North Miami Beach today
What this means
North Miami Beach gained 1.9% in value over 12 months, ahead of most of Florida.
Permits January to September 2026: 4 homes, 100% more than 2025.
Rents are area estimates; check comps for the exact house. Sources and method: how these figures are built.
Quick facts
| North Miami Beach | vs Miami-Dade County | vs Florida | |
|---|---|---|---|
| Population | 46,236 (2025 estimate) | ||
| Growth since 2020 | 5.8% | +2.1 pts | -3.1 pts |
| Median home value | $366,700 | 21% lower | 2% higher |
| Median gross rent | $1,750 | 4% lower | 5% higher |
| Median household income | $63,280 | 12% lower | 15% lower |
| Owner occupied homes | 52.2% | same | -15.4 pts |
| Residents 65 and older | 16.9% | same | -4.4 pts |
| Average commute (minutes) | 30 | 3% lower | 8% higher |
| Homes built 2010 or later | 8.3% | -3.1 pts | -5.9 pts |
| Median property tax paid | $2,474 | 34% lower | 9% lower |
Census survey figures are 2020 to 2024 averages; methods.
Living in North Miami Beach
Miami Dade city settled in 1881 as Fulford by the Sea and incorporated in 1931.
As an incorporated city, North Miami Beach sets its own zoning inside Miami-Dade County.
Known for: Ancient Spanish Monastery; Oleta River State Park; Snyder Tennis Center
How it has grown: Biscayne Boulevard runs on the east side and Interstate 95 on the northwest edge.
Compared with Miami-Dade County as a whole, the median value of $366,700 is below the county's $463,000; household incomes are lower ($63,280 vs $71,753); more of the housing is in apartment and condo buildings (49.3% vs 44.7%) and housing is older (8.3% built since 2010 vs 11.4%).
Closest matches on price and rent: Groveland ($365,800, $1,732), Goldenrod ($358,700, $1,734), North Miami ($365,000, $1,702).
Growth and housing
Population went from 43,684 in 2020 to 46,236 in 2025 (5.8%), versus 3.7% for Miami-Dade County.
| 2025 building permits | North Miami Beach |
|---|---|
| Single family | 5 |
| 5 or more units | 0 |
| Total units | 5 |
| Per 1,000 residents | 0.1 |
Median year built: 1967. Apartments and condos make up a large share: 49.3% of homes are in buildings of five or more units. Average household size is 2.85.
Out of state arrivals: 1.7% of residents a year, versus 1.3% countywide.
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 |
With 80.6% of the stock built before 1980, budget for roof, electrical and plumbing updates. Inspections
Condo towers and big complexes (41.4% of homes) mean assessments and building approval matter. Condo financing
Flood, storms and jobs
The city earned Community Rating System class 7; federal flood policies in its high risk zones cost 15% less. Insured homes in the city filed 347 flood claims since 2000, with $3,570,935 paid. 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 North Miami Beach
| 2026 loan limits (county) | Amount |
|---|---|
| FHA, one unit | $667,000 |
| Conforming, one unit | $832,750 |
| Median home value here | $366,700 |
Homes cost 5.8 times median household income here (Miami-Dade County 6.5, Florida 4.8).
- Conventional: the default for buyers with solid credit and 5% or more down.
- FHA: $300,300 of room between the median home and the FHA limit.
Investing in North Miami Beach
Long term rentals
| North Miami Beach | vs Miami-Dade County | |
|---|---|---|
| Renter occupied homes | 47.8% | same |
| Rental vacancy | 8.1% | +2.6 pts |
| Rent as share of renter income | 39.5% | +1.3 pts |
Short term rentals
Seasonal and vacation homes: 5.6% of the stock, against 4.6% countywide.
| Short term rental taxes | Rate |
|---|---|
| County tourist development tax | 6% |
| State sales tax | 6% plus any county surtax |
Confirm zoning, registration and HOA rules for the exact address. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 38.5% |
| Buildings with 5+ units | 49.3% |
| Manufactured homes | 3% |
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.