If you’ve priced a condo south of Fifth Street in the last twelve months, you already know the math doesn’t work like the rest of Miami Beach. This nine-block peninsula — bounded by 5th Street to the north, the Atlantic to the east, Government Cut to the south, and Biscayne Bay to the west — trades at $1,500 to $4,000-plus per square foot, roughly double the Miami Beach median. It’s the smallest, densest, and most expensive residential footprint on the island, and it hasn’t added a new buildable lot in over a decade. Unlike most real estate guides, this page includes a live MLS search — browse every active South of Fifth listing by building and price range, updated in real time.
This guide breaks down what makes South of Fifth Miami Beach (locals call it “SoFi”) different from the rest of South Beach, which buildings actually deliver on the price tag, what a 2026 buyer should expect to pay, and where the neighborhood is headed as Miami’s ultra-luxury market resets.
Search Active South of Fifth Listings — Live, Real-Time MLS Data
Most real estate guides describe the market. This one lets you browse it. Select a building below to see its current active listings, pulled directly from the MLS and refreshed in real time — the same inventory local agents see, not a stale export. Filter by price or bedroom count within any building, or open the full South of Fifth properties for sale report to see every active listing in the neighborhood at once.
Listing prices sourced from MLS and are subject to change without notice. Contact David for current pricing and availability.
MLS data is deemed reliable but not guaranteed and is subject to change without notice.
Why South of Fifth Trades at a Premium
Three things drive South of Fifth Miami Beach pricing, and none of them are replicable. First, there’s no vacant land left south of 5th Street — every tower standing today occupies one of a finite number of parcels, so new supply can only come from teardown-and-rebuild, which is rare and slow. Second, the peninsula is genuinely walkable in a way most of Miami Beach isn’t: residents cross from Joe’s Stone Crab to Smith & Wollensky to the South Pointe Park promenade without touching a car. Third, the water access is unusual — SoFi has frontage on the open Atlantic, on Biscayne Bay, and on Government Cut, which means buildings here can offer ocean views, bay views, or private deep-water dockage within a five-minute walk of each other.
The result is a market that behaves less like residential real estate and more like a scarce collectible. When a Fisher Island unit closed for $35 million earlier this year — nearly $3,600 per square foot — it reset expectations for what a trophy waterfront address in this corridor of Miami Beach can command, and SoFi’s own comparable sales have followed the same trajectory.
The Buildings That Define SoFi
Continuum South Beach (100 S Pointe Drive) remains the neighborhood’s benchmark. Split across a North and South Tower with 302 combined residences, Continuum offers the most resort-scale amenity package in SoFi — multiple pools, a private beach club, tennis, and a marina — and consistently posts the highest transaction volume of any SoFi building, which matters if you want real comparables when you negotiate. See current Continuum South Beach listings and floor plans for pricing by line and tower.
Apogee South Beach (800 S Pointe Drive) sits at the opposite end of the spectrum: 67 units total, Carlos Zapata architecture, Yabu Pushelberg interiors, and a private marina with boat slips sold separately from the units. Apogee trades at a premium to Continuum on a price-per-square-foot basis precisely because of that scarcity — fewer units change hands in a given year, so each sale moves the comp set more. Review Apogee South Beach residences for available inventory.
Other buildings worth knowing in the corridor include Murano Portofino Icon South Beach, Portofino Tower, South Pointe Tower, Marea, One Ocean South Beach, Glass South Beach and Bentley Beach ( which is a condo hotel) and Bentley Bay, Five Park Miami Beach which is on the Casbah 5th Street, each offering a different amenity and price tier while staying inside the same nine-block footprint.
What a 2026 Buyer Should Expect to Pay
Entry points in South of Fifth Miami Beach have shifted meaningfully this year. A one-bedroom in a mid-tier building like Il Villaggio or Icon South Beach can still be found in the $800,000 to $1.4 million range, but two- and three-bedroom units in Continuum or Apogee routinely clear $3 million to $6 million, and full-floor or penthouse product at Apogee, Glass, or Continuum’s private collection tier starts north of $10 million and runs past $40 million for the largest penthouses. That’s a wide band, and it’s exactly why working with someone who tracks closed comps building-by-building — not just neighborhood averages — matters here more than almost anywhere else in Miami-Dade.
Buyers should also budget for the reality of older SoFi towers: several of the peninsula’s marquee buildings were completed in the late 1990s and 2000s, which means Florida’s post-Surfside structural integrity reserve requirements are now fully in effect. Before making an offer, confirm the building’s most recent 40-year (or 25-year, for coastal buildings) recertification status, its current reserve funding level, and whether a special assessment has been levied or is pending. This is standard due diligence in any older Miami Beach high-rise, and it can materially affect your true cost of ownership beyond the purchase price.
South of Fifth vs. the Rest of Miami Beach
For buyers cross-shopping neighborhoods, the comparison usually comes down to lifestyle rather than price alone. Mid-Beach and North Beach offer larger unit sizes and more new construction at a meaningfully lower price per square foot, while SoFi trades density and building age for unmatched walkability and a genuine downtown-adjacent feel — it’s the only part of Miami Beach where you can walk to Brickell-caliber restaurants, a working marina, and a quiet residential street within the same ten minutes. If open water access and low-rise, low-density living matter more than walkability, waterfront homes on Sunset Islands or Star Island (just across the bay) are worth comparing directly against SoFi condo pricing before you commit.
