Complete guide to new construction luxury condominiums in Surfside,
Florida | By Ron Eppinger Jr, 20+ years South Florida oceanfront expertise
Surfside stands apart as Miami Beach's most walkable oceanfront town, offering a rare combination of beautiful beaches, authentic neighborhood character, and accessibility that larger Miami Beach lacks. This one-square-mile municipality between Bal Harbour and Miami Beach proper attracts buyers seeking the best of both worlds: oceanfront luxury without Bal Harbour's premium pricing, and neighborhood charm without Sunny Isles' density.
Surfside delivers what many buyers consider the ideal South Florida beach town experience. The town maintains a genuine neighborhood feel with local businesses, tree-lined residential streets, and community events that create social connections rare in transient Miami Beach areas.
Harding Avenue defines Surfside's unique character. This one-way street running parallel to Collins Avenue hosts the town's commercial district with sidewalk cafés, restaurants, specialty shops, markets, and local businesses. You can actually walk to breakfast, lunch, dinner, coffee, and shopping without getting in a car. This pedestrian-friendly environment distinguishes Surfside from neighboring Bal Harbour and Sunny Isles where car dependency dominates.
The commercial district features diverse dining options including kosher restaurants, Italian cuisine, Mediterranean fare, sushi, pizza, and casual breakfast spots. Multiple specialty markets and kosher grocery stores serve various dietary preferences. Several houses of worship, including synagogues, are located within walking distance of residential areas.
Business Hours Note: Some local businesses observe religious holidays and may close Friday evenings through Saturday evenings, as well as during major Jewish holidays. This affects availability of certain shops and restaurants during these periods.
The Surfside Beach Park provides public beach access with pristine sand, volleyball courts, playground, and open green space. Unlike private beach access at most luxury buildings, Surfside embraces community beach culture where residents and visitors mix naturally. The beach tends to be less crowded than South Beach while offering better sand quality than northern Miami Beach areas.
The town maintains strict architectural review and building codes that preserve Mediterranean and Art Deco architectural styles. New construction must harmonize with existing character, preventing the glass tower forest that dominates Sunny Isles. This creates more aesthetic cohesion but also limits ultra-modern luxury towers.
Walkability here is real, not marketing. Residents genuinely walk or bike for daily errands. The compact one-square-mile size, continuous sidewalks, pedestrian crossings, and concentrated services along Harding Avenue create practical pedestrian lifestyle. This represents a significant quality-of-life advantage over car-dependent Sunny Isles or Bal Harbour.
Surfside offers a low-key, family-oriented social atmosphere centered on beach lifestyle, local dining, and community events rather than nightlife or trendy scenes. The town attracts young families, retirees, and second-home buyers seeking authenticity over flash.
The restaurant scene along Harding Avenue provides diverse, high-quality dining spanning steakhouses, Italian trattorias, Mediterranean restaurants, sushi, pizza, and casual breakfast spots. While not matching South Beach's density or Bal Harbour Shops' luxury, Surfside delivers genuine neighborhood dining where regulars develop connections with local establishments.
The town hosts frequent community events including outdoor concerts, movie nights, holiday celebrations, and farmers markets that foster social connections. These aren't glitzy Miami Beach productions but authentic small-town gatherings where residents interact.
Families with children represent a significant demographic, attracted by safe streets, excellent schools, and beach access. The neighborhood sees kids biking to school, families walking to beach park, and playground activity creating suburban beach town vibes. This family orientation means quiet evenings, limited nightlife, and generally peaceful atmosphere.
Collins Avenue (A1A) remains the primary traffic challenge, though Surfside's compact size limits time spent in congestion. Traveling through the one-square-mile town takes 5-10 minutes in normal conditions, extending to 15-20 minutes during peak traffic.
Unlike Sunny Isles where Collins Avenue stretches for miles creating extended gridlock, Surfside's short distance minimizes congestion exposure. Harding Avenue provides a parallel route that sometimes flows better than Collins during busy periods, offering a traffic alternative rare on Miami Beach's barrier island.
The town's walkability significantly reduces daily driving needs compared to neighboring areas. Many residents walk to restaurants, beach, and local errands, reserving vehicles for trips to Aventura Mall (5 minutes), Bal Harbour Shops (5 minutes), or downtown Miami (20-30 minutes).
