South Florida Rental Market Index · updated daily · as of October 22, 2026 · North Miami Beach, Miami-Dade County, Florida
North Miami Beach rentals: the typical listing asks $2,350/mo, 16% below the South Florida median
As of October 22, 2026, the median asking rent across the 315 North Miami Beach homes and condominiums listed for lease is $2,350 a month; half ask between $1,850 and $3,500, the median listing sits 24 days on the market, and 15% are offered furnished. North Miami Beach ranks 73 of 96 South Florida cities by median asking rent.
Rents shown are asking rents as entered by the listing office in the multiple listing service, not what a landlord will accept. Information is deemed to be reliable but not guaranteed.
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026.
For renters and owners: Budget $2,350/mo as the middle of the North Miami Beach market, or about $2.45 per square foot per month. If you need a furnished winter stay, expect to pay more and to start earlier: 40% of North Miami Beach listings come available between October and December, and the association's minimum term - not the landlord - usually decides whether a three-month stay is even possible.
The story for media: "The median North Miami Beach residential lease listing asks $2,350 a month, 16% below the five-county South Florida median of $2,800, with 478 leases closed in the twelve months to the prior full month at a median of $2,100, according to PBP Real Estate's daily analysis of BeachesMLS lease data as of October 22, 2026."
Every figure is the asking rent entered by the listing office, monthly. Listings quoted by the week or night, or as a one-time amount, are left out of the rent statistics (1 in North Miami Beach today) rather than converted. The top and bottom 1% per city (6 listings today) are trimmed as likely data-entry errors. 49 North Miami Beach lease listings are under contract or pending right now and are not counted in the asking-rent figures.
This dated North Miami Beach report separates annual and seasonal rental listings from our MLS feed. Refresh is scheduled daily. Compare the recorded asking rent and lease period, then check the lease terms and applicable association requirements; this report does not determine approval or occupancy rights.
Key takeaways
- The median asking rent across the 315 North Miami Beach listings for lease today is $2,350 a month.
- Sometimes, and either the association or the owner decides.
- Like for like, furnished two-bedroom condominiums in North Miami Beach ask a median $3,600 a month against $2,450 unfurnished, a 47% difference across 20 furnished and 55 unfurnished listings.
What do North Miami Beach rentals ask? 35% of listings fall in the $2,000 to $3,000 band
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026.
The shape matters more than the middle. A wide spread means North Miami Beach serves more than one renter: 33% of listings ask under $2,000 a month and 3% ask $10,000 or more, which is usually furnished season inventory rather than year-round housing.
What does each size cost in North Miami Beach?
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026.
| Property type | Listings | Median asking rent |
|---|---|---|
| Condominium | 158 | $2,300 |
| House | 57 | $3,500 |
| Townhouse | 48 | $2,500 |
| Apartment | 42 | $1,800 |
| Efficiency or studio | 8 | too few |
| Villa | 2 | too few |
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026. Rows under 10 listings are not read.
How much more does a furnished North Miami Beach rental cost?
Like for like, furnished two-bedroom condominiums in North Miami Beach ask a median $3,600 a month against $2,450 unfurnished - a 47% difference across 20 furnished and 55 unfurnished listings. That is the season premium in one number: the same owner can ask more for a furnished winter stay than for twelve months unfurnished.
| Offered | Listings | Median asking rent |
|---|---|---|
| Furnished | 48 | $4,028 |
| Unfurnished | 248 | $2,200 |
| Furnished 2-bedroom condominiums | 20 | $3,600 |
| Unfurnished 2-bedroom condominiums | 55 | $2,450 |
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026. The like-for-like rows hold bedroom count and property type constant so the premium is not just a size or building-class difference.
Owners
Rent my property in North Miami Beach
An empty month is not a discount you give: it is a month of rent you never get back - $2,350 at the North Miami Beach median. The question is not whether to lease, it is which lease pays you more: twelve months of certainty, or a furnished season at a premium that is running 47% right now.
- 51.5 daysfrom listing to a closed lease in North Miami Beach, across 478 leases closed in the last twelve months. A November arrival is priced and on the market in September.
- 49 under contractagainst 315 still asking in North Miami Beach today. Your competition is what a tenant can still see, not what leased last winter.
- 19% open in seasonof North Miami Beach listings that state an availability date, it falls between November and May; 40% open between October and December, which is when season stock is taken.
Gia Freer, Broker of Record, prices your unit against the 315 North Miami Beach listings a tenant sees next to yours and the 478 leases that actually closed here - then tells you which of the two nets more once the vacant months, the furnishing and the association's rules are counted. Not an automated estimate. No listing agreement to get the number.
