Describing South Beach, Mid Beach, and North Beach in Miami is like describing Downtown, Midtown, and Uptown in Manhattan. Each area has a huge variety of qualities that defines it from other parts of the city. Together they make up the whole of “Miami Beach.” But even though there are plenty of similarities, there are also enough differences among these neighborhoods to set them apart enough that each area of Miami Beach is unique unto itself. To give you an insider’s view, here’s our comparison of the three main geographic areas of Miami Beach in case you’re thinking of moving to one of them or are simply curious.

— The Lifestyle

If you’re considering moving to Miami Beach, chances are the beach lifestyle is a top priority for you. So, let’s explore what each of these neighborhoods has to offer. 

South Beach: Iconic Miami Beach

Photo courtesy of miamiandbeaches.lat

South Beach is undoubtedly the most famous part of Miami Beach, known for its vibrant street life, historic Art Deco architecture, and world-famous nightlife. Some of its neighborhoods include South of Fifth (SOFI), West Avenue, Lincoln Road, Sunset Harbour, Belle Isle, Collins Park, the Venetian Islands, and the Art Deco District.

As the densest and most tourist-friendly part of Miami Beach, South Beach offers a mix of urban convenience and high energy. It is also packed with restaurants, bars, and high-end shops, making it one of the most walkable neighborhoods in the city. Whether you’re strolling down Lincoln Road, picnicking in South Pointe Park, playing tennis or hoops in Flamingo Park, paddle boarding off of the marina in Sunset Harbour, or chilling at the beach, there’s always something going on.

Mid-Beach: Growing Glamour

Photo courtesy of miamiandbeaches.lat

Mid Beach serves as a bridge between the high-energy pulse of South Beach and the more relaxed feel of North Beach, set along the Atlantic coastline and divided from a wide swath of luxurious single-family residential neighborhoods by the Indian Creek waterway. Its boundaries run from 23rd street north to 63rd Street, and east from Indian Creek to the Atlantic Ocean.

It includes the Collins Avenue Waterfront, the historic Morris Lapidus district (often called "Condo Canyon"), Allison Island, and single-family enclaves, including the exclusive La Gorce Country Club.

This area is known for its mix of historic hotels and new luxury developments, with the Fontainebleau Hotel—and the adjacent Fountainebleu Tresor—standing as its iconic centerpiece. Standout new luxury developments are also transforming what used to be called “Millionaire’s Row” into much more lavish addresses. 

South of the Fontainebleau, Mid-Beach maintains an urban, walkable neighborhood but is far from the constant hustle of South Beach.

And even though the recent rise of high-end cultural and culinary destinations, such as the Faena District and the Edition Hotel, has added to its growing appeal, as you move north beyond the Fontainebleau, the neighborhood transitions into a quieter, more car-centric environment, with large residential towers lining Collins Avenue.

North Beach: Local Charm

Photo courtesy of tripsavy.com

North Beach generally delineated as starting at 63rd Street and Indian Creek Drive to the south and 87th Terrace to the north, has a huge variety of neighborhoods intermingled with one another, including Normandy Isles, North Shore, Altos del Mar, and Biscayne Point. Collectively, North Beach offers a more relaxed and residential atmosphere. It blends Miami Beach’s tropical appeal with a small-town feel, attracting a diverse community of artists, professionals, and longtime Miami locals.

Unlike South Beach, North Beach isn’t defined by tourists or nightlife, but it is going through a transformation. It offers a quieter, community-driven environment with charming sidewalk cafés, local markets and boutiques, and dedicated direct community beach access and a beachfront park and amphitheater. 

The area continues to evolve, with revitalization projects bringing new energy to its town center, while spaces like the Normandy Golf Course and Community Center provide a range of recreational options for residents and visitors alike.

— The Work-Life Balance

South Beach is, without question, the most commercially active part of Miami Beach. 

