North Miami Beach Condos and Homes for Sale & Guide

Captain William H. Fulford came through in 1881 and found what he called Big Snake Creek, now the Oleta River. Lafe Allen bought 557 acres in 1917 and the Fulford-by-the-Sea Company started selling lots in 1922. Carl Fisher built the Fulford-Miami Speedway in 1925, a 1.25-mile wooden oval with 50-degree banked turns, and 20,000 people watched its only race on February 22, 1926. The hurricane of September 17, 1926 destroyed it, and the lumber went to rebuild Miami. Residents organized as the Town of Fulford that year, became a city in 1927, and on June 15, 1931 the legislature renamed it North Miami Beach after annexing beachfront land. The beach was later lost to Sunny Isles, so the name outlived the geography.

The city covers 5.37 square miles, 4.85 of them land, with 43,676 residents at the 2020 Census. North Miami lies to the southeast, the Golden Glades area to the southwest, Miami Gardens to the west, unincorporated Ojus to the north, Aventura to the northeast and Sunny Isles Beach across the Intracoastal. NE 163rd and NE 167th Streets are the commercial streets; the 163rd Street Shopping Center opened in 1956, the same decade State Road 826 was completed. NE 164th Street became Hanford Boulevard in 1975.

West of Biscayne Boulevard, the city is a grid of one-story concrete-block houses from the 1950s and 1960s, usually two or three bedrooms on lots smaller than those in Miami Gardens, in neighborhoods such as Sunray, Highland Village, Skylake, Uleta and Washington Park. Garden apartments and older condominium buildings cluster along NE 163rd Street, West Dixie Highway and Biscayne Boulevard, and there is a steady stream of newer mid-rise rental buildings along the boulevard.

Eastern Shores is the exception. It was mangrove wetland until it was filled in the late 1950s, and today it is a gated peninsula, guarded since 1997, bounded by Sunny Isles Boulevard, Maule Lake, the Intracoastal and Dumfoundling Bay. Streets run from NE 164th to NE 171st and avenues from 29th to 40th, most lots back onto man-made canals, and the east side holds condominiums and townhouses. A waterfront house with a dock here is a different purchase from a Sunray ranch: different price, different insurance, different flood zone.

Biscayne Boulevard (US 1) runs up the east side of the city, 11 miles south to downtown Miami and 14 miles north to Fort Lauderdale. I-95 runs along the northwest border with access at Exit 12, and the Golden Glades Interchange, where I-95, Florida's Turnpike, the Palmetto, US 441 and SR 9 meet, sits on the city's western edge; its $908 million reconstruction began in 2024 and is scheduled to finish in 2031. Sunny Isles Boulevard (NE 163rd Street) is the bridge to the beach.

By map routing it is about 16 miles to downtown Miami, 19 to Miami International Airport, 18 to Miami Beach, 20 to Doral and 3 to Aventura, where the Brightline station opened in December 2022. The Tri-Rail Golden Glades station is just west of the interchange, and Metrobus runs the NMB Line and route E through the area.

Oleta River State Park, on NE 163rd Street at the mouth of the river, is 1,033 acres of mangroves, kayak launches, mountain-bike trails, a bay beach and primitive cabins, and the largest green space anywhere near the city. Greynolds Park, 265 acres just north of the line in Ojus, was a limestone quarry donated by A. O. Greynolds in 1933 and built out by the Civilian Conservation Corps between 1936 and 1939; its 42-foot mound is the highest point in South Florida, and it has a golf course and a boathouse.

The Snake Creek Canal (C-9) crosses the city on its way to the Oleta River. It is primarily a flood-control canal, with the S-29 saltwater lock completed in 1953, but its 100-foot right-of-way carries the paved 6.5-mile Snake Creek Trail to Miami Gardens and it is used for fishing and kayaking. The Ancient Spanish Monastery at 16711 West Dixie Highway was built in Sacramenia, Spain between 1133 and 1141, bought by William Randolph Hearst, stored in crates for decades and reassembled here in the early 1950s; it has been an Episcopal parish since 1964. The city's Julius Littman Performing Arts Theater, with 931 seats, shares the City Hall address at 17011 NE 19th Avenue.

Miami-Dade County Public Schools serves the city. North Miami Beach Senior High at 1247 NE 167th Street opened in 1971 and runs a biomedical and environmental magnet (BEAM), an iPrep academy and an AP Capstone program. The northern part of the city is zoned to Dr. Michael M. Krop Senior High at 1410 County Line Road, open since 1998 with a visual and performing arts magnet, and the bay side to Alonzo and Tracy Mourning Senior High in North Miami, open since 2009. Elementary and middle schools include Fulford Elementary, Greynolds Park Elementary, Gertrude K. Edelman/Sabal Palm Elementary and John F. Kennedy Middle.

City Hall and the public library are at 17011 NE 19th Avenue. The city runs its own utility, NMB Water, which also bills customers outside the city limits. The nearest full hospital is HCA Florida Aventura Hospital at 20900 Biscayne Boulevard, with 493 beds and a Level II trauma center.

Treat the interior and the waterfront as separate markets. FEMA sample points we ran returned Zone X for the city center near NE 167th Street and a 0.2-percent shaded X near NE 163rd Street and Biscayne Boulevard, but Zone AE with an 8-foot base flood elevation in Eastern Shores. On the peninsula, budget for flood insurance with a federally backed mortgage, ask for the elevation certificate and check the seawall and dock permits; on the interior, the roof, the electrical panel and the permit history on any enclosed porch or converted garage drive the four-point inspection and the quote.

Condominium buildings along NE 163rd Street, West Dixie Highway and in Eastern Shores that are three stories or taller and past 25 years fall under Florida's post-Surfside milestone inspection and reserve-study rules, and Miami-Dade's recertification program; ask for the reports, the budget and any assessment before you offer. New mid-rise rentals on Biscayne Boulevard are changing the streetscape block by block, which is worth knowing if you are buying a house within sight of the boulevard.

A Sunray or Skylake house sells to buyers who want a yard and a workable commute at a price below Aventura, so it competes on roof age, insurance quote and a clean permit file. An Eastern Shores house sells on the water: dock depth, seawall condition, the elevation certificate and the flood policy that transfers with it. Assemble those documents before the listing goes live.

Price against closed sales in your own neighborhood and era of construction, not the citywide number, which blends the peninsula with the interior. Photograph the canal from the dock at the right hour if you have one, and the yard if you do not.