Miami Beach

Why Miami Beach

What sets this market apart

Art Basel and the World's Art Calendar

Miami Beach hosts Art Basel in the Americas, the most important art fair in the Western Hemisphere. The cultural programming it anchors runs year-round, attracting the global creative class.

Star Island, America's Most Private Address

Star Island is a private, guarded causeway island accessible only through a security checkpoint. Estates routinely trade above $20M. The list of past and current owners reads like a who's who of global celebrity and enterprise.

Art Deco Historic District, UNESCO Heritage

The largest collection of Art Deco architecture in the world, concentrated in South Beach. Living amid this history is an experience no other US city replicates.

World-Class Dining from South Beach to Mid-Beach

From Cote Miami to Carbone to La Mar, Miami Beach has assembled one of the hemisphere's genuinely competitive restaurant scenes. The social energy is unmatched in Florida.

Atlantic and Bay on Both Sides

Miami Beach residents live between the Atlantic Ocean and Biscayne Bay. Boating, paddleboarding, kitesurfing, and deep-sea fishing are a commute away from any address on the island.

International Connectivity

Miami International Airport is 20 minutes away. European, Latin American, and Gulf flights connect directly. Miami Beach is the easiest South Florida luxury address to reach from anywhere on earth.

The Life Here

Climate

• ✦Consistent ocean breezes modulate summer heat
• ✦World-class beach access from virtually every neighborhood
• ✦Outdoor dining and pool culture 365 days
• ✦Hurricane preparedness built into newer construction

Culture & Arts

• ✦Art Basel Miami Beach: December, global art world
• ✦Bass Museum of Art: permanent collection, contemporary focus
• ✦New World Symphony: Frank Gehry concert hall
• ✦Wynwood arts district 15 minutes away

Dining & Nightlife

• ✦Carbone Miami, Cote Miami, Nobu Miami Beach
• ✦La Sandwicherie to Stubborn Seed: full spectrum
• ✦South Beach nightlife unmatched in Florida
• ✦Collins Avenue rooftop and pool social calendar

Education

• ✦iPrep Academy (IB, Miami Beach)
• ✦Cushman School (Surfside, elite K-8)
• ✦Private tutoring networks well-established
• ✦Barry University and FIU nearby

Where to Live

Neighborhoods that matter

Star Island

$10M to $30M+

Private guarded island. Trophy estate compound living. The most exclusive address in Miami Beach.

South of Fifth

$2M to $20M+

South Beach's quietest, most refined neighborhood. Condominiums at Apogee, Continuum, and Murano Grande face the ocean and the bay.

Venetian Islands

$3M to $20M

A chain of private causeway islands connecting Miami Beach to Miami. Single-family waterfront estates, connected privacy.

Mid-Beach / Faena District

$2M to $15M

Alan Faena's $1B reimagining of Mid-Beach. Faena House, Faena Hotel, and the Faena Forum, the most architecturally ambitious district in Florida.

Property Landscape

✦Star Island Trophy Estates

✦South of Fifth Ultra-Luxury Condominiums

✦Venetian Islands Waterfront Homes

✦Faena and Mid-Beach Architectural Residences

Who Lives Here

✦Argentine and Brazilian Business Principals

✦Gulf Investors and UAE Nationals

✦US Entertainment and Technology Wealth

✦European Creative Professionals

Financing Intelligence

Miami Beach is a foreign national, DSCR, and portfolio lending market. The international buyer base, Argentine, Brazilian, Gulf, frequently closes with no US income documentation. DSCR programs are common for buyers treating their Miami Beach property as an investment (short-term or long-term rental). Rafael knows which buildings allow short-term rentals, which require portfolio financing, and which qualify for conventional programs.

Star Island and the Venetian Islands are single-family estate markets requiring jumbo and super-jumbo financing. At $10M to $30M, these transactions involve private banking relationships, large down payments, and lender underwriting of complex income structures. Rafael's 126-lender network includes the portfolio lenders who specialize in this tier.

Common Questions

What financing is available for international buyers in Miami Beach?+

Foreign national programs allow purchase with no US credit history, no SSN, and no US tax returns. Down payment is typically 25 to 30%. DSCR programs (qualifying on property rental income) are also available for investors.

Can I do short-term rentals in a Miami Beach condominium?+

It depends on the building. Some Miami Beach buildings allow 30-day minimum rentals; others prohibit short-term rentals entirely. This significantly affects both lifestyle and financing. Rafael knows the current rental policies for every major building before a client makes an offer.

What is the Star Island entry price today?+

Star Island estate pricing begins around $10M for dated properties and reaches $30M+ for renovated, waterfront compounds. The island has only 34 properties, supply is structurally constrained.

What is a DSCR loan and how does it work for Miami Beach investors?+

A DSCR (Debt-Service Coverage Ratio) loan qualifies based on the property's rental income rather than the borrower's personal income. If the property generates enough rental income to cover the mortgage payment (typically 1.0x to 1.25x), you qualify, regardless of how much personal income you can document.

Are there good private schools accessible from Miami Beach?+

iPrep Academy (IB magnet), Cushman School in adjacent Surfside, and Miami Beach Senior High (IB program) are the primary options. For elite private schooling, Gulliver Preparatory and Ransom Everglades are 20 to 25 minutes away.

Private Schools

Ranked by national accolades and admissions selectivity

01

Cushman School

PreK to 8

Top 20% Private Schools in Florida

PrivateSchoolReview 2026 · 5:1 ratio · Founded 1924 · $46K tuition

15 min

02

Ransom Everglades School

Gr 6 to 12

#1 Best Private High School in Florida

Niche 2025 · Spear's Top 10 North America · 10 to 20% acceptance

25 min (Coconut Grove)

03

Gulliver Preparatory School

PreK to 12

Top 5 Private Schools Miami

Niche 2025 · 7:1 ratio · Ivy placement record

22 min

04

Lehrman Community Day School

PreK to 8

Top-Ranked Jewish Day School Miami Beach

GreatSchools highly rated · Dual-curriculum Hebrew/English

5 min (Miami Beach)

Sources: Niche.com · PrivateSchoolReview.com · US News & World Report · Spear's School Index

Colleges & Universities

Higher education institutions within reach of this market

01

University of Miami

Private Research University

#55 National Universities (US News 2025)

25 min (Coral Gables)

02

Florida International University

Public Research University

#269 National Universities (US News)

20 min

03

Barry University

Private Catholic University

Ranked Regional Universities South

30 min (Miami Shores)

04

Nova Southeastern University

Private Research University

#236 National Universities (US News)

40 min (Fort Lauderdale)

Sources: US News & World Report · Princeton Review · Niche.com

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