- Send the address, bedrooms, furnished or not, and when it is available.
- You get both numbers in writing within one business day, with the comparable listings shown.
- If you list it with us, we handle the association application and the approval that decides whether your tenant may move in.
Rent my propertyI am looking to rent instead
Median North Miami Beach lease takes 51.5 days from listing to closing, so a November arrival is priced and listed in early autumn. We write annual leases up to twelve months; a longer term is drafted by an attorney.
When does North Miami Beach season inventory come available?
40% of North Miami Beach listings with a stated availability date come available between October and December, and 19% between November and May. Season stock is listed and taken in the autumn, which is why a January arrival booked in December means choosing from what is left. Across the five counties, closed lease volume runs highest from June through October and thins from January onward - the winter contracts are largely signed before the season starts.
We do not publish a month-by-month lease chart yet. Two months in the trailing twelve (April and May 2026) report far fewer closed leases than the surrounding months across the whole feed, which looks like a reporting artifact rather than a market move, and we will not chart a series we cannot explain. The twelve-month totals and medians on this page are unaffected in direction but are noted here for transparency.
What minimum lease term applies in North Miami Beach?
Either the association or the owner sets it, and four months is a common minimum in South Florida condominiums. Associations set a minimum in their governing documents, and an owner may insist on a longer term than the documents require, so both have to be confirmed. The multiple listing service has no reliable minimum-term field, so we read the listing remarks and report exactly what they say - never as a rule.
Of the 19 North Miami Beach listings that state a minimum term at all, this is the term they state
Shorter is easier to fill in winter and harder to find: the shorter the minimum a building allows, the more of the season market it can serve. A four-month minimum rules out a renter who wants January to March.
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026. These are shares of listings whose agent-written remarks mention a term, not verified rules. A minimum can come from the association or from the owner, and either can be longer than the other. The multiple listing service has no reliable minimum-lease-term field, so always confirm the minimum with the association or its management company and with the owner before you plan a stay.
Who has the final word on a condominium rental
The owner chooses the tenant; in a condominium the association decides whether that tenant may occupy the unit. A prospective tenant applies to the association, and the association's approval - not the signed lease - is what permits occupancy. That applies to every rental in an association that requires it, seasonal or annual. Expect a written application, a fee, sometimes an interview, and a decision that can take two to four weeks.
Plan your arrival date around that step, and never give notice or book travel on the strength of an accepted offer alone. We start the application the day the owner accepts, and we tell you the building's rules and timeline before you apply.
If your stay is shorter than the minimum
Say so at the start and we will save you the search. If you need six weeks in North Miami Beach and the buildings you like require four months, a hotel or a licensed short-term host is the better option, and we will tell you that plainly rather than walk you through applications that cannot be approved. We are paid only when we write a lease - annual or seasonal - so there is no incentive to keep you looking at units that do not fit your dates.
How long a lease we can write
Up to twelve months. Florida real estate licensees prepare annual residential leases of twelve months or less; a longer term is drafted by an attorney, and we will refer you rather than improvise. Every seasonal lease still has to clear the association's minimum term and its approval process, which is the first thing we check for you.
Which North Miami Beach communities have rentals available?
| Community or development | Listings | Median asking rent |
|---|---|---|
| FULFORD BY THE SEA SEC D | 15 | $1,700 |
| MARINA PALMS RESIDENCES N | 11 | $6,900 |
| THE HARBOUR NORTH CONDO | 10 | $5,400 |
| WOODSIDE APTS CONDO | 10 | $1,800 |
| EASTERN SHORES 2ND ADDN | 8 | too few |
| OJUS SUB | 8 | too few |
| FULFORD HEIGHTS | 7 | too few |
| EASTERN SHORES WHITE HOUS | 6 | too few |
| FULFORD BY SEA SEC B | 6 | too few |
| SEVILLA PLAZA CONDO | 5 | too few |
| GATEWAY HOUSE CONDO - NOR | 5 | too few |
Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026. Community names are as entered in the multiple listing service and grouped by our normalizer, so spelling variants may split a community; legal plat names are suppressed. Rows under 10 listings are not read. Linked names open that development's report with association fees and closed sales.
Among North Miami Beach communities with ten or more rentals listed, FULFORD BY THE SEA SEC D shows the lowest median asking rent ($1,700/mo) and MARINA PALMS RESIDENCES N the highest ($6,900/mo). Rent follows the building, not only the city: age, amenities, water access and what the association allows all move it.
