Isle Of Normandy

It's a good fit if you want a quieter, water-oriented slice of Miami Beach away from the busiest tourist zones. Almost 60% of active listings are waterfront, and neighboring North Shore and Biscayne Point give the area a residential, island feel. The trade-off is a smaller commercial footprint than South Beach.

It depends heavily on what you want — the median list price is $450,000, but the range runs from $189,900 up to $22,000,000. There are 28 active listings above $1M, mostly waterfront, alongside more attainable condos. The median home size is 1,147 sqft at an average of $817 per square foot.

Over the last 12 months, 94 homes sold at a median price of $358,000, while current active listings carry a higher $450,000 median. That gap tells you the mix of what's for sale skews larger and pricier than what's been closing. Check the live map for current inventory by price.

It's a market that favors patient buyers: homes sit a median of 77 days and sellers are netting about 93% of their asking price. With 79 active listings against 94 sales last year, there's healthy supply and room to negotiate. Move quickly on well-priced waterfront, but don't feel rushed on the higher end.

The median annual property tax here runs about $4,505, which is manageable relative to Miami Beach values. HOA data isn't consistently reported for the neighborhood, so confirm dues on a per-listing basis — condos and townhome communities will carry them while single-family homes often won't. If you're weighing renting first, the median rent is around $2,300 a month.