Miami Beach today
What this means
Miami Beach gained 7.8% in value over 12 months, ahead of most of Florida.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| Miami Beach | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 81,594 (2025 estimate) | ||
| Growth since 2020 | -1.6% | -5.3 pts | -10.5 pts |
| Median home value | $556,700 | 20% higher | 55% higher |
| Median gross rent | $1,826 | about the same | 9% higher |
| Median household income | $72,856 | 2% higher | 2% lower |
| Owner occupied homes | 40.9% | -11.3 pts | -26.7 pts |
| Residents 65 and older | 18.8% | +1.9 pts | -2.5 pts |
| Average commute (minutes) | 27 | 14% lower | 5% lower |
| Homes built 2010 or later | 3.9% | -7.5 pts | -10.3 pts |
| Median property tax paid | $5,048 | 35% higher | 85% higher |
Census survey figures are 2020 to 2024 averages; methods.
Living in Miami Beach
Barrier island resort city between the Atlantic and Biscayne Bay, promoted as a winter retreat since the early 1900s.
Miami Beach is a city with its own government, located in Miami-Dade County.
Known for: Art Deco Historic District; South Beach; Lincoln Road; Fontainebleau Hotel
Causeways link it to Miami; the island was expanded by dredging in the 1920s.
Next to the rest of Miami-Dade County, more of the housing is in apartment and condo buildings (84.5% vs 44.7%); more homes are seasonal or vacation homes (21.2% vs 4.6%); households are smaller (1.95 vs 2.76 people) and fewer homes are owner occupied (40.9% vs 52.2%).
Cities with similar prices and rents: Jacksonville Beach ($575,800, $1,848), Kendall ($567,900, $1,905), Westchester ($508,700, $1,819).
Growth and housing
The Census estimates 81,594 residents in 2025, down from 82,910 in 2020.
| 2025 building permits | Miami Beach |
|---|---|
| Single family | 54 |
| 5 or more units | 11 |
| Total units | 65 |
| Per 1,000 residents | 0.8 |
The typical home here was built around 1969. This is a multifamily heavy market (84.5% in buildings of 5+ units). Households average 1.95 people.
Each year about 4% of residents arrive from other states.
Risks to price in
| Risk item | Detail |
|---|---|
| County average homeowners insurance with wind | $5,975 a year |
| Hurricanes tied to Miami-Dade County since 2000 | Katrina (2005) |
| Coastal county | check flood zone and elevation per address |
Older homes (67.3% built before 1980) draw insurer questions about roofs and wiring. Inspections
Condo towers and big complexes (65.4% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
Flood premiums in Miami Beach get a 25% discount in high risk zones because the city holds CRS class 5. 1,720 flood claims ($39,700,700) have come from Miami Beach since 2000. Countywide, 40.5% of homes sit in a FEMA high risk zone; the Miami-Dade County guide has the full flood, storm and jobs picture.
Buying a home in Miami Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $556,700 |
Price to income: 7.6x, compared with 6.5x for the county.
- Conventional: mortgage insurance drops off as equity builds.
- FHA: $110,300 of room between the median home and the FHA limit.
Investing in Miami Beach
Long term rentals
| Miami Beach | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 59.1% | +11.3 pts |
| Rental vacancy | 7.6% | +2.1 pts |
| Rent as share of renter income | 35.7% | -2.5 pts |
Short term rentals
With 21.2% of homes kept for seasonal use, Miami Beach is a true vacation market.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Get the zoning and HOA answer in writing before you count on nightly income. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 8.8% |
| Buildings with 5+ units | 84.5% |
| Manufactured homes | 0.2% |
Nearby
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Wikipedia article for this place (history, setting, roads). checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.