
Miami, FL
EdgewaterNeighbourhood Guide
Bay-facing towers between the Arsht Center and the Venetian Causeway.
Edgewater is the twenty-block strip of Biscayne Bay shoreline between NE 17th Street and the I-195 ramps at NE 37th, hemmed in on the west by the FEC railway and NE 2nd Avenue. Almost everything for sale is a condo. As of August 2026 there were 1,428 active listings in the neighbourhood, and the month's 33 closed sales set a median of $540,000, or about $580 per square foot. Browse homes for sale in Edgewater, or read on for what living here is actually like.
Living in Edgewater, Miami: pros and cons
The case for Edgewater is geography. Margaret Pace Park puts eight acres of bayfront tennis, basketball and dog run in the middle of the strip, and the address scores 88 for walking, 78 for transit and 85 for cycling. Publix and Whole Foods sit on Biscayne Boulevard, Trader Joe's and Target are a short walk into Midtown, and the free Metromover and Biscayne trolley cover the south end. Brickell, the airport and South Beach are each roughly 15 to 18 minutes by car on a weekday morning.
The case against is noise and water. More than a dozen towers were under construction or in pre-sales in September 2026, the I-395 Signature Bridge at the southern edge now runs to late 2029, and king tides push bay water back up through the storm outfalls, so streets around NE 23rd Street can flood with little rain. The City of Miami's $40.85 million Edgewater Neighborhood Flood Improvements project starts in September 2026 and finishes in early 2028. Buildings from the 1960s to the 1990s also face Florida's milestone-inspection and reserve rules, which is why some of them are issuing assessments or selling out to developers.
Edgewater vs Brickell, Downtown and Midtown
As of August 2026 Edgewater's median sale was $540,000 at $580 per square foot, against $620,000 at $588 in Brickell, where units took 124 days to sell versus 102 here. Downtown Miami closed at $618 per square foot and Midtown at $505 on a handful of sales, while Wynwood has almost no condo resale market. Edgewater rents higher than all three: a median $4,000 a month in August 2026 versus $3,600 in Brickell and $3,350 Downtown. The trade is character. Brickell is denser and more corporate; Edgewater is residential, quieter after dark, and has the park and the continuous bay frontage that Brickell lacks.
Ask for the milestone inspection report and the Structural Integrity Reserve Study (SIRS) on any Edgewater building over 30 years old. Florida's HB 913 set the SIRS deadline at 31 December 2025, and the 1970s to 1990s bayfront towers are the ones issuing assessments. Towers delivered since 2018 carry no milestone exposure for years.
Edgewater Miami new condos 2026: what's being built
Aria Reserve's north tower finishes in 2026, Neo Edgewater's 399 rentals at 2600 Biscayne open in October 2026, and 2900 Terrace topped out in August 2026. EDITION Residences at 2121 N Bayshore Drive reached a settlement with the last Biscayne 21 owners in September 2026 with about 60 percent of its 185 units sold. Villa Miami passed its 37th floor over the summer and delivers in late 2027; Cove Miami broke ground in March 2026 and Edge House follows in 2028, with Anantara, HQ and 3333 Biscayne behind them. New deliveries compete with resales inside the same buildings, which is one reason 40 percent of active listings had taken a price cut in August 2026. Compare new and resale condos in Edgewater side by side.
Edgewater is the mainland's most direct trade: bay views and a park at the door, priced per square foot almost level with Brickell, in exchange for cranes, construction noise and a decade of flood works.
Key Details
What makes Edgewater special
What to Expect
A wall of bayfront towers, from 1960s co-ops to 2026 deliveries, with low-rise 1920s streets and older mid-rises inland toward NE 2nd Avenue. Most upper floors face Biscayne Bay and the Venetian Islands, and Margaret Pace Park's eight acres sit mid-strip. Expect cranes: more than a dozen towers were under construction or in pre-sales in September 2026.
The Market
As of August 2026 the median sale was $540,000 at about $580 per square foot, on 33 closings and a median 102 days on market. Over the twelve months to September 2026, 419 sales set medians of $410,000 for one-bedrooms, $715,000 for two-bedrooms and $1.49 million for three-bedrooms. Forty percent of the 1,428 active listings had taken a price cut, and sellers closed at a median 95 percent of asking.
Cost of Ownership
Median HOA fees were $1,220 a month in August 2026, about $1.19 per square foot and roughly 50 percent above the City of Miami average per square foot. Add windstorm and flood insurance on bayfront parcels and, for pre-1996 buildings, milestone-inspection and reserve-study costs. Gross rental yield was 8.9 percent as of August 2026, which is why investor-owned units are common.
Who It's For
Renters and buyers who want water views, a park and a walkable grocery run without Brickell's density. Remote professionals, empty-nesters and international owners dominate; 42 to 60 percent of residents in each census tract were born abroad (ACS 2020 to 2024), and families with school-age children mostly choose magnet, charter or private schools. Poor fit if you need a yard, construction-free streets or a car-free commute from north of NE 22nd Street.
Getting Around
Walk Score 88, Transit Score 78 and Bike Score 85 at 1745 N Bayshore Drive. The free Metromover's Adrienne Arsht Center and School Board stations serve the south end, and the free Biscayne trolley and 24-hour Metrobus route 3 run the length of Biscayne Boulevard. Weekday morning drives run about 16 minutes to Brickell, 15 to the airport, 18 to South Beach and 11 to MiamiCentral's Brightline platforms.
Schools
Zoned Miami-Dade public schools are Eneida M. Hartner Elementary (GreatSchools 3/10), Jose de Diego Middle (3/10) and Booker T. Washington Senior High (4/10), all west of the FEC tracks; confirm your zone by address with the district. Families here lean on magnets and charters: iPrep Academy at 1500 Biscayne Boulevard, Miami Arts Charter in Wynwood, and The Cushman School two miles north.
Flood Risk and Climate
Bayfront parcels sit in FEMA Special Flood Hazard Area zones, with risk falling toward Zone X west of Biscayne Boulevard, so pull the parcel's zone and elevation certificate before you offer. King-tide backflow through the bay outfalls floods streets with little rain; the city's $40.85 million pump-station and injection-well project covering 816 properties runs from September 2026 to early 2028. No storm had affected Miami in the 2026 hurricane season as of late September.
New Construction 2026
Aria Reserve's north tower completes in 2026, Neo Edgewater's rentals open in October 2026, and 2900 Terrace topped out in August 2026. EDITION Residences cleared its Biscayne 21 settlement in September 2026 at about 60 percent sold; Villa Miami delivers late 2027, and Cove Miami and Edge House in 2028. New deliveries compete with resales in the same towers, which is holding resale prices down.
Notable Addresses
Buildings in Edgewater
Recently Listed
For Sale in Edgewater
Recently Listed
For Rent in Edgewater
Lifestyle & Highlights
The best of Edgewater
Where to Eat

