Waterfront Community · Miami Beach, FL
The Decoplage Miami Beach, FL Homes For Sale & Real Estate
The Decoplage, Miami Beach, FL, is a waterfront community in Miami-Dade County with 44 homes for sale right now. The Decoplage is an oceanfront condominium in Miami Beach, built in 1965 along the Atlantic in the South Beach area.
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Market Overview
The Decoplage real estate market
There are 44 active listings for sale in The Decoplage right now. The median list price is $492,450, or about $734 per square foot. Listings span $299,000 to $3,199,000, so there is inventory across most budgets. Homes are averaging 254 days on market. These figures update from the MLS as the market moves.
The Decoplage Market Stats
MLS data updated October 10, 2026- Active Listings
- 44
- Median List Price
- $492,450
- Median $/Sq Ft
- $734
- Avg Days on Market
- 254
- Price Range
- $299,000 to $3,199,000
Frequently Asked Questions
- How many homes are for sale in The Decoplage?
- There are 44 active listings for sale in The Decoplage right now, and these counts update from the MLS as homes come on the market and go under contract. The top of the market here asks many times the entry level, so The Decoplage covers very different kinds of buyer under one name. Ask us to set up a search alert and you will see new The Decoplage listings the day they reach the market.
- What is the median home price in The Decoplage?
- The median list price in The Decoplage is $492,450, or roughly $734 per square foot. The median is the midpoint of what is currently listed, so about half of The Decoplage homes ask more and half ask less, within a broader range of $299,000 to $3,199,000. The median sits in the lower part of that range, so most The Decoplage homes are nearer the entry level and a few high-end listings pull the top up. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in The Decoplage cover?
- Homes for sale in The Decoplage currently range from about $299,000 at the entry level to $3,199,000 at the top of the market. That spread reflects unit size, floor, and finish level across the condos and townhomes here, with the median list price around $492,450. That is a wide spread, so The Decoplage genuinely holds homes at very different budgets rather than one price point. Tell us your budget and must-haves and we will send the The Decoplage listings that actually fit.
- How long do homes take to sell in The Decoplage?
- Homes in The Decoplage are averaging 254 days on market, measured from the day a listing goes live to the day it goes under contract. That is a slow pace, so sellers here should expect to price carefully and buyers often have time to compare before committing. Days on market in The Decoplage also shift with the season and with how a home is priced, so a sharply priced listing can still sell well ahead of the average.
- Are there waterfront homes in The Decoplage?
- Yes. The Decoplage includes waterfront homes with canal, lake, or Intracoastal frontage.
About The Decoplage
The Decoplage, Miami Beach, FL, is a waterfront community in Miami-Dade County with 44 homes for sale right now. The Decoplage is an oceanfront condominium in Miami Beach, built in 1965 along the Atlantic in the South Beach area. Its residences remain one of the more accessible ways to own on the South Beach oceanfront, with active listings from around $279,000 to $3.2 million and a median near $484,000, covering studios and one-bedroom layouts up to larger high-floor units. The building offers direct beach access and resort-style amenities, and its location on Collins Avenue puts residents in the middle of South Beach, walkable to Lincoln Road, Ocean Drive, and the Art Deco district.
Homes & Architecture
Homes for sale in The Decoplage
Homes for sale in The Decoplage offer 1 to 3 bedrooms and 1 to 3 baths. Floor plans span roughly 525 to 1,900 square feet. The mix here includes condo homes. Current prices run from $299,000 to $3,199,000.
Schools
Schools near The Decoplage
Homes for sale in The Decoplage are typically zoned for the Miami Beach public schools below, based on current MLS listings. Confirm the exact attendance zone for any specific address with the Miami-Dade County school district before you buy.
- Elementary School
- Miami Beach Fienberg / Fisher K-8
- Middle School
- Miami Beach Nautilus
- High School
- Miami Beach
HOA
The Decoplage HOA fees
- Median HOA fee
- $1,103/mo
- Typical range
- $850 to $1,323
- Lowest to highest
- $485 to $2,906
- Listings with a fee
- 44 of 44
Across the 44 homes for sale in The Decoplage that list an HOA fee, the median is $1,103 a month. Half of them fall between $850 and $1,323. Fees quoted quarterly or yearly are converted to a monthly figure so they compare directly.
The fee most often covers cable TV, internet, water, common areas, trash pickup and sewer. Coverage differs from one building or section to the next, so read what a specific listing includes before comparing it with another.
Listings here most often mention elevators, fitness center, pool, laundry facilities, grounds maintenance and clubhouse.
10 of the 44 listings that state a pet policy allow pets, often with limits.
From current MLS listings in The Decoplage; the figures change as homes come and go. Confirm the fee, any special assessments and the association's rules with the HOA before you buy.