Miami International Airport sits 25-30 minutes south via I-95 in normal traffic, extending to 45-60 minutes during rush hour. Fort Lauderdale International Airport provides an alternative 30-35 minutes north.
Practical Advantage: Surfside's walkability means you can go days without driving, a quality-of-life benefit unavailable in Bal Harbour or Sunny Isles where every activity requires a car.
Surfside's strict development regulations and limited available land result in fewer large-scale preconstruction projects than neighboring Sunny Isles Beach. The town prioritizes maintaining character over maximizing density, leading to smaller boutique developments rather than 50-story glass towers.
Important Note: Pricing for preconstruction and resale units fluctuates based on market conditions, construction progress, and economic factors. The ranges provided reflect recent market activity but should be verified directly for current availability and terms.
Unlike Sunny Isles' branded mega-towers, Surfside's new construction typically involves redevelopment of older mid-rise buildings into modern boutique condominiums with 20-80 units rather than 300+ unit towers. Developers must navigate strict architectural review focusing on Mediterranean and Art Deco elements compatible with the town's character.
This creates a different luxury product than Sunny Isles or Bal Harbour. Surfside buildings offer more intimate scale, fewer units sharing amenities, and architectural character versus pure modern glass towers. Buyers seeking resort-style mega-amenities may find Surfside offerings too modest, while those valuing boutique scale and neighborhood integration appreciate the approach.
Several quality projects completed construction in recent years, now trading in the resale market with immediate occupancy available:
Fendi Chateau Residences
Completed 2016. Luxury oceanfront tower featuring Fendi Casa-designed interiors and branded amenities. Resale units available $2M-$15M+ depending on size, floor, and finishes. This represents Surfside's most recognized branded luxury product.
Arte by Antonio Citterio
Completed 2019. Boutique oceanfront building designed by renowned Italian architect Antonio Citterio. Features only 16 residences on 12 floors, creating ultra-exclusive environment. Resale units $6M-$20M+ when available (limited turnover due to small inventory).
Sereno (Under Construction/Recently Delivered)
Luxury boutique oceanfront development nearing completion on Collins Avenue. Units feature contemporary design, high-end finishes, and oceanfront positioning. Pricing reflects current Surfside premium for new construction oceanfront: $3M-$12M+ range based on size and views. Some final inventory may remain available.
Most Surfside oceanfront luxury inventory exists in established buildings from 2000-2015 offering excellent quality and immediate occupancy:
The Surf Club Four Seasons Private Residences
Completed 2018. Partnership between Four Seasons Hotels and The Surf Club, the historic 1930s beach club redesigned by Richard Meier. Offers Four Seasons hotel services and amenities. Resale units $2M-$25M+. This represents Surfside's most prestigious address combining history, design, and service.
The Carlisle
Completed 2007. Boutique oceanfront building with 59 residences. Resale units $1.5M-$8M+ offering more accessible oceanfront pricing than newer construction.
Surfside's limited land availability and strict development regulations suggest future new construction will remain modest in scale. Opportunities exist primarily through redevelopment of older buildings rather than vacant land development.
Buyers seeking brand-new preconstruction should monitor the market for boutique projects launching periodically, but shouldn't expect the constant pipeline available in Sunny Isles Beach. The town's character preservation priorities limit mega-tower development.
Genuine walkability: Surfside delivers the most walkable oceanfront lifestyle on Miami Beach's barrier island. Daily life doesn't require constant driving like Bal Harbour or Sunny Isles. This represents a significant quality-of-life improvement for buyers valuing pedestrian-friendly living.
Authentic neighborhood character: Unlike the transient international tower environment of Sunny Isles, Surfside maintains community cohesion. Local businesses, regular customers, community events, and neighborhood connections create social fabric rare in Miami Beach areas.
Better value than Bal Harbour: Similar oceanfront quality and beach access cost 20-30% less per square foot than neighboring Bal Harbour. Buyers capture the location without paying the Bal Harbour premium.
