Mid-Beach & North Beach

Mid-Beach begins where South Beach's Art Deco grid ends at Dade Boulevard and runs north along Collins Avenue past the Fontainebleau and Eden Roc to 63rd Street. This is Millionaire's Row: a line of oceanfront towers from the 1960s to the 2010s, the Faena District's hotel and residences, and the boardwalk that runs the full length of the beach behind them. Across Indian Creek, La Gorce and Allison Island are single-family enclaves, so the condo stock here is almost entirely on the ocean side of Collins.

North Beach, from 63rd Street to the Surfside line, is a different scale. The 1950s MiMo buildings of the North Shore and Altos del Mar blocks are low-rise and walkable, North Shore Open Space Park keeps 70th to 87th Street open to the beach, and the 71st Street corridor crosses to the Normandy Isles — two bayfront islands of garden buildings, a golf course and a small town center. A handful of new towers, including Carillon and the North Beach oceanfront projects now in sales, sit among them.

On the building pages the split is visible in the numbers: Mid-Beach oceanfront towers trade at Miami Beach's highest prices per square foot outside South of Fifth, while North Beach and the Normandy Isles offer the widest range of entry prices on the island. Many buildings here are past forty years old, so milestone inspection results, reserve funding and special-assessment history are tracked building by building.