Reef South Homes for Sale

Reef South Condo is an age-restricted 55+ community in North Miami Beach, Miami-Dade County, Florida, governed under the Housing for Older Persons Act (HOPA). Homes are priced from $365,000 to $399,999. At least one resident per home must be 55 or older. Pure Equity lists homes in Reef South 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 Reef South and the North 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 3 Reef South North Miami Beach homes for sale as of October 2026. The median asking price is $290,000. Asking prices run from $265,000 to $360,000.

That is 44% below the North Miami Beach median of $518,000. On a per-foot basis, homes here ask about $268 per square foot, compared with $415 across North Miami Beach. So the median price buys roughly 1,100 square feet of living area.

Listings here have averaged 141 days on the market. That tracks the North Miami Beach average of 170 days, so pricing and terms follow the wider city market.

Homes listed in Reef South date from 1980, so they are about 46 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.

Reef South 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.

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

Rentals in Reef South have a median asking rent of $2,400 per month, across 1 active rental listing. That is close to the North Miami Beach median of $2,300.

You can browse current North Miami Beach rentals or ask us for a rent estimate on a specific Reef South home.

Here is what the median Reef South price means in Florida closing terms. At $290,000, a 20% down payment comes to about $58,000, leaving a loan near $232,000.

Florida then taxes that loan twice. First, documentary stamp tax on the note runs 35 cents per $100, or about $812. Next, the intangible tax of 0.2% adds about $464. 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 $1,740 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 Reef South listings show assignments to Ojus (elementary), Highland Oaks (middle) and Alonzo and Tracy Mourning (high). However, boundaries can change each year, so confirm the assignment for a specific address with Miami-Dade County Public Schools.