal Harbour are more exclusively residential with fewer cultural amenities but offer smaller-town tranquility.
What are HOA fees like in Mid-Beach? HOA fees range from approximately $0.80–$1.50 per square foot monthly in older buildings to $2.00–$3.50+ per square foot in ultra-luxury towers with extensive amenities and services. Condo-hotel buildings may have additional fees for rental program management. Buyers should carefully review reserve funds and special assessments, particularly in older buildings subject to Florida's updated condo safety legislation.
Is Mid-Beach family-friendly? Yes. Mid-Beach's wider beaches, lower nightlife intensity, proximity to parks, and larger condo floor plans make it more family-oriented than South Beach. The area has good access to public and private schools, and buildings like The Perigon and 57 Ocean include family-friendly amenities.
What is the best building for investors? Fontainebleau II and III offer the most flexible rental programs with established hotel management. For long-term appreciation, ultra-luxury buildings like Faena House, The Perigon, and 57 Ocean have demonstrated strong price performance. Pre-construction at Aman and Casa Cipriani offers branded residence premiums but with longer hold periods and higher entry points.
How far is Mid-Beach from the airport? Miami International Airport (MIA) is approximately 25–30 minutes from Mid-Beach by car. Fort Lauderdale-Hollywood International Airport (FLL) is approximately 45 minutes north.
| Factor | Mid-Beach | South Beach |
|---|---|---|
| Boundaries | 23rd–63rd Streets | 5th–23rd Streets |
| Atmosphere | Residential, cultural, sophisticated | Vibrant, touristy, nightlife-focused |
| Architecture | MiMo landmarks, starchitect towers | Art Deco Historic District |
| Beach Character | Widest sand, less crowded | Narrower, higher density |
| Cultural Scene | Faena District, theaters, galleries | Ocean Drive, Lincoln Road |
| New Construction | Aman, Casa Cipriani, The Perigon | Ritz-Carlton, Shore Club, Rosewood |
| Entry Price (Luxury) | ~$2M | ~$2M |
| Top Price | $80M+ | $150M+ |
| Best For | Culture seekers, families, architecture enthusiasts | Nightlife, walkability, Art Deco lovers |
Manhattan Miami Real Estate specializes in luxury properties across Mid-Beach, from historic MiMo conversions to the newest ultra-luxury branded residences. Our multilingual team serves domestic and international buyers with expertise in pre-construction opportunities, condo-hotel investments, and resales in buildings like Faena House, The Perigon, 57 Ocean, and the upcoming Aman and Casa Cipriani developments. Contact us for a personalized consultation or to schedule private showings in Mid-Beach's most exclusive buildings.