The area is packed with restaurants, retail shops, and service-based businesses, from high-end spas and fitness centers to law firms, medical offices, and real estate agencies. Whether you're dining at a trendy eatery, browsing designer boutiques, or visiting a local professional, South Beach offers a blend of convenience and cosmopolitan energy.

Meanwhile, Mid-Beach – particularly the stretch along the Atlantic known as Millionaire’s Row – is home to luxury condo buildings, many of which feature on-site amenities such as beauty salons, grocery stores, and dry cleaners. 

The commercial hub along 41st Street/Arthur Godfrey Road contributes the community-based feeling of the neighborhood, offering locally-owned boutiques, medical offices, banks, a major post office, and several kosher establishments. Here, you’ll find a mix of casual dining spots and necessities, making it a go-to for everyday needs. And the nationally ranked Mount Sinai Medical Center and Hospital, affiliated with Columbia University, also call Mid-Beach home with a beautiful waterfront campus, including a new ER and hospital wing.

Finally, while North Beach is more residential, it still offers a full range of essentials, from locally favorite restaurants and retail shops to a post office, shipping services, and independent businesses, mainly centered on Collins Avenue and 71st Street. You also will find a large Publix at 69th and Collins Avenue. 

Legal and real estate professionals, medical centers, and small specialty stores are woven into the neighborhood, creating a more localized, community-driven commercial scene.

— Getting Around

Photo courtesy of miamiandbeaches.com

All of Miami Beach is highly walkable, with most neighborhoods offering easy access to daily essentials. While a few exclusive residential enclaves may be less walkable, the majority of the area is well-connected in multiple ways. 

For example, while you can walk, skate of bike from South Beach to North Beach—about 6 miles—along the beachfront boardwalk. While it makes for one of the most popular and scenic exercise paths, it isn’t the most practical option for traveling the length of the city. Instead, the free Miami Beach Trolley, which serves all three neighborhoods, provides a convenient way to get around, or you’ll see a lot of people here with electric bikes, scooters or Vespas.

For those needing to get off the island, Miami Beach is connected to mainland Miami by several causeways, including the southernmost  I-395 or MacArthur Causeway, connecting Downtown Miami to South Beach at 5th Street; the toll road Venetian Causeway connecting Edgewater/the Arts & Entertainment District at 15th Street to the Venetian Islands, Belle Isle and Sunset Harbour; I-195 or the Julia Tuttle Causeway, connecting Midtown and the Design District to Mid Beach at 41st Street; and the 79th Street Causeway connecting the Upper East Side into North Bay Village, Normandy Isles and 71st Street. 

And while it’s possible to travel between Miami Beach and Downtown without a car—thanks to buses, ride-sharing services, and bike paths—most residents prefer to drive for flexibility. 

In coming years, transit options will improve significantly with the upcoming Baylink project, which will connect Downtown Miami to Miami Beach via the MacArthur Causeway, providing a faster and more efficient alternative to driving.

Sub-Neighborhood Breakdown

South Beach is by far the most walkable area, with commercial offerings within close range no matter where you choose to live. 

In contrast, Mid-Beach is more spread out. Beyond the businesses that may be located in the lobby of your building, most residents use their cars for daily errands as the commercial area on 41st Street is more than a few blocks’ walk.  

In North Beach, depending on where you live, you may have to walk as little as two to three blocks or as many as 15 to 20 blocks to reach your favorite restaurant, the nearest supermarket, or your bank. Still, everything is basically within walking distance or a few minutes by bike.

— Outdoor Living & Waterfronts

Designed as a tropical oasis, Miami Beach is more than just sand and surf—it’s a city lined with lush green spaces, swaying coconut palms, and miles of scenic coastal walkways.

The Miami Beachwalk, a pedestrian-friendly path running parallel to the ocean, currently extends from 23rd Street to 79th Street and is set to continue up to 88th Street, eventually linking Surfside and Bal Harbour.

South Beach

Looking at each specific neighborhood, South Beach has a ton of parks and green spaces used by locals and tourists alike. 