Tanka
Chef Taek Lee's modern Chinese room in the Grand plaza, known for Peking duck flambéed tableside and handmade dumplings. Open daily until 11pm.
1717 N Bayshore Dr Ste 131, Miami, FL 33132
Palo Quemao
Colombian neighbourhood standby for sancocho de res, bandeja paisa and a shared picada, open until 2am on weekends.
350 NE 24th St #109, Miami, FL 33137
Aoko
Unsigned door, small counter, chef Daniel Vanh's nigiri omakase from about $75 and an off-menu 14-course option. Closed Sunday and Monday; book on Resy.
2304 NE 2nd Ave, Miami, FL 33137
Enriqueta's Sandwich Shop
Sixty-year-old Cuban diner and ventanita on the Edgewater-Wynwood seam. A breakfast special before 11am and a colada at the window are the neighbourhood's cheapest ritual.
186 NE 29th St, Miami, FL 33137
Casadonna
Coastal Italian inside the restored 1926 Miami Woman's Club, with boat-slip reservations off the bay and a Miami Spice menu each August and September.
1737 N Bayshore Dr, Miami, FL 33132
Klaw Miami
Norwegian king crab and steak upstairs in the Woman's Club, but the rooftop bar with the bay in front of you is the reason to go.
1737 N Bayshore Dr, Miami, FL 33132
Amara at Paraiso
Michael Schwartz's wood-fired Latin coastal kitchen on the Paraiso bayfront; go at sunset, or for the Sunday brunch stations.
3101 NE 7th Ave, Miami, FL 33137
The Daily Creative Food Co.
Open since 2006. Known for sandwiches named after newsroom jobs, the Op-Ed and the Copy Editor among them, and a high-energy lunch scene.
2001 Biscayne Blvd #109, Miami, FL 33137Coffee, Pastry and Sweets