What actually leased in North Miami Beach over the last twelve months?
478 North Miami Beach leases closed in the twelve months to the prior full month, at a median rent of $2,100 a month and a median 51.5 days on the market. Today's asking median of $2,350 sits 12% above that closed median, which is the gap between what owners ask and what the market signed. Closed rents are the most honest number on this page: they are what tenants actually agreed to pay.
Closed figures cover leases closed between 2025-09-01 and 2026-10-01 (twelve full months ending the prior full month, because lease closings are reported late). Source: BeachesMLS residential lease listings permitted for internet display, via PBP Real Estate's brokerage feed. Asking rents as entered by the listing office, monthly; deemed reliable but not guaranteed. As of Oct 22, 2026.
More live North Miami Beach data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Own a home or condo in North Miami Beach? What is my home worth in North Miami Beach? Current sale prices, houses and condos separate
What to do with this
Renters
- Use $2,350 a month as the North Miami Beach midpoint and treat anything under $1,850 as a listing to inspect carefully.
- Give us your dates first. The association's minimum term rules out more units than price does, and we check it before you apply.
- For a winter stay, start in September or October: 40% of North Miami Beach availability dates land in the October to December window.
Owners
- An annual lease covers the carry while a sale waits; a furnished season can ask more per month - 47% more on like-for-like two-bedroom condominiums in North Miami Beach.
- State the minimum term, what is included and the pet rule in the listing. 6% of your North Miami Beach competition states a minimum; the ones that do not lose applications to questions.
- Thinking about selling instead of leasing? Start with what a website will never know about your home and we will show you both numbers before you choose.
Media writers
- Angle: North Miami Beach asking rents run 16% below the five-county median ($2,350 vs $2,800); 15% of listings are furnished and furnished two-bedroom condominiums ask 47% more than unfurnished ones.
- Attribute to PBP Real Estate analysis of BeachesMLS lease data, statistical date October 22, 2026. Refresh is scheduled daily; use any download's own date and revision.
Questions people actually ask about renting in North Miami Beach
How much is rent in North Miami Beach?
The median asking rent across the 315 North Miami Beach listings for lease today is $2,350 a month. Half ask between $1,850 and $3,500; 33% ask under $2,000 and 3% ask $10,000 or more. Per square foot the median is $2.45 a month.
We report the median, not the average, because a handful of oceanfront rentals would drag an average upward. Asking rent is not closing rent: leases actually closed in North Miami Beach over the last twelve months ran a median of $2,100 a month, 12% below today's asking median.
Can I rent in North Miami Beach for three months in the winter?
Sometimes, and either the association or the owner decides. Many South Florida condominium and homeowner associations set a minimum lease term, and four months is common; some allow three, some require six or twelve, and some cap how many times a unit may be leased in a year. The multiple listing service has no reliable minimum-term field, so we report what listings say: 6% of North Miami Beach listings state a minimum of some length, 0% mention three months, 0% mention four, 0% mention six and 2% describe the unit as a seasonal or snowbird rental.
Confirm the minimum with the association before you plan travel. If your stay is shorter than the minimum, a hotel or a licensed short-term host is the better option - we will tell you so plainly.
Who approves a North Miami Beach condominium rental, the owner or the association?
Both, in that order. The owner chooses the tenant and signs the lease, and in a condominium or homeowner association the association gives the final approval for that tenant to occupy the unit - the lease alone does not permit occupancy. The prospective tenant applies to the association, usually with a written application, a fee and sometimes an interview, and a decision can take two to four weeks.
This applies to seasonal and annual rentals alike wherever the association requires approval. 2% of North Miami Beach lease listings mention association, board or homeowner-association approval in their remarks, and the true share is higher because most listings do not mention the rule at all. Plan your arrival around that step: an accepted offer is not an approval, so do not give notice or book travel until the association has decided.
How much more does a furnished rental cost in North Miami Beach?
Like for like, furnished two-bedroom condominiums in North Miami Beach ask a median $3,600 a month against $2,450 unfurnished, a 47% difference across 20 furnished and 55 unfurnished listings. Across all North Miami Beach listings the furnished median is $4,028 and the unfurnished median $2,200, but that gap also reflects mix: furnished inventory skews to seasonal and higher-end buildings. Furnished units carry the season premium because the same owner can charge more for four months in winter than for twelve months of an annual lease.
When should I start looking for a North Miami Beach seasonal rental?