Starting at the southernmost tip, South Pointe Park is a standout. Spanning 17 acres, this waterfront park has scenic walking paths, picnic areas, a playground, and even an off-leash dog zone (during designated hours). The park’s prime location offers breathtaking views where the Atlantic Ocean and Biscayne Bay converge, making it a favorite for relaxing and watching the sunset.

Further up north, you’ll find Flamingo Park (12th Street & Meridian Ave), which has 36 acres of sports facilities, including a lap pool, baseball and soccer fields, tennis courts, and a community center. 

Meanwhile, Lummus Park, stretching along Ocean Drive from 5th to 15th Streets, offers direct beach access, beach volleyball courts, children’s play areas, and shaded palm-lined paths—a prime spot for both relaxation and people-watching. 

Finally, if you’re looking for a serene escape, Maurice Gibb Park in Sunset Harbour is a hidden gem, offering one of the best vantage points in Miami Beach for watching the sunset over the marina.

Mid-Beach

Photo courtesy of miamiandbeaches.lat

Now, on to Mid-Beach. While it has fewer traditional parks, it enjoys access to the Boardwalk beginning at Indian Beach Park at 46th and the Ocean, as well as the Beachwalk, which includes the Vita Course in Beach View Park at 53rd, where you can get a full, free outdoor workout.

North Beach

North Beach Bandshell en Miami Beach: North Beach FL. Photo courtesy of miamiandbeaches.lat

Farthest north, North Beach is home to one of Miami Beach’s largest and most peaceful green spaces: North Beach Oceanside Park. 

Stretching from 78th to 87th Street, this shaded waterfront park features direct beach access, picnic pavilions, walking and biking trails, an enclosed dog park, and a children’s playground—offering a laid-back alternative to the more tourist-heavy parks of South Beach.

The area also boasts unique community spaces, including the North Beach Bandshell, a lively venue that hosts concerts, cultural events, and outdoor activities year-round. 

Nearby, North Beach Skate Park caters to skaters and BMX riders, while golf enthusiasts can enjoy the Normandy Shores Golf Course, a scenic, tree-lined retreat just a short walk away.

— Arts and Culture

Bass Museum of Art. Photo courtesy of Artnexus

For decades, South Beach has been the epicenter of arts and culture in Miami Beach. Home to renowned institutions like The Bass Museum of Art, the New World Symphony designed by Frank Gehry, and historic Art Deco theater The Fillmore Miami Beach, the neighborhood offers a vibrant mix of contemporary art, live music, and world-class performances. 

Also, each year, the global art scene descends on the city for Art Basel Miami Beach, transforming the Miami Beach Convention Center into an international hub of creativity, attracting artists, collectors, and cultural enthusiasts from around the world. Plus, there’s the unmissable South Beach Wine & Food Festival every February.

Faena House

And while South Beach remains the cultural powerhouse, Mid-Beach has emerged as an artistic destination in its own right, thanks to the rise of the Faena District. 

Spanning 32nd to 36th Streets on Collins Avenue, this enclave has become a magnet for the arts, featuring Faena Forum, an architectural landmark designed to host thought-provoking performances, art exhibitions, and year-round cultural programming. 

The Faena Hotel itself is a work of art, showcasing site-specific installations by artists like Damien Hirst. 

Further north, North Beach fosters a more local, community-driven cultural scene. 

The North Beach Bandshell, located at 73rd Street and Collins Avenue, is a beloved venue for year-round cultural programming, offering everything from family-friendly events to concerts featuring indie, classical, jazz, salsa, and reggaeton artists. 

The Bandshell has played a major role in expanding Miami Beach’s artistic footprint beyond South Beach, making live music and cultural experiences more accessible to residents.

— Signature Flavors & Shopping

In Miami Beach, the further south you go, the more options you’ll have for shopping and dining. 

