North Miami Beach, FL

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Miami-Dade County · Miami-Fort Lauderdale-Pompano Beach · population 45,655

Investors
North Miami Beach, FL
Image: Wikipedia · North Miami Beach, Florida
OverviewCost of livingMoving guide
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62
Rising
Momentum score · 0–100

Where North Miami Beach stands

Averaging 7.4% annual growth over 5 years.

Median home $452,850
1-year -2.2%
5-yr CAGR +7.4%
vs 5-yr peak -5.0%
Population +1.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2024-07$453k$171k$279k$387k$496k201620182020202220242026

Lifestyle scores

🚶
Walkability
32/100
Very car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
92/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$2,413/mo$1,636$2,118$2,599202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent143139100120140202220242026

Rent vs buy

Price-to-rent ratio: 15.6
Lean buy

At a 15.6 price-to-rent ratio, North Miami Beach is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
39 · w22%
Home 5-yr CAGR
76 · w22%
Distance from peak
60 · w18%
Population growth
67 · w16%
Rent YoY
53 · w12%
Home 10-yr CAGR
86 · w10%
Long thesis

North Miami Beach has held up across the cycle: home values at $452,850 with +7.4% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

North Miami Beach is in a state where home insurance costs have doubled, climate risk repricing is still in progress, and the buyer pool is constrained by both. The bear case writes itself and is currently winning.

About North Miami Beach

North Miami Beach is a city in Miami-Dade County, Florida, with an estimated population of 45,655. It anchors the Miami-Fort Lauderdale-Pompano Beach metro area. The population grew 1.1% annually from 2020 to 2024, a moderate gain. The median home value in North Miami Beach is $452,850 as of 2026-04, down 2.2% over the last 12 months. Over the last five years, home values have averaged +7.4% annual growth (-5.0% from the 5-year peak). Rents in North Miami Beach average $2,413 per month, roughly flat year-over-year (+1.1%). The composite momentum score is 62 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Healthy 5-year run: +7.4% annualized over 5 years, outpacing US inflation.
●Net positive migration: population up 1.1% per year — demand fundamentals are intact.

▼ Bear case

●Cooling: -2.2% over the trailing year — momentum has stalled.
○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About North Miami Beach (Wikipedia)

North Miami Beach is a city in Miami-Dade County, Florida, United States. The City of North Miami Beach is part of the Miami metropolitan area of South Florida. Originally named "Fulford-by-the-Sea" in 1926, after Captain William H. Fulford of the U.S. Coast Guard, the city was renamed "North Miami Beach" in 1931. The population was 43,676 at the 2020 US census.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Miami-Dade County right now.

NWS active alerts (FL)Florida Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Miami-Dade County routes NWS alerts; check the state EM portal for non-weather emergencies.

Neighborhoods of North Miami Beach

12 tracked · ranked by median home value
1Skylake$1,301,797+4.3%
2Pickwick$893,415+17.1%
3Highland Village$650,187-1.4%
4Sunray East$515,025+1.2%
5Uleta$495,718-3.4%
6Oakgrove$482,450-2.9%
7Sunray West$474,091-2.6%
8Allen Park$462,139-1.6%
9Washington Park$396,031-3.5%
10Winward$373,317-4.9%
11Eastern Shores$296,266-7.9%
12City Center$157,390-14.1%

Cities like North Miami Beach

Jupiter, FL59 · StableWellington, FL60 · StableNorth Miami, FL61 · StableCooper City, FL62 · Rising

Run the numbers for North Miami Beach

ToolCan I afford North Miami Beach?Income → city shortlistToolROI on a North Miami Beach rentalCap rate, cash-on-cash, DSCRToolCompare North Miami Beach to anywhereSide-by-side up to 3 citiesToolNorth Miami Beach cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
70° / 51°
avg high / low
Summer (Jul)
90° / 73°
avg high / low
Sunny days/yr
233
~64% of year
Annual precip
54″ rain
0″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very high
Tornado
Moderate
Wildfire
Low
Earthquake
Very low
Flood
Very high

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Miami-Fort Lauderdale-Pompano Beach area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current North Miami Beach listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
76%
Very humid climate
Median household income
$67,900
Florida state median
Top industries (state-level)
TourismHealthcareConstruction

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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