South Beach’s Neighborhoods

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South Beach, an area no larger than three square miles, consists of several residential neighborhoods each with their own distinct style, charm, history and green space. The Flamingo Park area or Historic District, for example, consists mostly of boutique art deco buildings that were developed in the 1930’s and 1940’s. Whereas, the South of Fifth neighborhood, features most of the upscale, luxury condo projects in South Beach.

It is important to recognize is that the tourist areas of South Beach are generally separate from the residential neighborhoods. Additionally, the primary four residential areas, as indicated on the map, have several differences ranging from architecture, property size, and price, to the mix of permanent versus part time residents.

The four main residential neighborhoods of South Beach are best described as follows:

Cultural Arts District

The Collins Park neighborhood of South Beach, now referred to as “CANDO” or the Cultural Arts Neighborhood District Overlay, is an often neglected residential and arts district. This entire neighborhood, which includes the Miami City Ballet, Miami Beach Public Library, New World Symphony and Bass Musuem of Art, has undergone a complete transformation.

This area includes some of our finest examples of Miami Art Deco with historic buildings such as the Governor Hotel, designed by Henry Hohauser in 1937, and the former Princeton Hotel, which now houses the New World Symphony, which was designed by Siskelwicz in 1939.

Several of South Beaches hippest condo hotels and new residential developments are home to this district, including the new W Hotel South Beach and Residences, the Setai Hotel and Residences, Parc Place Residences and ArteCity Miami Beach, an upscale residential village with 202 condos, townhouses and junior suites.

Flamingo Park District

The Historic or Flamingo Park District of South Beach is bordered to the south by Fifth Street, to the north by the Miami Beach Convention Center, to the east by the beach, and to the west by Alton Road. This approximately one square mile district contains over 1,200 historic designated buildings that are either Art Deco or Spanish / Mediterranean.

The central attractions in this area include Flamingo Park, Espanola Way and Lincoln Road Mall. In general, properties located within close walking distance to the Lincoln Road Mall are higher in demand, and therefore, demand a premium in price or rent. Additionally, one has to recognize the implications of owning a condominium in an art deco or historic building.

Historic properties are protected, and as such, property owners or developers are severely restricted in making any changes to the external facade and other design features, such as terrazzo floors. Therefore, one has to keep in mind that while owning a historic property adds value as they cannot be duplicated, replaced or demolished, ownership does come with certain inherent redevelopment constraints and costs.

South of Fifth Neighborhood

As with many of Miami’s old neighborhoods, the South of Fifth “SoFi” neighborhood in Miami Beach enjoyed its heydays in the 1950’s. Miami Beach had a reputation as the “American Riviera” with its beaches, hotels, tropical weather, mobsters and star power. However, the area was ethnically divided with SoFi as home to a thriving, mostly Jewish community, while the areas to the north and even some hotels had little tolerance for diversity.

Then in the 1980’s an investor from Germany, Thomas Kramer, descended on South Beach and in a short time purchased over 11 acres of oceanfront property in the South of Fifth neighborhood. Over the following twenty years Kramer, along with Jorge Perez of the Related Group, developed some of the most successful luxury condo projects in Miami Beach. These luxury developments included the Apogee, Icon South Beach, Murano at Portofino, Murano Grande, Portofino Tower, Continuum North, Continuum South, and the Yacht Club at Portofino.

In recent years the South of Fifth neighborhood developed the reputation as the most exclusive area to own and live in South Beach. Even during this challenging real estate market, it is not uncommon for luxury condominiums to trade at prices over $1,200 per square foot, or over $110 per square meter.

West Avenue Area

The West Avenue area comprises of several mid to high rise condominium buildings that face Biscayne Bay and downtown Miami. Although this area was partially developed during the early years of development in South Beach, the majority of the buildings were developed from the 1960’s onwards.

In general, full time residents reside in the West Avenue area, and this is also a very successful area for investment properties. There are several condo projects located on West Avenue, including the Mirador, Waverly, Bentley Bay, Floridian and Flamingo, that are favored by renters in the South Beach market.

West Avenue is easily accessed from downtown Miami via I-395 or the Venetian Causeway. It is also close to several supermarkets, stores and restaurants, as well as within walking distance of the Lincoln Road Mall and Flamingo Park.

Are you looking for a Miami or Miami Beach investment property at a deep discount? Are you looking for a discounted short sale or bank owned property? Ross Milroy of Miami Angel Properties, LLC may be reached at 305-673-5300 or info@miamiangelproperties.com.

February 15, 2010 by Ross · Leave a Comment

Central South Beach Condo

Filed Under Condos, Listings ·

PRICE : $224,000

Description | A rare corner unit with 2 bedrooms, garage parking, fully updated, and located in the heart of South Beach just steps from Flamingo Park and Lincoln Road! Did we also mention pet friendly and low maintenance fees? This is a place to call home. Call or email us today to view this unit -305.673.5300 or info@miamiangelproperties.com.

Address | 1498 Jefferson Ave # 205, Miami Beach - map it

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June 19, 2009 by Julie · Leave a Comment

The Park Gardens

Filed Under Condos, Hot Picks, Hot Picks - Condos, Listings ·

PRICE : $155,000 PRE-FORECLOSURE

Description | This is a huge corner unit with an extra half bath for guests and a fantastic kitchen. Everything has been remodeled including the granite kitchen and new bathroom fixtures. Within walking distance to Flamingo Park and Lincoln road, the location is priceless, not to mention the price. To view this property, please call us at 305.673.5300 or email info@miamiangelproperties.com.

Address | 1045 10 Street, Unit 604 - map it

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May 14, 2009 by Julie · Leave a Comment

South Beach Short Sale

Filed Under Hot Picks, Hot Picks - Condos ·

PRICE : $120,000 PENDING SALE

Description | Reduced by more than half the original price, this is the perfect answer to get away from the cold winters up North. Located in the heart of South Beach within walking distance to Flamingo Park, Lincoln Road, Espanola Way, and the beach, why wouldn’t you snatch this up? Call today for more information on this short sale.

Address | 536 14th Street #101 map it

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November 14, 2008 by Julie · Leave a Comment

Art Deco Park Place

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LIST PRICE: $179,000 SOLD PRICE: $165,000

Description | Imagine living across the street from a park filled with every activity you can imagine: tennis, swimming, dog park, basketball, just to name a few. Then, imagine living in a sun-drenched condo with solid wood floors, modern kitchen and renovated bathroom…all for $165,00! These gems are available and we’ll help you find them.

Address | 730 12 Street #10

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