South Beach is packed with restaurants, boutiques, and varied commercial activity. Mid-Beach offers some more curated experiences, and North Beach focuses more on local, often budget-friendly restaurants and shops. That being said, you can find exceptional offerings in all three areas.

South Beach

Stiltsville Fish Bar

South Beach has so many dining options catering to all tastes and budgets that it’s hard to pick just a few. Some highlights include: 

• the Michelin-starred Stubborn Seed; 
• Stiltsville Fish Bar, a casual seafood bar or the newly opened sushi favorite Uchiko in Sunset Harbour; and 
• Call Me Gaby for lovely al fresco dining. 

Local classics such as Joe’s Stone Crab and Smith & Wollensky in the South of Fifth neighborhood are always appropriate for truly special occasions.

When it comes to shopping, Lincoln Road Mall is the go-to destination—a lively, outdoor pedestrian strip lined with major brands like Lacoste, Zara, Anthropologie, Williams Sonoma, and Lululemon. Sunset Harbour also offers some of the city’s best boutiques, including Frankie Miami, Eberjey and Beach Boutique Miami. 

Collins Avenue offers a mix of high-end boutiques and local finds. Grocery shopping is also effortless here, with a Whole Foods on Alton Road at 10 Street, Trader Joe’s, The Fresh Market, and multiple Publix locations all within close reach.

Mid–Beach

Café Bernie

Dining in Mid-Beach is more curated but equally impressive. Some highlights include: 

• Motek, which transports you to the Mediterranean with its authentic Eastern flavors; 
• The Tavern, a classic Miami restaurant serving all kinds of comfort foods; 
• Café Bernie, ideal for waterfront dining and enjoying Miami’s colorful sunsets; and
• Lola Restaurant and Grill, one of our favorite Argentine steak houses. 

Shopping here is more limited to the curated boutiques, but you can find coveted fashion and accessories for all at Curio at the Faena Bazaar, as well as experience some of the best in holistic wellness at the Tierra Santa Healing House at Faena.

North Beach

Tambourine Room by Tristan Brandt

North Beach is the best place to discover authentic Latin American cuisine at excellent value. 

• Little Brazil serves homestyle Brazilian dishes, 
• Merkado 31 specializes in creative Peruvian fusion, and 
• Fifi’s is a standout for ultra-fresh seafood with Cuban and Venezuelan influences. 
• For an upscale dining experience, The Strand at the Carillon offers refined continental cuisine, while The Silverlake Bistro offers up classic French and American favorites. 
• Tambourine Room by Tristan Brandt is excellent for fine French dining. 

Shopping in North Beach is more practical than trendy, catering to locals with small, independent shops rather than major retail hubs.

— Top Schools

North Beach Elementary

Miami Beach is a close-knit community when it comes to education, with just one public middle school and one public high school serving the entire island. Nautilus Middle School, located in Mid-Beach near 41st Street, and Miami Beach Senior High, in South Beach, are the main public secondary schools for students across all neighborhoods. 

For younger children, North Beach Elementary—widely considered the top-ranked public elementary school in Miami Beach—is actually located in South Beach. 

Also in South Beach, Fienberg-Fisher Elementary and South Pointe Elementary are highly rated choices, offering strong academic programs and community involvement. 

In North Beach, Biscayne Elementary serves local families and also receives strong reviews.

As far as private schooling goes, Miami Beach also has several options. These include several parochial schools, like Lehman Day School, Hebrew Academy, and St. Patrick’s School, all of which offer alternative education for families looking for religious or specialized curriculums.

— Architecture & Design

The architecture in Miami Beach is a mixture of Art Deco, neo-Mediterranean, and Mid-Century Modern, with more and more newer, modern developments popping up

While single-family homes are rare in any area, you may still find a beautiful luxury home in some neighborhoods along Alton Road, the Venetian Islands, La Gorce, and Pinetree Drive, or in the exclusive waterfront strip of Altos del Mar in North Beach.

