A Guide to Historic Miami Beach:
Architecture & Legacy in 2025
Miami Beach is home to a collection of neighborhoods that are not only residential communities but also living chapters in the city’s history. These historic districts reflect the evolution of architectural styles, urban planning, and lifestyle trends over the past century. For those interested in Miami Beach real estate, understanding these areas is key to appreciating the aesthetic value that sets this market apart.
The Neighborhood Guide
To help you navigate the island, we have organized these historic enclaves by their location:
- SOUTH BEACH (1st – 23rd St): Ocean Beach, Art Deco District, Flamingo Park
- MID-BEACH (24th – 63rd St): Collins Waterfront, Bayshore, La Gorce
- NORTH BEACH (63rd – 87th St): Normandy Isles, North Shore, Altos Del Mar
South Beach: The Historic Heart
Ocean Beach Historic District
📍 Location: 1st to 5th Streets
Located at the southernmost tip of the island, this district represents the city's initial wave of resort development. Unlike the grand hotels to the north, Ocean Beach features smaller-scale 1920s cottages and Mediterranean Revival buildings. It offers a more relaxed, "village" atmosphere while maintaining historical authenticity, making it a favorite for those who want the South Beach lifestyle without the intensity of Ocean Drive.
Art Deco Historic District
📍 Location: 5th to 23rd Streets
Internationally recognized for its collection of over 800 buildings constructed between the 1920s and 1940s, this district is the largest concentration of Art Deco architecture in the world. Characterized by pastel facades, geometric motifs, and porthole windows, it is a testament to the city's unique role in design history. While it is a major tourist destination, it remains a vibrant residential area for those who wish to live inside a piece of living history.
Flamingo Park Historic District
📍 Location: South of Lincoln Road
Tucked away from the beach, Flamingo Park offers a distinct change of pace with its tree-lined streets and single-family homes in Mediterranean Revival and Mission styles. Built primarily in the 1920s and 30s, this neighborhood balances residential calm with central proximity to the Flamingo Park sports complex. It is widely considered one of the best neighborhoods for families in South Beach.
Mid-Beach: Elegance & Seclusion
Collins Waterfront Historic District
📍 Location: 24th to 44th Streets
This district showcases the architectural transition from Art Deco to Miami Modern (MiMo). It includes a number of historically significant hotels and apartment buildings that defined the post-WWII tourism boom. Zoning has preserved mid-century elements here that are rare elsewhere, creating a corridor of retro-glamour that now houses some of the city's most exclusive luxury condos.
Bayshore Historic District
📍 Location: 28th to 41st Streets (West of Indian Creek)
Centered around the Miami Beach Golf Club, Bayshore is a quiet oasis of Mediterranean Revival residences from the 1920s. With winding streets and lush landscaping, Bayshore remains one of the city’s most stable and appealing neighborhoods for those seeking privacy and architectural consistency.
La Gorce Neighborhood
📍 Location: 56th to 63rd Streets
Though not formally designated as a historic district, La Gorce is an essential part of the city's heritage. Known for its large estate lots and architectural continuity—ranging from Mediterranean Revival to early Ranch styles—La Gorce has attracted high-profile residents for decades.
North Beach: The Modern Frontier
Normandy Isles Historic District
📍 Location: Normandy Isle
Developed in the 1940s, Normandy Isles was designed to emulate a European village, complete with a central town square and fountain (Vendome Plaza). The area features a charming mix of MiMo garden-style apartments and waterfront single-family homes. It remains a top choice for those seeking a water-oriented lifestyle with a strong sense of community.
Altos Del Mar Historic District
📍 Location: 76th to 77th Streets
Altos Del Mar holds a unique title: it is the only community in Miami Beach with single-family homes located directly on the oceanfront. Developed in the early 1900s, this exclusive enclave offers significant historical value and rare privacy. For the luxury buyer, this is the pinnacle of historic oceanfront living.
Why Heritage Matters in Real Estate
Preserving these neighborhoods is critical to maintaining Miami Beach's identity. For buyers and investors, owning a property in these districts offers more than just a home; it offers a tangible asset with protected cultural value. However, navigating the regulations of historic preservation requires local expertise.
Carmenate / Duchon leads with nearly three decades of experience in this specific market. Whether you are seeking a classic Art Deco condo or a Mediterranean Revival estate, our team ensures your investment is sound and your vision is realized.
