Nine Island Avenue Homes for Sale

Nine Island Avenue Condo is a luxury waterfront, luxury community in Miami Beach, Miami-Dade County, Florida. Properties are priced from $900,000 to $5,800,000. Pure Equity lists homes in Nine Island Avenue and represents buyers. Commission is negotiable, and what we are paid is agreed with you in writing before you commit to anything.

Pure Equity Realty covers Nine Island Avenue and the Miami Beach area. We list for 1%, which includes photography, MLS syndication, and negotiation support. Buyers pay nothing for representation. For current market data, see Florida Realtors' market statistics.

Our MLS feed shows 3 Nine Island Avenue Miami Beach homes for sale as of October 2026. The median asking price is $1.8M. Asking prices run from $1.05M to $3.25M.

That is 176% above the Miami Beach median of $650,000. On a per-foot basis, homes here ask about $1,247 per square foot, compared with $697 across Miami Beach. So the median price buys roughly 1,450 square feet of living area.

Listings here have averaged 178 days on the market. That tracks the Miami Beach average of 174 days, so pricing and terms follow the wider city market.

Homes listed in Nine Island Avenue date from 1981, so they are about 45 years old.

All of these homes predate Florida's 2002 statewide building code. So roof age, window protection and the wind mitigation report matter a great deal for insurance.

In addition, most Florida insurers ask for a four-point inspection on homes 30 years or older. It covers the roof, electrical, plumbing and HVAC. Updated systems usually make coverage easier to place.

Condo buyers should also know Florida's 2022 condo safety law. It requires milestone structural inspections for buildings three stories or taller as they age. It also requires a structural integrity reserve study. Before you sign, request both reports and the current reserve balance.

Nine Island Avenue includes waterfront homes. Waterfront lots in South Florida often sit in FEMA special flood hazard areas, where lenders require flood insurance. Before you commit, look up the address on the FEMA Flood Map Service Center and ask the seller for an elevation certificate.

Nine Island Avenue is a condo building. Also request the association budget, recent minutes and any special assessments before you sign.

At a median near $1.8M, Nine Island Avenue sits in the luxury tier of Miami Beach. Jumbo financing and proof of funds usually come up early in these negotiations.

Rentals in Nine Island Avenue have a median asking rent of $10,000 per month, across 2 active rental listings. For comparison, the Miami Beach median is $3,500, so rents here run 186% higher.

You can browse current Miami Beach rentals or ask us for a rent estimate on a specific Nine Island Avenue home.

Here is what the median Nine Island Avenue price means in Florida closing terms. At $1.8M, a 20% down payment comes to about $359,000, leaving a loan near $1.44M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $5,028. Next, the intangible tax of 0.2% adds about $2,873. Buyers normally pay both at closing.

On the seller side, Miami-Dade charges deed stamps of 60 cents per $100 on a single-family home, about $10,775 at this price. Condos and other property types pay a higher rate.

Finally, owner-occupants should file for the Florida homestead exemption by March 1. It removes up to $50,000 of assessed value. After that, Save Our Homes caps yearly assessment increases at 3% or inflation, whichever is lower. To see what these numbers mean for your budget, get pre-approved before you tour.

Recent Nine Island Avenue listings show assignments to North Beach (elementary), Miami Beach Nautilus (middle) and Miami Beach (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.