Homes for sale in Miami range from studio condos in Brickell and Downtown towers to historic houses under the trees in Coconut Grove and single-family streets in the Upper East Side. Prices depend heavily on the building, the view and the flood zone, and many buyers here are choosing a condo, so the building's finances matter as much as the unit. Rui Cunha's office is in Deerfield Beach, and he works with buyers across Florida, including the City of Miami.
What it's like to live in Miami
Miami is the largest city in Miami-Dade County. Florida's Office of Economic and Demographic Research estimated its population at 464,283 as of April 2024 (Florida EDR). It's a dense, international city: banking and offices in Brickell and Downtown, arts and restaurants in Wynwood and the Design District, and older residential neighborhoods spread out from Biscayne Bay. It's also the most international housing market in Florida. In the Miami Association of Realtors' 2025 survey, international buyers accounted for 15% of its members' existing-home sales, and Miami-Dade drew about $3.2 billion of that foreign-buyer volume between August 2024 and July 2025 (Miami Realtors, 2025).
Neighborhoods
The city's own neighborhoods are very different from each other (Wikipedia):
- Brickell. The densest part of the city, a financial district of high-rise condo towers along the bay.
- Downtown and Edgewater. Downtown is the central business district; Edgewater, to the north, is a waterfront strip that filled with new towers after Midtown Miami was developed.
- Coconut Grove. One of Miami's oldest areas, with tree-lined streets, single-family homes and a quieter feel.
- Upper East Side. Residential streets and historic districts such as the MiMo Historic District and Belle Meade.
- Little Havana and Wynwood. Little Havana is the city's best-known Cuban neighborhood, around Calle Ocho; Wynwood is an arts district.
Prices swing widely between a tower unit with a bay view and a house a few miles inland. Rui can pull recent sales for the exact building or street you're considering.
Miami market snapshot
According to Zillow, the typical home value in the City of Miami was about $581,000 in August 2026, roughly 1% higher than a year earlier (Zillow Home Value Index). That index blends condos and houses. For the waterfront areas, Corcoran's second-quarter 2026 report put the median condo price on Miami's coastal mainland at about $590,000, down 5% from a year earlier, while the median single-family price there hit a record $2.29 million (Corcoran, 2Q 2026).
In other words, waterfront houses have been rising while condo prices have softened, and inventory is high in many towers. That can give buyers room to negotiate, but it also means you should look closely at why a unit is priced the way it is. Ask Rui for a current comparison of recent sales for what you're actually considering.
Practical notes: condos, flood, insurance and rentals
Condo safety rules. Florida's 2022 condo safety law requires milestone inspections for buildings of three or more stories (at 30 years, or 25 if the local building department requires it, then every 10 years — SB 154, 2023) and a Structural Integrity Reserve Study with funded reserves (Rimkus). Special assessments from $10,000 to over $100,000 have been reported in older buildings (24-7 Press Release). In Miami, where so many buyers choose condos, ask for the reserve study, budget, inspection reports and assessment history before you offer.
Flood and insurance. Much of Miami is low and close to the bay. Under FEMA's newer pricing, the highest average flood premiums in South Florida are in Miami-Dade and Monroe ZIP codes (WLRN), and Citizens policyholders must carry flood coverage as that requirement phases in through 2027 (News4JAX). Check the flood zone and get insurance quotes before signing.
Short-term rentals. Don't assume you can rent nightly. The City of Miami says single-family homes and duplexes in its T3 and T4-R zones are not eligible for short-term rental use, and where it is allowed you need a state lodging license, a city certificate of use, a business tax receipt and sign-off from the condo or homeowners association (City of Miami). Many condo buildings also set their own minimum lease terms, so read the building's rules first.
Homestead. If the home will be your primary residence, ask a CPA about Florida's homestead exemption. Second homes and non-residents don't qualify.
Schools
Miami is served by Miami-Dade County Public Schools. Use the district's school locator to confirm assigned schools for any address, and check school grades with the Florida Department of Education. Many families also look at the district's magnet and language programs.
Getting around
Brickell and Downtown have Metrorail and Metromover, which matters if you'd rather not drive every day. Elsewhere, Miami traffic is heavy, so test your commute at rush hour before choosing a neighborhood.
Working with Rui in Miami
Rui has worked in South Florida real estate since 2003, as a mortgage broker, a broker and a licensed General Contractor, so he can read a condo budget or an inspection report with a practical eye. His office is in Deerfield Beach, and he works with clients all over Florida. He can help you buy a home, look into an ITIN mortgage or plan a purchase as an international buyer. Use the mortgage calculator to include taxes, HOA fees and insurance, and compare Miami with Miami Beach and Coral Gables.
FAQ
How much does a home cost in Miami?
Zillow put the typical home value in the City of Miami at about $581,000 in August 2026. Waterfront houses cost far more: Corcoran's 2Q 2026 report put the coastal mainland single-family median at $2.29 million, and the condo median at about $590,000.
Can I rent my Miami condo on Airbnb?
Only if both the city and the building allow it. The City of Miami doesn't allow short-term rentals in single-family homes and duplexes in its T3 and T4-R zones, and where it's allowed you need several licenses plus association approval. Many buildings ban short stays outright.
What should I check before buying a Miami condo?
Ask for the reserve study, current budget, milestone inspection reports and history of special assessments, plus the building's rental rules and insurance. Owners pay for required repairs.
Can I buy in Miami without a Social Security number?
Many buyers use an ITIN mortgage, subject to lender approval, and foreign buyers often pay cash or use foreign-national loans. See our ITIN mortgage guide or contact Rui.
Talk to Rui
Looking at a condo or house in Miami? Ask Rui for a current comparison of recent sales in the buildings and streets you like.