Normandy Beach
Homes for Sale in Surfside, FL
All 63 homes for sale in Surfside, FL · median $799,000 · 79 homes for sale in 33154 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, Normandy Beach 2ND Amd Pl in Surfside, FL has 2 homes for sale. As of October 2026, the MLS records 46 closed sales in Normandy Beach 2ND Amd Pl in Surfside, FL since 2013, the most recent in June 2026. Recorded prices since 2024 ran from $1,175,000 to $2,000,000 (median $1,400,000), on homes of 890 to 2,929 sq ft. At that median and Miami-Dade County's FY2025-26 rate of 17.59 mills, annual property tax runs about $24,630 ($23,920 with the full homestead exemption).
Normandy Beach 2nd Amd Pl is not a community with a deep, active resale trail right now. The current MLS snapshot shows a thin closings window, which means there is not enough recent transaction volume to draw firm conclusions about pricing trends or typical days on market here.
For a buyer or seller, that thinness is the headline, not a footnote. Pricing in a low-volume market like this gets set case by case, largely on the condition and specifics of whatever individual home is on the table, rather than by a clear, established comp trend.
The 60-Second Overview
Normandy Beach 2nd Amd Pl sits within Miami-Dade County, but current MLS data does not show enough recent activity to characterize it as an active resale market at this time.
MIAMI REALTORS sales records identify 62 homes in NORMANDY BEACH that have changed hands since 2008, built between 1926 and 2020 (median 1952), with a median living area of about 2,200 sq ft and a typical 4-bedroom, 3-bath layout; 100% are single-family homes. Source: MIAMI REALTORS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Normandy Beach is best for.
Best for
- A buyer targeting a specific property here rather than shopping the broader market
- Someone comfortable negotiating without a large recent-comp data set to lean on
- A buyer or seller willing to verify amenities and details directly rather than assume them
Probably not for
- A buyer who wants a well-documented pricing trend before making an offer
- Someone relying on established community amenities as part of the purchase decision
- A buyer needing fast, comp-driven turnaround on valuation
The market around Normandy Beach
Normandy Beach is too small for its own price trend, so here is the market around it.
In ZIP 33154, 408 homes are on the market and 14% are under contract — a slower corner of Surfside.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33154 (Surfside), 242 homes closed in the last 12 months at a median of $1.55M ($894/sq ft), up 9.8% year over year, with a median 102 days on market. Right now 176 active and 38 pending listings — a buyer's market. See the live ZIP 33154 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not Normandy Beach specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in Normandy Beach
Live MLS inventory for Normandy Beach. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Normandy Beach listings as of 2026-10-09, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2013 through 2026. Tap any home to ask about it.
The Normandy Beach buying strategy.
If we were buying in Normandy Beach today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Normandy Beach.
Reading a thin market
When a community shows only a narrow closings window, the usual tools for gauging value — median price trends, days-on-market patterns, absorption pace — do not have enough data behind them to be reliable. That does not mean nothing is happening here; it means the public record has not yet caught up with enough sales to draw a clear picture.
No specific community amenities are identified from current MLS listings for this address. That is worth noting plainly: buyers should not assume clubhouse, pool, or shared recreational features exist here without confirming directly, and any amenity claims should be verified against the actual property listing rather than assumed from the community name.
The location and the amenities are priced into every listing in Normandy Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a market with limited recent transaction data, the value of a broker is knowing what the numbers cannot tell you yet. We will walk you through what is actually confirmable from current listings and public record, and we will be direct about where the data runs thin so you are not pricing or negotiating off assumptions.
Normandy Beach in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Normandy Beach buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Normandy Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Normandy Beach, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Normandy Beach home worth?
Get a no-obligation home value based on real comparable sales in Normandy Beach, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in Surfside →
Should you buy in Normandy Beach?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | MIAMI MLS, refreshed twice daily (last: October 9, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (46 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of MIAMI MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Recent Developments in Normandy Beach 2nd Amd Pl
Development, infrastructure, retail, and school activity affecting Normandy Beach 2nd Amd Pl, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- October 2026Development
Casa Bella Residences opens at 1400 Biscayne Boulevard in Downtown Miami
Related Group and Alta Developers completed the 56-story, 650-foot tower with 319 residences, including 10 penthouses. Closings are underway and first residents have moved in, with more than 90 percent of homes reported under contract. Construction began in November 2023.
