South Beach

South of Fifth, often abbreviated SoFi, is the neighborhood south of 5th Street at the island's tip. It is largely newer high-rise construction, has more parking, and trades at higher prices per square foot than the Art Deco district to the north. Both are inside ZIP 33139, so a single search returns them together.

Many of the historic Deco-era buildings have none, because they were built before it was expected, and residents use city permit zones or rented spaces. Newer buildings, particularly South of Fifth, generally include assigned parking. It should be confirmed per unit rather than assumed.

It depends entirely on the building. South Beach has more buildings permitting short stays than most of Miami, a legacy of the district's hotel history, but the majority still restrict rentals to longer minimum terms. The association's declaration governs, and the city also regulates short-term rental by zone.

Exterior alterations — including window replacement, awnings, signage, and sometimes color — require review and a certificate of appropriateness before a permit is issued. It constrains renovation timelines and scope, and it is also the reason the district's scale and character have been preserved.

Almost all of it, in AE or VE zones. Miami Beach has an ongoing stormwater program raising roads and installing pumps in specific neighborhoods. Flood insurance and, for condominiums, the association's windstorm coverage are major carrying costs here.

In the Art Deco buildings, often small — roughly four hundred to nine hundred square feet is common, reflecting when they were built. The oceanfront towers at the south end run much larger. The two stocks differ enough that square-foot averages across the whole neighborhood are not very meaningful.