The Grandview Palace Homes for Sale

The Grandview Palace is an age-restricted 55+ community in North Bay Village, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $345,000 to $405,000. At least one resident per home must be 55 or older. Pure Equity lists homes in The Grandview Palace 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 The Grandview Palace and the North Bay Village 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 39 The Grandview Palace North Bay Village homes for sale as of October 2026. The median asking price is $455,000. Asking prices run from $320,000 to $659,000.

That sits close to the North Bay Village median of $445,000. On a per-foot basis, homes here ask about $442 per square foot, roughly in line with the city at $436. So the median price buys roughly 1,050 square feet of living area.

Listings here have averaged 221 days on the market. That tracks the North Bay Village average of 186 days, so pricing and terms follow the wider city market.

Homes listed in The Grandview Palace date from 1987, so they are about 39 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.

The Grandview Palace 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.

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

Rentals in The Grandview Palace have a median asking rent of $2,825 per month, across 44 active rental listings. That is close to the North Bay Village median of $2,800.

For investors, those medians imply a gross yield near 7.5% 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 North Bay Village rentals or ask us for a rent estimate on a specific The Grandview Palace home.

Here is what the median The Grandview Palace price means in Florida closing terms. At $455,000, a 20% down payment comes to about $91,000, leaving a loan near $364,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $1,273. Next, the intangible tax of 0.2% adds about $727. 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 $2,727 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 The Grandview Palace 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.