Orchard Sub 2 & 3 Homes for Sale

Orchard Sub 2 & 3 is a residential community in Miami Beach, Florida.

Pure Equity Realty covers Orchard Sub 2 & 3 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 Orchard Sub 2 & 3 Miami Beach homes for sale as of October 2026. The median asking price is $2.29M. Asking prices run from $1.89M to $2.69M.

That is 242% above the Miami Beach median of $670,000. On a per-foot basis, homes here ask about $1,136 per square foot, compared with $705 across Miami Beach. So the median price buys roughly 2,000 square feet of living area. With so few listings, though, treat these figures as a snapshot rather than a trend.

Listings here have averaged 45 days on the market. That is faster than the Miami Beach average of 173 days. As a result, buyers here should be ready to write an offer soon after a showing.

Homes listed in Orchard Sub 2 & 3 date from 1940 to 1946. That puts them between 80 and 86 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.

Rentals in Orchard Sub 2 & 3 have a median asking rent of $30,000 per month, across 1 active rental listing. For comparison, the Miami Beach median is $3,500, so rents here run 757% higher.

You can browse current Miami Beach rentals or ask us for a rent estimate on a specific Orchard Sub 2 & 3 home.

Here is what the median Orchard Sub 2 & 3 price means in Florida closing terms. At $2.29M, a 20% down payment comes to about $458,000, leaving a loan near $1.83M.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $6,412. Next, the intangible tax of 0.2% adds about $3,664. 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 $13,740 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 Orchard Sub 2 & 3 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.