The Zillow Home Value Index for North Miami Beach sat at $452,850 in April 2026, down 2.2% year over year. In the same window, the first for-sale residences at ONE Park Tower by Turnberry, two miles south on Biscayne, were trading from roughly $900,000, with the penthouse collection opening at $3 million.
Both numbers are accurate. They describe two different cities sharing a ZIP-code map.
The Comparable-Set Problem
Buyers comparing North Miami Beach against Aventura, Sunny Isles Beach, and Bay Harbor Islands almost always start with a portal median. That number is built from the resale stock that has defined the area for decades: mid-rise condos along Biscayne, low-rise multifamily, single-family inland of the Intracoastal. It is honest data about an honest market segment, and it is becoming a worse and worse proxy for what a 2026 buyer is actually choosing between.
The friction shows up at the appraisal and offer-strategy stage. A buyer underwriting a pre-construction contract at SoLé Mia using neighborhood median comps will conclude the price is indefensible. A seller of a 1990s waterfront condo who prices off pre-construction PSF will sit. Neither read is wrong inside its own segment. Both are wrong about the other.
The useful frame is to stop treating North Miami Beach as one submarket and start treating it as two: an established resale tier that still trades on local comps, and a master-planned new-construction tier that is being priced against Aventura and Sunny Isles. The rest of this post is about how to tell which one you are actually shopping.
What ONE Park Tower Is Actually Selling
ONE Park Tower by Turnberry is the first condo offering at SoLé Mia, the 184-acre master-planned community Turnberry and the LeFrak family have been building out at the intersection of NE 151st Street and Biscayne Boulevard. Until this delivery, SoLé Mia had been a rental-only address, with more than 1,000 residents across The Shoreline, Villa SoLé, and Villa Laguna.
The tower itself is 33 stories, 292 residences from Arquitectonica with interiors by Meyer Davis Studio, slated for Spring/Summer 2026 delivery. Penthouses sit in a separate collection of 21 residences called The ONES, starting at $3 million. Turnberry reported the project at roughly 60% sold by early 2024 and secured a $172 million construction loan from Bank OZK to finish it.
What a buyer is actually paying for is the master plan around the tower, not the tower:
- Laguna SoLé, the 7-acre Crystal Lagoon, with three private beaches and a residents-only ONE Beach Club
- A 363,000-square-foot University of Miami UHealth ambulatory facility next door
- Reserve Padel, a two-story padel and pickleball club with a spa
- Mater Academy K-5 charter, walkable from the tower
- Sesame Bakery & Café from the Motek Group, also on the SoLé Mia square
- A flexible rental program permitting 30-day minimum stays up to 12 times per year, which matters specifically to investor buyers underwriting cash flow
Strip those amenities and the unit pricing is hard to defend. Include them and the comparison is no longer Aventura's average condo. It is Aventura's master-planned product, which is exactly where pricing lands.
Uptown Harbour Changes the Skyline, Not the Inventory Yet
The second piece of the supply story is two miles east, at the old Intracoastal Mall site at 3501 Sunny Isles Boulevard. Dezer Development's Uptown Harbour is a $1.5 billion, 29-acre, eight-block redevelopment designed by Zyscovich Architects. Site-plan review at the City of North Miami Beach proceeded through 2024 and 2025.
The full plan, per the developer's submittals, calls for approximately 2,000 residential units across five-plus towers, a 244-key hotel, 335,109 square feet of commercial and retail, 197,768 square feet of office, a 6-acre park, a co-located police and fire sub-station, and 4,743 parking spaces. The tallest towers on Block S3 are designed at 46 stories and 486 feet, which would make them the tallest structures in North Miami Beach.
Two points matter for a buyer reading this in 2026. First, the entitlement risk is largely behind the project. The development agreement and zoning amendments were approved in 2020, and block-by-block site plans have been working through the planning and zoning process since. Second, delivery is years out. None of these units pressure the current resale comp set yet, but they will redefine it on arrival. A 2026 buyer is choosing between submarkets whose comp definitions will not survive the contract-to-close window for a long-hold investor.
Where the Two Markets Meet
It helps to put the segments side by side rather than argue them in prose.
| Segment | Typical product | Entry point as of mid-2026 | What you are pricing |
|---|---|---|---|
| NMB resale, established stock | 1980s–2000s mid-rise condo, low-rise multifamily | ZHVI $452,850, down 2.2% YoY (Zillow, April 2026) | Local comp set, slower velocity |
| Miami-Dade resale, broad | All housing types | Median sale $595,000, 87 days on market in June 2026 (Broker One, Southeast Florida MLS) | Softening overall, fractured by segment |
| ONE Park Tower, new construction | Lagoon-front condo in a delivered master plan | From ~$900,000; penthouses from $3M | Amenity-anchored pricing benchmarked to Aventura |
| Uptown Harbour, future delivery | Mixed-use towers up to 46 stories | Not yet released to retail buyers | Future comp reset for the 163rd Street corridor |
The David Siddons Group's 2026 read on Miami is that the market did not cool, it fractured. Luxury resale condos in oversupplied submarkets have quietly slipped into buyer's markets while trophy new construction has held or set new pricing. North Miami Beach is now a textbook version of that split inside a single ZIP map.
The Window
For a buyer who knows what they want, the timing question is more interesting than the price question.
A resale buyer in the established segment has leverage that did not exist eighteen months ago. Days on market across Miami-Dade ran 87 in June 2026, against 75 the prior year. Inventory has been rebuilding. Sellers who priced off 2022 highs are sitting. Offers with realistic appraisal contingencies and disciplined inspection asks are getting accepted in places they previously bounced.
A pre-construction buyer at ONE Park Tower is paying for a delivered amenity set, not a promise. The lagoon is built. UHealth is open. Reserve Padel is operating. That is the unusual variable. Most Miami pre-construction asks a buyer to underwrite a renderings package and a sales center. SoLé Mia is asking a buyer to underwrite a community that already has thousands of residents using it.
An investor buyer in the Uptown Harbour orbit is making a different bet entirely. Buying nearby resale today on the thesis that 2,000 new units, a hotel, retail, and the tallest towers in the city arrive within a defined planning horizon is a comp-reset trade, not a yield trade. It works only if the underwriting accounts for the multi-year delivery curve and a likely construction-period discount on adjacent product.
FAQ
Does the SoLé Mia address read as North Miami Beach or North Miami for resale purposes? SoLé Mia is in North Miami, ZIP 33181. Several broker MLS and portal pages display the building under North Miami Beach because the submarket and the city boundary do not align in everyday usage. For appraisal and tax purposes, the City of North Miami governs. For lifestyle comp purposes, buyers and brokers treat the area as part of the greater North Miami Beach and Aventura corridor.
How does the flexible rental program at ONE Park Tower affect underwriting? Thirty-day minimum stays, up to twelve times per year, place the building in a middle category between strict twelve-month-lease condos and full short-term-rental product. It opens corporate, medical, and seasonal tenant pools that pure annual-lease buildings cannot access, without inviting the operating intensity of a true vacation rental.
Is the Uptown Harbour timeline reliable enough to underwrite against? The development agreement and zoning are in place, and block-by-block site plans have been moving through the City of North Miami Beach Planning and Zoning Board. Construction phasing across eight blocks will play out over a multi-year horizon, and any individual block timeline can move. A reasonable approach is to underwrite the comp-reset thesis on the first delivered block, not the full build-out.
If you are weighing pre-construction at SoLé Mia against resale on the established side of the corridor, or trying to price an existing condo into a market that is about to be re-comped, Mariana Boccia reads both segments as one decision. Let's Connect.