Ranges reflect recent closed sales and active MLS inventory and are subject to change without notice. Contact David for current pricing and availability.
Financing and Foreign Buyer Considerations
South of Fifth Miami Beach draws a disproportionate share of international buyers, particularly from Latin America and Europe, which shapes how deals get structured. Cash purchases remain common at the top of the market, but jumbo financing is readily available for buyers who qualify, typically requiring 30-40% down for a second home or investment purchase at this price point. Non-U.S. buyers should plan for FIRPTA withholding on resale and should engage a Florida-licensed real estate attorney early in the process — condo association approval, which is standard in most SoFi buildings, can add two to four weeks to closing timelines and often requires board interviews or financial disclosures beyond what mainland U.S. lenders typically ask for.
Rental and Investment Potential
Short-term rental rules in South of Fifth Miami Beach vary significantly by building, and this is one of the most common points of confusion for investment buyers. Some towers, including sections of Icon South Beach, permit rentals as short as 30 days; others restrict leasing to 90-day minimums or longer, and a handful prohibit rentals entirely for a portion of the ownership period. Confirm a building’s specific rental policy — not the neighborhood’s general reputation — before assuming any unit pencils as a short-term rental investment. Long-term rental demand, by contrast, is consistently strong across nearly every SoFi building given the proximity to Brickell’s financial district and South Beach’s hospitality core.
What’s Changing in SoFi Right Now
The most significant shift in South of Fifth Miami Beach this year isn’t a new building — there isn’t room for one — it’s the resale market recalibrating after several years of post-pandemic price acceleration. Inventory at the very top of the market (penthouses and full-floor units above $15 million) has grown more patient, with longer days-on-market and more room for negotiation than buyers saw in 2022-2023. Mid-tier product between $1.5 million and $4 million, by contrast, continues to move quickly when it’s priced correctly, because that band captures both downsizing empty-nesters and younger buyers moving in from Brickell. If you’re selling in SoFi this year, pricing to the current comp set — not to 2022 highs — is the difference between a 30-day close and a stale listing. Data referenced from MIAMI REALTORS monthly market statistics and recent closed sales covered by The Real Deal.
Working With a South of Fifth Specialist
David Nguah has closed transactions across SoFi’s core buildings and tracks pending sales, reserve fund status, and special assessment activity building-by-building — information that doesn’t show up in a standard MLS printout but that materially affects negotiating leverage on both sides of a deal. Whether you’re comparing Continuum against Apogee, evaluating a bay-side unit at Murano Grande, or trying to understand what a specific building’s 40-year recertification will cost owners, that granular knowledge is what separates a smooth close from a surprise at the closing table. miamibeachhomefinder.com embeds live MLS search in every market guide — you research and browse in one place.
Frequently Asked Questions
What is South of Fifth (SoFi) in Miami Beach?
South of Fifth is the residential neighborhood occupying the southern tip of Miami Beach, south of 5th Street, bordered by the Atlantic Ocean, Biscayne Bay, and Government Cut. It’s the most expensive and most land-constrained neighborhood on Miami Beach, home to buildings including Continuum South Beach, Apogee, Murano Grande, and Glass Miami Beach.
How much do condos cost in South of Fifth Miami Beach?
Pricing runs from roughly $800,000 for a one-bedroom in a mid-tier building to over $40 million for penthouses in premier towers like Apogee and Continuum. Price per square foot ranges from about $1,500 to $4,000-plus, making it Miami Beach’s most expensive neighborhood by a wide margin.
Can I search available South of Fifth properties on this page?
Yes — the live listing search on this page pulls directly from the MLS in real time. Unlike most real estate blogs, you can browse, filter, and view every active listing in South of Fifth directly here without leaving the page. When a new property hits the MLS or a price changes, it’s reflected here immediately. For properties not shown publicly or for off-market access, contact David directly at (786) 200-3966.
Is South of Fifth a good investment in 2026?
The fixed supply of land in South of Fifth Miami Beach makes it structurally resistant to oversupply, which has historically supported values over the long term. Short-term performance varies by price tier: mid-market units ($1.5M–$4M) are moving quickly, while the ultra-luxury tier has more room for negotiation than it did two years ago. Rental restrictions vary significantly by building and should be confirmed before purchase.
What should I check before buying an older SoFi condo building?
Confirm the building’s most recent structural recertification (40-year or 25-year for coastal properties), current reserve fund balance, and whether any special assessments are pending. Florida’s post-Surfside reserve requirements mean this due diligence is now essential in any Miami Beach high-rise built before the early 2000s.
Does miamibeachhomefinder.com show real-time MLS data?
Yes — miamibeachhomefinder.com embeds live MLS search in every market guide, including this one. You research and browse in one place, with listing data that updates in real time rather than a cached export.
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