Neighborhood
North Miami Beach
North Miami Beach, Florida US
North Miami Beach, Florida has a mixed investment profile: it offers a gross yield of 5.7, prices about 37% above Florida, and a Red Flag score of 64. Prices are down 9.3% over the past year, which offsets the income profile, while the education percentile is 56. The main strength is the yield; the main risk is the combination of above-state pricing and a negative annual trend.
AI Summary•Updated June 2026
Area
5.33 mi²
ZIP Code
33162
County
Miami-Dade County
State
Florida
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20FBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$474,859
YoY-9.3%
Gross Rental Yield
5.9%
Listed rent · ZORI annualized
Red Flag Index
High
64 / 100
Walkability Score
—
OpenStreetMap POI density · national percentile
Education Score
56 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
48
DistrictScore attractiveness · national model
North Miami Beach Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for North Miami Beach, North Miami Beach.
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Sign in to view — freeMarket Economics Snapshot
Jun 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $474,859 | -9.3% |
| Price / Sq Ft (Verified) | $317/sqft | -8.3% |
| Asking Rent (Median) | $2,302/mo | +7.2% |
| Gross Rental Yield | 5.9% | — |
| Liquidity Score | 30 / 100 | Low |
| Homes Sold (Period) | 84 | +5.0% |
Is North Miami Beach Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Florida crime context.
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Unlock with ProNorth Miami Beach Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Florida-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
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Unlock with ProNorth Miami Beach vs North Miami Beach vs Florida
How North Miami Beach benchmarks against its city and state medians.
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Unlock with ProBuying Property in the US as a Foreigner
Federal & Florida tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.76% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: documentary stamp $0.70 per $100 ($0.60 in Miami-Dade).
Assessment Cap
Save Our Homes caps homestead assessment growth at 3%/CPI; reassessed to market value on sale.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents8
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Homestead Exemption
Homestead: up to $50,000 off taxable value, plus unlimited protection from most creditors.
Senior & Veteran Exemptions
Extra $50,000 senior exemption plus property-tax discounts for veterans.
Foreign buyers (non-residents)6
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Foreign Ownership Restrictions
SB 264 restricts buyers from 7 countries of concern (incl. China) from residential property near sensitive sites. Verify first.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Florida property-tax guidance for foreign buyers
North Miami Beach Real Estate FAQ
North Miami Beach, Florida shows a mixed profile. It has a gross yield of 5.7, prices about 37% above Florida, and a Red Flag score of 64. Prices are down 9.3% over the past year, while the education percentile is 56.
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