Early autumn. Season inventory is listed and taken well before the season starts: 40% of North Miami Beach listings with an availability date come available between October and December, and 19% between November and May. The median North Miami Beach listing has been on the market 24 days, and leases that closed took a median 51.5 days. Waiting until December to book a January arrival means competing for what is left rather than choosing.
How long a lease can PBP write in North Miami Beach?
Up to twelve months. Florida real estate licensees may prepare an annual residential lease of twelve months or less; a longer term has to be drafted by an attorney, and we will refer you to one rather than improvise. Seasonal leases are shorter by nature and still have to satisfy the association's minimum term and approval process, which is why we confirm those rules before you sign anything. 2% of North Miami Beach listings mention association, board or homeowner-association approval of the tenant in their remarks.
Are pets allowed in North Miami Beach rentals?
On some. 62% of North Miami Beach lease listings record pets as allowed, sometimes with restrictions on weight, breed or number, and 2% state no pets in their remarks. Pet rules usually come from the association rather than the owner, and a pet deposit or non-refundable pet fee is common. Send us the pet's weight and breed with your search and we will filter for units where the rule actually fits.
How often is this North Miami Beach rental data updated?
Refresh is scheduled daily. The figures come from PBP Real Estate's BeachesMLS data feed, restricted to residential lease listings permitted for internet display; this version has statistical date October 22, 2026. Asking rents are as entered by each listing office; listings quoted weekly, nightly or as a one-time amount are excluded from the rent statistics (1 in North Miami Beach). The city percentile trim excludes 6 records; excluded values are not independently verified errors. Nothing here is an opinion of value on a specific property.
Leasing a unit out in North Miami Beach, or renting in North Miami Beach?
Two different questions, two different answers. Pick your side.
Tell us your dates and we will send the North Miami Beach rentals that actually fit
Most rental searches fail on a rule, not a price: a four-month minimum set by the association or the owner, a board approval that takes three weeks, a pet policy that stops at 20 pounds. Send your dates, budget and must-haves and Gia Freer's team confirms those rules first, then sends the shortlist that can actually be approved - annual or seasonal. If your stay is shorter than the minimum, we will say so and point you to a hotel or short-term host instead.
- Send your dates, budget, size and pets.
- We confirm the minimum term and approval process for the buildings that fit.
- You see a shortlist you can actually lease, with the rent, the term and the rules stated.
What would your North Miami Beach unit lease for, annual or season?
Send the address and Gia works out two numbers from the 315 North Miami Beach listings competing with you and the leases that actually closed: what an annual lease should ask, and what a furnished season from November through May should ask. She also tells you which of the two nets you more once the vacant months are counted, and today the like-for-like furnished premium here is 47%. No automated estimate, and no listing agreement to sign to get the number.
- Send the address, bedrooms, whether it is furnished and when it is available.
- Gia prices it against live North Miami Beach competition and closed leases, annual and seasonal.
- You get both numbers in writing within one business day, with the comparable listings shown.
Weighing a lease against a sale? See what North Miami Beach is asking for sale, or start with what a website will never know about your home.
North Miami Beach rentals: know what yours leases for, or find one that fits your dates.
Rent my propertyFind me a rentalHow to cite this page
Free to reuse with attribution and a link to PBP Real Estate. Copy the line below; the URL is permanent and always shows the latest figures.
PBP Real Estate analysis of BeachesMLS lease data, "North Miami Beach asking rents and closed leases, South Florida Rental Market Index," as of October 22, 2026, https://www.pbprealestate.com/rental-market-north-miami-beach/Method: how these figures are built. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.
How these figures are built
Method: medians and percentiles over residential lease listings in North Miami Beach permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily. Asking rent is the monthly rent as entered by the listing office. Listings quoted by the week, by the night or as a one-time amount are excluded from every rent statistic rather than converted (1 in North Miami Beach today); listings whose stated frequency is annual carry a monthly amount in this feed and are included. Per city, listings below the 1st or above the 99th percentile of asking rent are trimmed as likely data-entry errors (6 today).
Closed figures cover leases closed in the twelve full months ending the prior full month, because lease closings are reported late. Minimum-term, association-approval and pet shares are keyword classifications of agent-written public remarks; they are signals to ask about, never verified association or owner rules, and no minimum term on this page should be relied on without confirming it with the association and the owner. Community names are normalized from free-text subdivision fields and legal plat names are suppressed.
Lease listings are never blended with listings for sale, and no figure here is an opinion of value on any property. Nothing on this page is legal or tax advice. Rents shown are asking rents as entered by the listing office in the multiple listing service, not what a landlord will accept. Information is deemed to be reliable but not guaranteed.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 22, 2026.