South Beach

Continuum I & II

Starting with South Beach, you’ll find a wide range of residential options, from oceanfront high-rises to boutique condominiums. 

Notable luxury towers include the recently completed Five Park at 5th Street, while Continuum I and II, known for their prime beachfront location, and the ultra-exclusive Apogee, make South of Fifth (SoFi) standout.  

Regarding luxury beachfront preconstruction opportunities, notable projects include the renovation and construction of new ultra-luxe towers at both the Ritz-Carlton Residences South Beach, Rosewood Residences at the Raleigh, and the Shore Club Private Collection Residences, all in the Art Deco District on Collins Avenue. These lavish condo towers are now rebranding this historic area of South Beach as “Billionaire’s Beach.”

Mid-Beach

Faena House

Mid-Beach is home to several luxurious oceanfront condo towers, offering you an unparalleled beach lifestyle, including the elite Residences at The Miami Beach Edition and the sleek, newly completed 57 Ocean. Iconic developments like Faena House have also played a major role in redefining the neighborhood’s character, attracting a younger, affluent and arts-centric crowd. 

If you’re looking for luxury, beachfront preconstruction projects, The Perigon and Aman Tower are two of the most refined in the Mid-Beach area. 

North Beach

L’Atelier

In North Beach, the least touristy part of Miami Beach, you’ll find everything from affordable rental apartments and modest single-family homes to sprawling mansions and luxury condominiums. While Miami Beach generally becomes more affordable as you move north, North Beach also has some of the city’s most exclusive real estate.

Unlike South Beach or Mid-Beach, North Beach is the only part of Miami Beach where you can own a single-family home directly on the ocean, in the prestigious Altos del Mar neighborhood. 

For high-rise living, Eighty-Seven Park is the most luxurious building you’ll find in North Beach, closely followed by L’Atelier and Carillon Miami Wellness Resort and Residences, with its one-of-a-kind concept where residents quite literally live inside a world-class wellness spa. 

There are several new and notable preconstruction condo projects in North Beach, offering both luxury and short-term rental investment opportunities; some of our picks include Ocean Terrace and 72 & Carlyle.

— Prices & Perspective

In general, the most exclusive and expensive properties are at the southern end of South Beach, in South of Fifth, and the farther north you go, the more affordable Miami Beach becomes—though you can find luxury real estate at varying price points in all three areas, including if you’re considering a Miami condo investment.

South Beach and Mid-Beach are constantly alternating the number one spot for the most expensive neighborhood in Miami Beach. As of June 2025, Mid-Beach is the most expensive with an average listing price of about $900,000 and $600 per square foot, whereas South Beach has an average listing price of $858,724 and $530 per square foot. This difference is because there are more one-bedroom condo units in South Beach, as well as more non-waterfront condos. However, high-end waterfront properties in South Beach can reach $39.9 million—slightly over Mid-Beach.

North Beach is the most affordable of the three, with an average listing price of $648,214 and $500 per square foot. Even at the high end, luxury listings in North Beach top lower than both South Beach and Mid-Beach, with prices reaching up to $29 million.

However, regardless of budget, Miami Beach offers an incredible lifestyle, with distinct neighborhoods to match your preference. If you want to read more about the performance of these neighborhoods, check out our exclusive quarterly market reports for the Miami Beaches. 

— Find Your Place in Miami Beach

Now, with everything you’ve learned, we hope you have a clearer idea of what your ideal neighborhood might be. If you're considering moving to Miami or Miami Beach, remember that having a local agent, who is also a neighborhood expert, by your side makes all the difference when choosing the best place to buy your next home. 

Our 20+ years of experience in Miami’s luxury condo market make us the most qualified ally in your condo search.

Whether you're drawn to the vibrant energy of South Beach, the refined luxury of Mid-Beach, or the relaxed charm of North Beach, our team of expert local agents will be more than happy to explore all options further and answer any questions you may have. 

Call or email us anytime—we’ll make sure you find the condo that best suits your needs.