Diverse dining scene: Harding Avenue's restaurants provide quality and variety exceeding the limited options in Bal Harbour or Sunny Isles' scattered commercial offerings. Multiple kosher dining options, Italian restaurants, Mediterranean cuisine, and casual eateries create substantial choice.
Family-friendly and safe: Low crime, walkable streets, community atmosphere, and excellent schools create ideal family environment. Parents feel comfortable with children walking or biking independently, unusual for Miami area.
Preserved architectural character: Strict development review prevents the architectural chaos visible in some Miami Beach areas. Buildings maintain cohesive Mediterranean and Art Deco aesthetics creating pleasant streetscapes.
Close to everything: Five minutes to Aventura Mall, five minutes to Bal Harbour Shops, twenty minutes to South Beach, twenty minutes to Brickell. Central location provides easy access to all Miami attractions while maintaining quiet beach town atmosphere.
Religious institution access: Multiple houses of worship including several synagogues located within walking distance appeal to buyers seeking proximity to religious facilities.
Limited new construction inventory: Buyers seeking brand-new condos with latest finishes and technology find fewer options than Sunny Isles' active pipeline. Most quality inventory exists in resale market from buildings completed 2000-2020.
Smaller-scale buildings and amenities: Boutique developments can't match the resort-style amenities of Sunny Isles mega-towers. Swimming pools, fitness centers, and common areas are nice but not the elaborate facilities found in 300-500 unit buildings. This suits some buyers but disappoints those expecting Acqualina or St. Regis level amenities.
Business hour variations: Some shops and restaurants observe religious closures Friday evenings through Saturdays and during major holidays, affecting availability during these periods. This creates different operating rhythm than typical Miami Beach 24/7 availability.
No nightlife or party scene: Surfside maintains quiet, family-oriented character. Young professionals seeking vibrant social scenes should choose South Beach or Brickell instead. Evenings are genuinely quiet, which is either a major pro or dealbreaker depending on lifestyle preferences.
Collins Avenue still creates traffic: While shorter duration than Sunny Isles, Collins Avenue congestion still impacts travel during peak periods and season. The town's walkability minimizes daily exposure but doesn't eliminate the issue.
Hurricane exposure and insurance: Barrier island location creates hurricane risk and high insurance costs affecting all Miami Beach communities. Recent insurance market changes have significantly increased premiums and special assessments.
Less international name recognition: Surfside lacks the international brand recognition of Bal Harbour or Sunny Isles' branded towers. Buyers unfamiliar with South Florida seeking recognized luxury brands may overlook Surfside's authentic neighborhood character.
Surfside functions primarily as an owner-occupant market rather than pure investment play. Most buyers purchase for personal use as primary or second homes, with rental income as secondary consideration.
Appreciation potential remains solid due to limited supply, strong community character, and consistent demand from families and second-home buyers. Surfside historically weathers market downturns better than areas dependent on international speculation, as the authentic neighborhood appeal maintains baseline demand.
The limited new construction pipeline restricts supply growth, supporting property values long-term. Unlike Sunny Isles where aggressive building creates potential oversupply, Surfside's development constraints maintain scarcity premium.
Surfside represents Miami Beach's premier walkable oceanfront town with authentic neighborhood character and convenient access to diverse amenities. The town successfully balances luxury oceanfront real estate with genuine community atmosphere rarely found in South Florida's transient markets.
The limited new construction inventory means buyers should focus on quality resale buildings offering immediate occupancy rather than waiting for preconstruction opportunities. This actually benefits buyers seeking to move quickly without the 18-36 month preconstruction timeline.
For families prioritizing walkability and community, buyers seeking better value than Bal Harbour, and anyone wanting authentic South Florida beach town experience, Surfside delivers exceptional quality of life on Miami Beach's barrier island.
Ron Eppinger Jr has represented buyers in Surfside for over 20 years, with deep knowledge of the town's unique character and intimate understanding of available inventory in boutique buildings.
Email: ron@roneppinger.com
Website: ron305miami.com
Related Resources:
Miami Preconstruction Database - Complete South Florida new developments
Preconstruction FAQ - Common questions answered
Buying Guide - Step-by-step purchase process
Last Updated: February 14, 2026 | Ron Eppinger Jr, Miami Real Estate Specialist