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Edgewater
edge water miami

Miami, FL

EdgewaterNeighbourhood Guide

Bay-facing towers between the Arsht Center and the Venetian Causeway.

Median sale price$540K (Aug 2026)
Price per sq ft$580 (Aug 2026)
Median rent$4,000/mo (Aug 2026)
Days on market102 (Aug 2026)
Walk Score88
Transit Score78

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.

Recently Listed

For Sale in Edgewater

NEW
725 NE 22ND ST, Unit 12C - 123
$620,000
1bd2ba950sqft
725 NE 22ND ST, Unit 12C
MLS A1210719318 hours ago
NEW
2000 N BAYSHORE DR, Unit 110 - 140
$810,000
3bd2ba1,475sqft
2000 N BAYSHORE DR, Unit 110
MLS A1210553218 hours ago
NEW
Image not found
$580,000
2bd2ba1,082sqft
3250 NE 1ST AVE, Unit 1005
MLS A121078491 day ago
NEW
501 NE 31ST ST, Unit 1906 - 169
$749,000
3bd2ba1,152sqft
501 NE 31ST ST, Unit 1906
MLS A121074541 day ago
NEW
2200 NE 4TH AVE, Unit 608 - 124
$450,000
2bd2ba854sqft
2200 NE 4TH AVE, Unit 608
MLS A121062022 days ago
NEW
1900 N BAYSHORE DR, Unit 3005 - 110
$329,000
0bd1ba594sqft
1900 N BAYSHORE DR, Unit 3005
MLS A121075132 days ago

Recently Listed

For Rent in Edgewater

NEW
321 NE 26TH ST, Unit 910 - 123
$3,850
2bd2ba815sqft
321 NE 26TH ST, Unit 910
MLS A121082461 day ago
NEW
480 NE 30TH ST, Unit 1005 - 19
$4,200
2bd2ba1,007sqft
480 NE 30TH ST, Unit 1005
MLS A121082211 day ago
NEW
3451 NE 1ST AVE, Unit M0909 - 151
$3,500
1bd2ba802sqft
3451 NE 1ST AVE, Unit M0909
MLS A121079671 day ago
NEW
501 NE 31ST ST, Unit 1906 - 153
$5,200
3bd2ba1,152sqft
501 NE 31ST ST, Unit 1906
MLS A121074731 day ago
NEW
121 NE 34TH ST, Unit 904 - 126
$5,500
2bd2ba1,096sqft
121 NE 34TH ST, Unit 904
MLS A121077061 day ago
NEW
1750 N BAYSHORE DR, Unit 1218 - 120
$2,250
0bd1ba401sqft
1750 N BAYSHORE DR, Unit 1218
MLS A121075892 days ago

Lifestyle & Highlights

The best of Edgewater

Where to Eat

Tanka

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
Chinese$$$
Palo Quemao

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
Colombian$$
Aoko

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
Omakase$$$
Enriqueta's Sandwich Shop

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
Cuban$
Casadonna

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
ItalianWaterfront$$$$
Klaw Miami

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
SeafoodRooftop$$$$
Amara at Paraiso

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
LatinWaterfront$$$
The Daily Creative Food Co.

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 33137
Sandwiches$$

Frequently 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.