Normandy Waterway Sub Homes for Sale

Normandy Waterway Sub is an age-restricted 55+ community in Miami Beach, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $1,400,000 to $2,500,000. At least one resident per home must be 55 or older. Pure Equity lists homes in Normandy Waterway Sub 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 Waterway Sub 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 6 Normandy Waterway Sub Miami Beach homes for sale as of October 2026. The median asking price is $2.5M. Asking prices run from $1.39M to $17.7M.

That is 273% above the Miami Beach median of $670,000. On a per-foot basis, homes here ask about $672 per square foot, roughly in line with the city at $705. So the median price buys roughly 3,700 square feet of living area.

Listings here have averaged 506 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 Waterway Sub date from 2013 to 2023. That puts them between 3 and 13 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 Waterway Sub 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.

At a median near $2.5M, Normandy Waterway Sub sits in the luxury tier of Miami Beach. Jumbo financing and proof of funds usually come up early in these negotiations.

Rentals in Normandy Waterway Sub have a median asking rent of $2,800 per month, across 9 active rental listings. For comparison, the Miami Beach median is $3,500, so rents here run 20% lower.

You can browse current Miami Beach rentals or ask us for a rent estimate on a specific Normandy Waterway Sub home.

Here is what the median Normandy Waterway Sub price means in Florida closing terms. At $2.5M, a 20% down payment comes to about $500,000, leaving a loan near $2.0M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $7,000. Next, the intangible tax of 0.2% adds about $4,000. 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 $15,000 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 Waterway Sub 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.