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Jessica SoninoRealtor® · The Bograd Team

Miami-Dade County

Surfside

A small oceanfront town between Bal Harbour and North Beach.
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Surfside is a small oceanfront town in Miami-Dade County, with condominium buildings along the beach, residential streets of houses and multi-family buildings inland, and a compact business district on Harding Avenue. It incorporated on May 18, 1935.

Surfside sits between Bal Harbour to the north and Miami Beach’s North Beach neighborhood to the south, with the Atlantic Ocean to the east and Biscayne Bay to the west. Its avenues are named for British and American authors and run in alphabetical order from east to west.

On June 24, 2021, Champlain Towers South, a condominium building in Surfside, partially collapsed, and 98 people died. The condominium safety laws Florida passed afterward affect how buyers review buildings across the state, so they get their own section below, along with notes on associations, rentals and flood zones.

What the homes are like.

A general picture of what you’ll find here. For current availability and prices, just ask me.

  • Oceanfront condominiums

    Several multistory condominium buildings stand next to the beach, from older buildings to newer boutique and resort-branded projects. The Four Seasons Hotel at The Surf Club opened in 2017 on the site of the original Surf Club, which dates to 1930, and its property includes private residences. Richard Meier designed its three buildings and Joseph Dirand designed the hotel interiors. Price tiers follow the building: older oceanfront buildings and smaller units tend to sit toward the approachable end, while newer boutique and resort-branded residences sit higher, so compare recent sales in the specific building.

  • Houses and low-rise buildings inland

    The town describes multi-family condominium and apartment buildings alongside residential neighborhoods, with old and new houses sharing the streets. Lot size, elevation and flood zone can differ from block to block, so ask for the survey and elevation certificate on any house, and confirm what the town allows if you plan to renovate or rebuild.

  • New construction

    Surf Row Residences at 8800 Collins Avenue, one block west of the beach, is a 24-unit condominium by LD&D and One Capital. Commercial Observer reported on March 19, 2026 that construction began in late 2025, with delivery expected in 2027. Schedules like this can shift, so ask the developer for current timing.

What daily life looks like.

What there is to do around here, from beaches and parks to dining, culture and getting around.

  • Beach and town parks

    Surfside has a public ocean beach, and the town lists a Community Center and aquatics facility, a Tennis Center, 96th Street Park and Paws Up Dog Park among its recreation facilities.

  • Harding Avenue and dining

    The town describes a two-block business and commercial district on Harding Avenue with restaurants, boutiques and services, many run by small business owners. The Four Seasons Hotel at The Surf Club adds hotel dining and a spa, including Thomas Keller’s Surf Club Restaurant.

  • Getting around

    Collins Avenue runs along the beach side of town and Harding Avenue forms the business spine, and the town lists a Freebee transportation service among resident services. Most households still drive, so ask each building about parking, guest access and bike or storage space.

Before you commit.

These are notes for buyers, renters and sellers. Rules and costs change, so I’d always confirm the current details for any specific property.

  • Condo safety laws, inspections and reserves

    The Champlain Towers South collapse is the origin of Florida’s current condominium safety framework: SB 4-D in 2022, SB 154 in 2023 and HB 913 in 2025, which the state condominium division describes as a response to the Surfside tragedy. The rules cover buildings of three habitable stories or more, so ask the association for its latest milestone inspection summary and structural integrity reserve study. Section 718.503 lists those documents among the items resale buyers should receive, and contracts signed after December 31, 2024 carry related language. Have your attorney confirm what applies to the building you are considering.

  • Association approvals and building rules

    Most condominium purchases here involve an association with its own declaration and rules. Ask for the declaration, budget, recent minutes and an estoppel certificate, and ask whether the board reviews buyers or tenants, how long that takes, and what move-in, pet and renovation rules apply.

  • Short-term rentals

    The Town of Surfside defines a short-term rental in its code, section 90-41.1, as occupancy of a single-family, two-family, multi-family or townhouse unit for one day up to six months. Owners must register with the town for each rental period, no more than three registrations are issued in a 12-month period, and applicants must name a responsible party available around the clock. Individual buildings may prohibit or limit rentals as well, so verify the town’s current rules and the association’s documents before buying for rental use.

  • Flood zones, insurance and new construction

    Surfside sits between the ocean and Biscayne Bay, and Miami-Dade County explains that AE and VE zones are Special Flood Hazard Areas where flood insurance is required for federally backed mortgages. The county offers an online flood zone lookup and a phone line. Ask the association what its master policy covers and get quotes for your own coverage before closing. When buying new construction from a developer, section 718.503 requires a notice that you may cancel within 15 days after signing and receiving the required documents, so have an attorney review the contract and deposit terms.

Common questions.

Where is Surfside, Florida?

Surfside is a town in Miami-Dade County between Bal Harbour to the north and Miami Beach’s North Beach neighborhood to the south, with the Atlantic Ocean to the east and Biscayne Bay to the west.

What is Harding Avenue in Surfside?

Harding Avenue is the town’s small business district, which the town describes as a two-block area of restaurants, boutiques and services, many run by small business owners.

What happened at Champlain Towers South and how did it change condo rules?

On June 24, 2021, the Champlain Towers South condominium building in Surfside partially collapsed, and 98 people died. Florida responded with SB 4-D in 2022, SB 154 in 2023 and HB 913 in 2025, which strengthened inspection, reserve and records requirements for condominium associations. Buyers should ask for the latest milestone inspection summary and reserve study and have an attorney confirm what applies.

Does Surfside allow short-term rentals?

The town allows rentals of one day to six months only with registration for each rental period, with a limit of three registrations in a 12-month period. Buildings can set stricter rules, so check both the town code and the association’s documents.

Do Surfside condo buyers need association approval?

It depends on the association’s declaration. Many buildings review buyers or tenants, so ask early about the process, timeline and fees.

Are there new condominium projects in Surfside?

Yes. For example, Surf Row Residences at 8800 Collins Avenue began construction in late 2025, with delivery expected in 2027, according to a March 2026 Commercial Observer report. Confirm current timing with the developer.

Are Surfside properties in a flood zone?

It depends on the address. Miami-Dade County uses FEMA flood maps and offers an online lookup, so check the zone, ask what a condominium’s master policy covers and compare flood insurance quotes before closing.

Keep exploring.

Guides to the neighboring areas, each with its own housing, daily life and notes for buyers.
All neighborhood guides

Let’s look at Surfside together.

Tell me what you’re looking for and I’ll follow up personally. I’m Jessica Sonino, a Realtor® with The Bograd Team.

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Sources

The information here is general and was researched on October 9, 2026, so please verify the details with the city, the association and your attorney.

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