Normandy Islands Homes for Sale

Normandy Islands is a luxury waterfront, luxury community in Miami Beach, Miami-Dade County, Florida. Properties are priced from $1,600,000 to $3,000,000. Pure Equity lists homes in Normandy Islands 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 Normandy Islands 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 2 Normandy Islands Miami Beach homes for sale as of September 2026. The median asking price is $2.25M. Asking prices run from $1.55M to $2.95M.

That is 236% above the Miami Beach median of $670,000. On a per-foot basis, homes here ask about $1,003 per square foot, compared with $705 across Miami Beach. So the median price buys roughly 2,250 square feet of living area. With so few listings, though, treat these figures as a snapshot rather than a trend.

Listings here have averaged 645 days on the market. That is slower than the Miami Beach average of 174 days. Because of that, buyers often have more room to negotiate on price, repairs or closing costs.

Homes listed in Normandy Islands date from 2025, so they are about 1 years old.

Every one of these homes went up after Florida adopted its statewide building code in 2002. In practice, that usually means impact-rated openings and stronger roof attachment. A wind mitigation inspection documents those features, and Florida insurers must offer premium discounts for them.

Normandy Islands 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.

Normandy Islands has new construction. Builders usually require your agent to register you on the first visit, so bring your agent or call us before you walk in.

At a median near $2.25M, Normandy Islands sits in the luxury tier of Miami Beach. Jumbo financing and proof of funds usually come up early in these negotiations.

Here is what the median Normandy Islands price means in Florida closing terms. At $2.25M, a 20% down payment comes to about $450,000, leaving a loan near $1.8M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $6,300. Next, the intangible tax of 0.2% adds about $3,600. 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 $13,500 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 Normandy Islands listings show assignments to Treasure Island (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.