What it may mean for the marketAdds 319 completed homes to the downtown Biscayne corridor, close to existing transit, offices and dining. The site is about 3 miles east of Normandy Beach 2nd Amd Pl.
Source: Florida YIMBY - October 2026Builder Activity
Swire Properties breaks ground on Residences at Mandarin Oriental, Miami on Brickell Key
Swire Properties started construction at 500 Brickell Key Drive and 750 Claughton Island Drive on two towers, 66 stories (850 feet) and 33 stories (426 feet). The project includes 326 residences and a 121-room hotel, with Moss as general contractor and completion scheduled for 2030.
What it may mean for the marketAdds multi-year construction activity and future hotel and residential supply on Brickell Key, near the Brickell employment core. The site is about 4 miles southeast of Normandy Beach 2nd Amd Pl.
Source: Florida YIMBY - October 2026Development
Sweetbird North breaks ground at 95 NE 40th Street in the Miami Design District
Miami Design District Associates and Raycliff Capital began an eight-story, 120,500 square foot building with more than 92,000 square feet of office and about 22,500 square feet of retail. Atria Health and Research Institute leased about 55,000 square feet and 26North will also join. Completion is expected in early 2028.
What it may mean for the marketAdds office space and ground-floor retail in the Design District, increasing nearby daytime employment and shopping options. The site is about 3 miles northeast of Normandy Beach 2nd Amd Pl.
Source: Florida YIMBY - September 2026Development
University of Miami agreement with Coral Gables would add a hospital of up to 100 beds
A development agreement would allow construction of a hospital with up to 100 beds on the university's Coral Gables campus, offering inpatient, outpatient and emergency care. The agreement would also reshape the campus, which includes the Gables Village residential complex of 1,458 beds slated for mid-2029. Cost, size and timeline for the hospital were not stated.
What it may mean for the marketA campus hospital would add inpatient and emergency care capacity and healthcare employment in the Coral Gables area. The site is about 5 miles southwest of Normandy Beach 2nd Amd Pl.
Source: Miami Today - September 2026Civic
Miami-Dade commissioners adopt $14.26 billion budget with flat tax rate
County commissioners approved the fiscal year 2026-27 budget after a meeting that ran from Thursday afternoon into Friday morning. The operating property tax rate stays flat at 4.57 mills. The county says the plan prioritizes public safety, parks and transportation amid slowing revenue growth.
What it may mean for the marketA flat operating millage keeps the county's property tax rate steady for owners across Miami-Dade for the coming fiscal year. The site is about 3 miles east of Normandy Beach 2nd Amd Pl.
Source: Local 10 News - September 2026Infrastructure
County committee reviews $101 million contract for MIA North Terminal baggage screening machines
A county committee is reviewing a $101 million contract to replace 25 explosives detection machines in the North Terminal's baggage-handling system at Miami International Airport. The work would take about four and two-thirds years and be phased to limit disruption.
What it may mean for the marketBaggage system upgrades at the airport support passenger throughput and airport-related operations over several years. The site is about 2 miles west of Normandy Beach 2nd Amd Pl.
Source: Miami Today
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
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Common questions about Normandy Beach
Where is Normandy Beach?
Normandy Beach is a community in Surfside, Miami-Dade County, Florida, ZIP 33154.
Are there homes for sale in Normandy Beach right now?
Yes — 2 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does Normandy Beach have an HOA or CDD?
No HOA is on record for Normandy Beach in our data. Verify dues, what they cover, and any special assessment for a specific address before you offer.
Answers are generated from county property records, MLS feeds and the figures on this page, as of the page date; deemed reliable but not guaranteed.
Every Home for Sale in Normandy Beach 2Nd Amd Pl Right Now (2)
All 2 active and pending Normandy Beach 2Nd Amd Pl listings with a detail page, newest first, refreshed twice a day from the MLS.
- 8926 Emerson Ave · $1,900,000 · 3 bd / 2 ba · listed Sep 3, 2026 · listed by One Sotheby's International Realty
- 8844 Abbott Ave · $1,850,000 · 3 bd / 2 ba · pending · listed Aug 26, 2026 · listed by One Sotheby's International Realty
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Nearby Communities
Explore more neighborhoods near Normandy Beach with Momentum Realty’s local guides.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.