North Isle of Normandy
Homes for Sale in Miami Beach, FL
All 1,619 homes for sale in Miami Beach, FL · median $549,000 · 23 townhomes for sale in Miami Beach · 411 homes for sale in 33141 · Miami-Dade County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo via MIAMI MLS
As of October 2026, North Isle of Normandy in Miami Beach, FL has 1 home for sale. As of October 2026, the MLS records 3 closed sales in North Isle of Normandy in Miami Beach, FL since 2022, the most recent in June 2026.
Part of the Normandy master-planned community in Miami Beach, FL — see all Normandy homes for sale (1 listing across 2 villages and sections in the MLS).
North Isle of Normandy sits within Miami-Dade County, and the current MLS picture for the community is thin on the details that usually anchor a read: no verified price data and no listed community amenities in the active feed. That absence is itself the data point. A buyer or agent working this address right now is working from the ground up, confirming condition, association status, and any shared facilities directly with listing agents or HOA documents rather than relying on aggregated stats.
For sellers, that same gap cuts the other way. With no baseline median or amenity set established in current listings, a well-documented, well-photographed listing has more room to set the tone for the community rather than compete against a published comp set. Pricing and positioning here should be built from a direct, current comparable pull, not from community-wide averages that do not yet exist in the feed.
The 60-Second Overview
North Isle of Normandy is a Miami-Dade County address with no community amenities currently identified in MLS listings, meaning any shared facilities, association rules, or lifestyle features need direct confirmation rather than assumption.
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 Isle of Normandy is best for.
Best for
- A buyer comfortable doing direct due diligence on price and association status before writing an offer
- A seller willing to build a listing price from a fresh comparable pull rather than a published community median
- An investor or agent who wants to confirm amenities and HOA terms property by property
Probably not for
- A buyer who wants a published median price or amenity list to compare before touring
- Someone who wants to shop by community-wide market-pace statistics that are not currently available here
- A buyer unwilling to request and review association or amenity documentation directly
The market around North Isle of Normandy
North Isle of Normandy 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 Miami Beach.
Across Miami-Dade County, 15,314 homes are active and 3,367 pending (18% under contract).
In ZIP 33141 (Miami Beach), 462 homes closed in the last 12 months at a median of $690K ($501/sq ft), up 20.2% year over year, with a median 93 days on market. Right now 367 active and 50 pending listings — a buyer's market. See the live ZIP 33141 housing market and the Miami-Dade County market.
ZIP and county figures describe the wider market, not North Isle of Normandy specifically. Momentum Research analysis of MLS records.
Homes For Sale Right Now in North Isle of Normandy
Live MLS inventory for North Isle of Normandy. 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 North Isle of Normandy listings as of 2026-10-10, 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 2022 through 2026. Tap any home to ask about it.
The North Isle of Normandy buying strategy.
If we were buying in North Isle of Normandy 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 Isle of Normandy.
What the record does not say
The most useful thing we can tell you about North Isle of Normandy right now is what is missing from the record: no median price, no listing counts, no confirmed amenities. That is not a judgment on the community, it is a statement about the current snapshot of active MLS data for this specific address. Treat any claim about pricing, pace, or perks here with the same caution we are applying: verify it against a live pull before you act on it.
In practice, that means due diligence here starts earlier than usual. Before writing an offer or setting a list price, pull recent closed sales for the specific street or building, request association documents if one exists, and confirm directly whether any shared amenities are attached to the property. None of that is unusual for a transaction, but in a community with this little published data, it is not optional.
The location and the amenities are priced into every listing in North Isle of Normandy. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
When a community's MLS footprint is this light, the value of a broker is in the legwork, not the recap. We pull current comparable closings directly, confirm association and amenity status property by property, and build a pricing or offer strategy from verified documents rather than from a stale or incomplete community profile.
North Isle of Normandy in 15 seconds.
What it really costs to own in North Isle of Normandy
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| HOA dues | Median $695/month across 14 MLS listings (most billed monthly; 2026-10-13). Dues cover what the documents say they cover; ask for the budget and reserve study. |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Miami-Dade County is $1,891/yr (56,357 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
Ask an agent about North Isle of Normandy
Have a question about the homes, fees, rules or commute here? A Momentum agent who works North Isle of Normandy will answer, and the answer is published on this page for the next buyer.
HOA, CDD & Fees
- HOA dues reported around $695/month (about $8,340/yr) · median of 14 MLS listings, most billed monthly
- Any club/amenity membership is billed separately
Listings in this community report association dues of about $695 per month ($8,340 a year) — the median AssociationFee across 14 MLS records, normalised to a monthly figure; most are billed monthly. Dues change with budgets and can differ by section or product type; confirm the current figure with the association before you offer. Source: MLS listing records, 2026-10.
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 North Isle of Normandy 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 Isle of Normandy sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in North Isle of Normandy, 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 Isle of Normandy home worth?
Get a no-obligation home value based on real comparable sales in North Isle of Normandy, 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 Miami Beach →
Should you buy in North Isle of Normandy?
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 10, 2026) |
| Under-contract shares | MIAMI MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2022 (3 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 Isle Of Normandy
Development, infrastructure, retail, and school activity affecting North Isle Of Normandy, 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 5 miles southwest of North Isle Of Normandy.
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 6 miles southwest of North Isle Of Normandy.
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 2 miles northwest of North Isle Of Normandy.
Source: Florida YIMBY - October 2026Development
Crescent Heights revises workforce housing tower plans at 824 Alton Road
Revised plans call for a 39-story tower over 500 feet with 149 residences, up from 120, including 72 workforce units and 77 market-rate units. The developer is seeking height and density increases under the Live Local Act. The plan includes over 2,500 square feet of ground-floor retail and a 156-space parking podium; no approval has been reported.
What it may mean for the marketIf approved, would add workforce-priced rental supply near Miami Beach job centers and shops. The site is about 3 miles south of North Isle Of Normandy.
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 4 miles west of North Isle Of Normandy.
Source: Florida YIMBY - 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 6 miles southwest of North Isle Of Normandy.
Source: Local 10 News
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.
Own a home here?
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See how NORTH ISLE OF NORMANDY fits the bigger picture — live prices, inventory, and Momentum Scores:
Common questions about North Isle of Normandy
Where is North Isle of Normandy?
North Isle of Normandy is a community in Miami Beach, Miami-Dade County, Florida, ZIP 33141.
Are there homes for sale in North Isle of Normandy right now?
Yes — 1 active and 0 pending listings as of the last feed refresh (twice daily). They are listed on this page.
Does North Isle of Normandy have an HOA or CDD?
No HOA is on record for North Isle of Normandy 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 North Isle Of Normandy Right Now (1)
All 1 active and pending North Isle Of Normandy listings with a detail page, newest first, refreshed twice a day from the MLS.
- 39 N Shore Dr · $1,990,000 · 3 bd / 4 ba · listed Sep 6, 2026 · listed by Douglas Elliman
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