Mid-Beach runs from the Faena District up past the Fontainebleau and Eden Roc, and it prices between South Beach and Bal Harbour: a median near $1,450,000 and about $1,320 per square foot in our directory's research as of July 31, 2026. Those are estimates, not live comps.
Where Mid-Beach starts and stops
Mid-Beach is the middle third of Miami Beach — north of the Art Deco district, south of Surfside and Bal Harbour, with the ocean on one side and Indian Creek on the other. Our research profile at /neighborhoods/mid-beach describes it as the Faena District running up to the Eden Roc and the Fontainebleau, and the character follows from that geography: oceanfront towers along Collins Avenue, a cultural district rather than a nightlife strip, and a stock that skews design-led rather than Deco.
Our neighborhood research counts roughly 320 active condo listings across about 24 buildings here. Both are estimates from our own directory rather than a feed — this site has no Miami MLS connection yet, and any Miami listings you see are labeled samples. The Miami report at /market-stats carries the same caveat and states its own as-of date.
The price gap on either side of it
Mid-Beach sits in the middle of the beach ladder, and the spacing is wide. Our research puts /neighborhoods/south-beach at an $825,000 median and about $980 per square foot; Mid-Beach at $1,450,000 and $1,320; /neighborhoods/bal-harbour at $2,250,000 and $1,480. Moving from South Beach up to Mid-Beach costs about 35 percent more per foot in our estimates, and moving from Mid-Beach up to Bal Harbour costs roughly another 12 percent.
Read against the mainland the gap is wider still: our figures for Brickell are $720,000 and $850 per square foot. What the extra per-foot buys on Mid-Beach is direct sand, low unit counts and a short list of architecturally significant buildings — not more square footage.
The two towers our directory profiles
/buildings/faena-house is the Faena District's anchor at 3315 Collins Avenue: 18 stories and 47 residences completed in 2015, designed by Foster + Partners, developed by Faena Group, with interiors by Foster + Partners and Brandon Haw. Our directory lists a range of $4,500,000 to $60,000,000 at roughly $2,300 per square foot across two- to five-bedroom layouts. Those are our figures, not active listings.
/buildings/eighty-seven-park is Renzo Piano's first residential building in the United States, at 8701 Collins Avenue where North Beach meets Surfside — 18 stories, 70 residences, completed in 2019, developed by Terra with Bizzi & Partners and interiors by RDAI. It sits against a 35-acre park, and our directory range runs $3,000,000 to $35,000,000 at about $1,900 per square foot. We wrote both up in more depth at /blog/faena-house-guide and /blog/eighty-seven-park-guide.
Two towers is not the whole neighborhood — our research also names the Edition Residences among the buildings that define it — but those two are what we profile in the directory today.
What the monthly carry looks like on the sand
Our directory stores dues as a rate per square foot per month: about $2.00 at Faena House and $1.90 at Eighty Seven Park. On a 2,000-square-foot residence that works out to roughly $4,000 and $3,800 a month — our own arithmetic on our own estimates, not a figure quoted by either association.
Those rates are what 47 and 70 households look like when they split beach service, a spa, staff and oceanfront grounds among themselves. Fewer doors is the product; the dues are the invoice. Windstorm and flood price separately from the master policy in South Florida, and we broke those layers apart at /blog/miami-condo-insurance-master-policy-vs-ho6.
Questions buyers ask about Mid-Beach condos
What does a Mid-Beach condo cost?
Our neighborhood research puts the median near $1,450,000 and about $1,320 per square foot as of July 31, 2026, which places Mid-Beach above South Beach and below Bal Harbour and Surfside in our estimates. Treat those as directory research rather than comps, and check /market-stats for the current report.
Where exactly is Mid-Beach?
It is the middle stretch of Miami Beach, running roughly from the Faena District north past the Eden Roc and Fontainebleau toward Surfside, with the ocean to the east and Indian Creek to the west.
Which buildings define Mid-Beach?
Our directory profiles two: Faena House, a 47-residence Foster + Partners tower from 2015 at 3315 Collins Avenue, and Eighty Seven Park, Renzo Piano's 70-residence 2019 building at 8701 Collins Avenue beside a 35-acre park.
How much are HOA dues in Mid-Beach?
Our directory lists about $2.00 per square foot per month at Faena House and $1.90 at Eighty Seven Park. On a 2,000-square-foot residence that is roughly $3,800 to $4,000 a month before property taxes, insurance or any assessment.
Is Mid-Beach quieter than South Beach?
That is the usual reason buyers look here. Our research describes it as a design-driven, culture-led counterpoint to South Beach rather than a nightlife district, with oceanfront towers in place of a Deco entertainment strip.
How to shop Mid-Beach
Both towers we profile are recent — 2015 and 2019 — so neither is near Florida's 25-year milestone inspection threshold for coastal buildings. That does not make the paperwork optional. The structural integrity reserve study requirement reaches condominium buildings three stories and taller regardless of year built, and it is the document that tells you whether dues are funding the roof, the concrete and the waterproofing or deferring them. We laid out how both rules work at /blog/miami-condo-milestone-inspection-sirs.
Start with buildings rather than units, because on Mid-Beach the building is most of what you are buying: the profiles sit in /buildings, and if you want the beach compared end to end we put Mid-Beach and South Beach side by side at /blog/mid-beach-vs-south-beach-condos. When you are ready to see specific residences, we will introduce you to a licensed partner agent who covers Miami Beach.
Written by
Miami Condo HQ
Miami Condo Specialists
Miami Condo HQ is a Miami condo platform — in-depth profiles for the condo buildings we track across Miami, for-sale and for-rent listings, building profiles and Miami market research, and honest, pressure-free guidance for buyers, sellers and investors across South Florida.