Magdalena Coffee & Houseplants
Colombian and Honduran beans, Caracas Bakery pastries and a back room full of houseplants for sale. Free flowers on Fridays, open 7am to 7pm.
321 NE 26th St CU-04, Miami, FL 33137
Pura Vida - Edgewater
The all-day café chain's bayfront branch opposite Margaret Pace Park: açaí bowls, wraps and cold-pressed juice for the post-run crowd.
1756 N Bayshore Dr, Miami, FL 33132
Rutina Coffee
Lavender lattes, pour-overs and mini baked empanadas, with free garage parking behind the building.
2001 Biscayne Blvd CU 8, Miami, FL 33137
Studio 24 Artful Coffee
Café inside a gym building with a vinyl DJ some mornings; order the sesame Kyoto night latte.
2700A Biscayne Blvd, Miami, FL 33137
Péché Mignon Miami
Champagne bar and café opened in March 2026 by pastry chef Sappir Zuzan, trained in a two-Michelin-star kitchen in the south of France.
430 NE 31st St, Miami, FL 33137
Liger's Cookies Ventanita
The long-running cookie pop-up now has a fixed window: sesame-tahini cookies, ice-cream sandwiches and frozen dough, Thursday to Sunday evenings.
180 NE 24th St, Miami, FL 33137Bars and Late Nights

Kaona, The Hidden Tiki Room
Forty-five-seat rum speakeasy behind the Leinster with more than 50 rums, Wednesday to Saturday from 6pm. Reserve.
1600 NE 1st Ave, Miami, FL 33132
The Leinster Irish Pub
The neighbourhood pub at the southern edge by the School Board Metromover station, and the front door to Kaona.
1600 NE 1st Ave, Miami, FL 33132
Lagniappe
Self-serve wine fridges, a cheese and charcuterie counter and live jazz nightly from 9pm in the backyard, open until 2am or 3am. Walk-in only.
3425 NE 2nd Ave, Miami, FL 33137
Klaw Rooftop Bar
Cocktails on the roof of the 1926 Woman's Club, facing the bay and the Venetian Causeway lights.
1737 N Bayshore Dr, Miami, FL 33132Groceries and Errands

Publix Super Market at 18Biscayne
The south-end supermarket most Edgewater towers walk to, with parking in the 18Biscayne garage.
1776 Biscayne Blvd, Miami, FL 33132
Whole Foods Market
Mid-strip Whole Foods on Biscayne Boulevard, the closest full grocery for the towers north of NE 25th Street.
2910 Biscayne Blvd, Miami, FL 33137
Trader Joe's
Across the FEC tracks in Midtown Miami, a ten-minute walk from the northern blocks.
3191 NE 1st Ave, Miami, FL 33137
Target
The Midtown Target covers everything else, from pharmacy to household basics, next to the Shops at Midtown.
3401 N Miami Ave Ste 100, Miami, FL 33127Parks and the Bay

