North Beach

It's the calmer, more residential side of the island, favored by buyers who want beach access without the constant energy of South Beach. Neighborhoods like North Shore and Isle Of Normandy offer a walkable, water-oriented lifestyle, and with 157 of the current listings on the water, proximity to the bay and ocean is the norm rather than the exception.

It's priced like Miami Beach, but with a wide spread. The median list price is $579,500 and the average is about $793 per square foot, though there are entry points near $220,000 and a luxury tier where 54 listings are asking above $1M.

Active listings run from around $220,000 up to $49,900,000, with a median list price of $579,500. What's actually closing tells a more grounded story — 235 homes sold over the past year at a median of $355,000, so real transaction prices sit well below the asking-price median.

There's inventory and there's time: 248 homes are active and the median listing spends about 75.5 days on market. Sellers are averaging 94% of their asking price, so buyers who come prepared have genuine room to negotiate, especially on listings that have been sitting.

Median property tax runs about $6,764 per year in North Beach. HOA figures aren't consistently reported here because so much of the stock is condos with varying association structures — expect a monthly fee on most units and confirm the exact amount building by building before you make an offer.