Octagon Towers Homes for Sale

Octagon Towers I Condo is a community in Miami Beach, Miami-Dade County, Florida. Active listings are priced from $445,000 to $879,500. Homes were built starting 1966. Pure Equity lists homes in Octagon Towers 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 Octagon Towers 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 5 Octagon Towers Miami Beach homes for sale as of October 2026. The median asking price is $420,000. Asking prices run from $379,000 to $880,000.

That is 35% below the Miami Beach median of $650,000. On a per-foot basis, homes here ask about $484 per square foot, compared with $697 across Miami Beach. So the median price buys roughly 850 square feet of living area.

Listings here have averaged 93 days on the market. That is faster than the Miami Beach average of 174 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Octagon Towers date from 1966, so they are about 60 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.

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

Rentals in Octagon Towers have a median asking rent of $3,250 per month, across 9 active rental listings. For comparison, the Miami Beach median is $3,500, so rents here run 7% lower.

For investors, those medians imply a gross yield near 9.3% a year. However, that figure comes before HOA dues, property tax, insurance and vacancy. Also check the association documents first, because many Florida HOAs cap leases or set minimum terms.

You can browse current Miami Beach rentals or ask us for a rent estimate on a specific Octagon Towers home.

Here is what the median Octagon Towers price means in Florida closing terms. At $420,000, a 20% down payment comes to about $84,000, leaving a loan near $336,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $1,176. Next, the intangible tax of 0.2% adds about $672. 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 $2,520 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 Octagon Towers listings show assignments to Miami Beach Fienberg / Fisher K-8 (elementary) and Miami Beach (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.