Margaret Pace Park
Eight bayfront acres with tennis, basketball, sand volleyball, a dog park, playground and outdoor gym, open 7am to 10pm. A phased renovation is planned; the shoreline phase was still in design in 2026.
1745 N Bayshore Dr, Miami, FL 33132Miami Baywalk
The public path along the bay edge, completed parcel by parcel as each tower delivers its frontage. The stretch from Sea Isle Marina to Margaret Pace Park opened in 2019.
N Bayshore Dr, Miami, FL 33132
Maurice A. Ferré Park
Downtown's waterfront park at Edgewater's southern edge, home to PAMM and the Frost Science museum, a natural weekend extension of the neighbourhood.
1075 Biscayne Blvd, Miami, FL 33132
Venetian Causeway
The 1925 island-hopping causeway starts at NE 15th Street and is the neighbourhood's flat cycling route to Miami Beach.
Venetian Causeway, Miami, FL 33139Getting Around

Adrienne Arsht Center Metromover Station
Fare-free Metromover on the Omni loop, 5:30am to 10pm, linking the south end to Government Center, Brickell and the Metrorail. System upgrades caused occasional late starts on the Omni loop in 2026.
1300 Biscayne Blvd, Miami, FL 33132
School Board Metromover Station
The northern terminus of the Omni loop, beside the Miami-Dade Schools headquarters and the Leinster.
NE 15th St & NE 1st Ave, Miami, FL 33132Miami Trolley Biscayne Route
Free city trolley along Biscayne Boulevard, 6:30am to midnight weekdays and Saturdays, 8am to 8pm Sundays, roughly every 15 to 45 minutes.
Biscayne Blvd, Miami, FL 33132MiamiCentral Station
Brightline to Fort Lauderdale, West Palm Beach and Orlando, plus Tri-Rail, about 11 minutes by car or a Metromover transfer at Government Center.
600 NW 1st Ave, Miami, FL 33136Schools

Eneida M. Hartner Elementary School
Zoned Miami-Dade public elementary for most of Edgewater, rated 3/10 by GreatSchools, with a gifted programme and 91 percent regular attendance.
401 NW 29th St, Miami, FL 33127
Jose de Diego Middle School
Zoned public middle school in Wynwood, rated 3/10 by GreatSchools.
3100 NW 5th Ave, Miami, FL 33127
Booker T. Washington Senior High School
Zoned public high school in Overtown with magnet, AP and Project Lead The Way tracks, rated 4/10 by GreatSchools.
1200 NW 6th Ave, Miami, FL 33136
iPrep Academy
Miami-Dade's application-based magnet inside the School Board building at the southern edge of the neighbourhood.
1500 Biscayne Blvd, Miami, FL 33132
Miami Arts Charter School
Tuition-free arts charter for grades 6 to 12 in Wynwood with dance, film, theatre, music and visual-arts tracks; accepting 2026-27 applications.
95 NW 23rd St, Miami, FL 33127
The Cushman School
Independent PK3-12 school founded in 1924, two miles north in Morningside, with 31 AP courses and an eight-to-one student ratio.
592 NE 60th St, Miami, FL 33137Arts and Culture

Adrienne Arsht Center for the Performing Arts
César Pelli's 2006 centre, entered through the 1929 Art Deco Sears tower, hosts Florida Grand Opera, Miami City Ballet and touring Broadway a ten-minute walk from most of Edgewater.
1300 Biscayne Blvd, Miami, FL 33132
Pérez Art Museum Miami
Modern and contemporary art in Herzog & de Meuron's hanging-garden building at Maurice A. Ferré Park.
1103 Biscayne Blvd, Miami, FL 33132
Phillip & Patricia Frost Museum of Science
Planetarium, three-storey aquarium and science museum sharing the park's waterfront campus with PAMM.
1101 Biscayne Blvd, Miami, FL 33132
The Miami Women's Club
August Geiger's 1926 bayfront clubhouse, on the National Register since 1974, now home to Casadonna and Klaw.
1737 N Bayshore Dr, Miami, FL 33132Miami Design District
Luxury boutiques, galleries and public art begin a ten-minute walk north of the I-195 ramps.
151 NE 41st St, Miami, FL 33137Frequently Asked Questions
Common questions about Edgewater
Talk to an Edgewater specialist
Pink agents track every Edgewater tower, from Biscayne 21-era co-ops to the 2026 deliveries, and how each one is pricing this month.






















