North Beach
Homes for Sale in Miami-Dade County, FL
True comps, carrying-cost math, and listings before the portals.
As of November 2026, North Beach in FL has 1 home for sale. As of November 2026, the MLS records 2 closed sales in North Beach in FL since 2022, the most recent in December 2025.
Villages & sections of North Beach
North Beach in North Miami Beach, FL is a master-planned community recorded as 2 named villages and sections in the MLS; 3 homes are for sale or pending across them today. Each village has its own page with its listings, sales history and HOA/CDD facts.
- North Beach Park · 2 for sale
- 401 Blu of North Beach · 1 for sale
North Beach is a market where the current MLS snapshot does not give us a median price, a days-on-market figure, or a listing count to lean on. That absence is itself the data point: pricing here right now has to be built from a direct pull of active and recent comparable listings rather than a headline number, because there is not one to cite honestly.
For a buyer or seller, that means the posture should be conservative and specific. Do not anchor to a general sense of the area — get the current comp set for the exact property type and size you care about. We would rather tell you we do not have a number than hand you one that is not real.
Figures in this note are as of July 22, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
North Beach sits within Miami-Dade County, and as of this snapshot the MLS feed does not surface a pricing baseline or a documented amenity package for the community — any read on value here needs to come from a live pull of comparable listings rather than an area-wide average.
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 North Beach is best for.
Best for
- A buyer with a flexible budget who is comfortable pricing off individual comps rather than a published median.
- A seller who wants a hands-on, current comp analysis rather than relying on an automated or dated figure.
- Someone targeting Miami-Dade County generally and open to a property-by-property evaluation of North Beach.
Probably not for
- A buyer who needs a firm price range or entry point confirmed before starting a search.
- Someone relying on a documented amenity package as a deciding factor without direct verification first.
- A buyer or seller unwilling to do a live comp pull given the limited current MLS data.
The market around North Beach
North Beach is too small for its own price trend, so here is the market around it.
In ZIP 33141, 628 homes are on the market and 13% are under contract — a slower corner of .
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33141, 79 homes closed in the last 12 months at a median of $482K ($444/sq ft), with a median 103 days on market. Right now 173 active and 17 pending listings. See the live ZIP 33141 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not North Beach specifically. Momentum Research analysis of MLS records.
The North Beach buying strategy.
If we were buying in North 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 North Beach.
What the current data actually shows
As of this snapshot, no community amenities have been identified from current MLS listings for North Beach. That does not necessarily mean the area lacks them — it means the listings feeding this analysis have not documented any, whether because none exist, because they are unlisted at the building or lot level, or because inventory is currently thin. Any claim beyond that would be guessing, and we do not guess with your money.
The same caution applies to price. With no median, range, or volume figure available, the honest move is to treat every property here on its own terms — pull the specific comps for the unit or lot type in question, check what has actually closed nearby, and price from that rather than from a general impression of the neighborhood.
The location and the amenities are priced into every listing in North Beach. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When the standard market snapshot is thin, the value of local representation goes up, not down. We pull live comps, verify what is actually listed and closed in North Beach today, and tell you plainly when the data does not support a number — instead of filling the gap with a figure that sounds good but is not grounded in anything real.
North Beach in 15 seconds.
Tools for a North 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 North Beach sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North 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 North Beach home worth?
Get a no-obligation home value based on real comparable sales in North 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 homes for sale in North Beach on the map →
Should you buy in North 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: August 25, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2022 (2 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 North Beach
Development, infrastructure, retail, and school activity affecting North Beach, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated November 2026.
- October 2026Market
Miami-Dade retail construction pipeline reaches 1.3M SF, highest since early 2023
Colliers data for Q3 2026 show 1.3M SF under construction across 17 developments, double the year-earlier level. Direct vacancy was 3% and triple-net asking rents hit a record $44.34 per SF. Projects include Palm Springs Square in Miami Gardens (Publix signed) and Doral Atrium, which is 95% leased with a Walmart Neighborhood Market.
What it may mean for the marketMore grocery-anchored and neighborhood retail is coming to Miami Gardens and Doral, while tight vacancy and record rents point to limited available storefront space. The site is about 9 miles southwest of North Beach.
Source: Bisnow - 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 7 miles southwest of North Beach.
Source: Florida YIMBY - October 2026Development
Tula Residences tops out at 7918 West Drive in North Bay Village
The 21-story, 54-unit condominium building developed by Pacific & Orient Properties reached its full height. Bayshore Grove Capital oversees development and construction. Completion is anticipated in the third quarter of 2027.
What it may mean for the marketAdds 54 homes to the North Bay Village inventory on the Biscayne Bay islands between Miami and Miami Beach. The site is about 3 miles southwest of North Beach.
Source: Florida YIMBY - September 2026Infrastructure
Unsolicited bid to build a North Dade rail line is under county study
The county is reviewing an unsolicited proposal for a 10-mile rapid transit line along NW 27th Avenue from the NW 62nd Street Metrorail station to NW 215th Street, near the Broward line. State estimates for heavy rail on the corridor reached $4.2 billion in April, and the line is unfunded. FDOT is waiting for the county to accept or reject the proposal.
What it may mean for the marketIf advanced, the line would extend rail access along the NW 27th Avenue corridor, but funding and mode remain undecided. The site is about 8 miles west of North Beach.
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 8 miles southwest of North Beach.
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 11 miles southwest of North Beach.
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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