Recent Sales
Recently sold homes in The Decoplage
These are the last 6 recorded closings in The Decoplage, with the price each home actually sold for rather than what it was listed at. They closed at a median of $638 per square foot. The most recent closed on October 6, 2026. Closed sales are what an appraiser and a buyer's agent will look at, so they are the starting point for pricing a home here.
Sold$950,000
Sold · October 6, 2026
100 Lincoln Road PH12
2 bed · 2 bath · 1,490 sqft · $638/sqft
$49,000 under the asking price
Sold$360,000
Sold · October 1, 2026
100 Lincoln Road 537
1 bed · 1 bath · 530 sqft · $679/sqft
$30,000 under the asking price
Sold$300,000
Sold · September 22, 2026
100 Lincoln Road 720
0 bed · 1 bath · 525 sqft · $571/sqft
$20,000 under the asking price
Sold$335,000
Sold · June 11, 2026
100 Lincoln Road 518
1 bed · 1 bath · 535 sqft · $626/sqft
$40,000 under the asking price
Sold$262,500
Sold · June 11, 2026
100 Lincoln Road 307
0 bed · 1 bath · 530 sqft · $495/sqft
$37,400 under the asking price
Sold$450,000
Sold · April 30, 2026
100 Lincoln Road 1238
1 bed · 1 bath · 550 sqft · $818/sqft
$19,000 under the asking price
See every recorded sale in The Decoplage or find out what your The Decoplage home is worth.
Market & Value
The Decoplage market and home values
The The Decoplage real estate market reads best through the community's own recent activity, not a county-wide average. The median list price in The Decoplage is around $492,450, or roughly $734 per square foot. That sits about 18% below the Miami-Dade County median, which shows where The Decoplage lands in the local market. Recent asking prices have run from $299,000 to $3,199,000, so the home you choose within The Decoplage matters as much as the community average. Homes here have recently taken about 254 days to go under contract, a useful gauge of how quickly the The Decoplage market is moving. For pricing an offer or a listing, comparable sales within The Decoplage carry more weight than any headline number, since homes of the same type and size set the real range. Pure Equity can pull the active and recently sold homes in The Decoplage so you work from real numbers, not an estimate.
How It Compares
The Decoplage compared to nearby Miami Beach communities
The Decoplage sits 6 of 7 on median price among these Miami Beach communities. Price per square foot is the fairer comparison between communities, because it adjusts for the fact that one neighborhood builds bigger homes than another. Days on market shows how quickly each one is actually selling.
| Community | Homes | Median | $/Sq Ft | Days |
|---|---|---|---|---|
| Fontainebleau | 32 | $1,274,500 | $1,672 | 317 |
| Roney Palace | 43 | $1,195,000 | $1,417 | 220 |
| The Pavilion | 29 | $620,000 | $545 | 194 |
| Seacoast | 32 | $598,450 | $607 | 353 |
| Central Carillon Beach | 28 | $585,000 | $837 | 305 |
| The Decoplage this page | 44 | $492,450 | $734 | 254 |
| Mirador | 45 | $399,999 | $511 | 235 |
Medians come from active listings in each community and move as inventory turns over. They describe the homes currently for sale, not what any one home is worth.
Who It Suits
Is The Decoplage right for you?
It helps to know who The Decoplage tends to suit before you tour. The Decoplage appeals to boaters and buyers who want to be on the water, whether a canal, lake, or the Intracoastal. Waterfront homes carry their own insurance and maintenance considerations, so factor wind and flood coverage into the budget from the start. On price, The Decoplage lands in the middle of the market, a common fit for move-up buyers and full-time residents. Whether The Decoplage is right for you depends on how you plan to use the home, full time or seasonally, and Pure Equity can walk you through the tradeoffs before you commit.
Amenities & Lifestyle
Living in The Decoplage
Waterfront homes here offer canal, lake, or Intracoastal frontage, and some sites include private dockage.
Location
The Decoplage location
The Decoplage is located in Miami Beach, part of Miami-Dade County, Florida. The Miami Beach area's shopping, dining, schools, and parks are all nearby, and the region's job centers, beaches, and airports are within driving distance.
Buying in The Decoplage
Buying a home in The Decoplage
The buying process in The Decoplage is the one used across Miami-Dade County. Getting a mortgage pre-approval first tells you your real budget and lets you move quickly when the right home comes up. Property taxes factor into the monthly payment: the median annual property tax in Miami-Dade County is about $3,516. Florida's homestead exemption lowers the taxable value of a primary residence, and the Save Our Homes cap limits how fast that assessed value can rise from year to year. Budget for homeowners insurance as well. Rates in Florida reflect wind and flood exposure, so gather quotes early and check whether a specific address sits in a FEMA flood zone. Once you are under contract, plan for a home inspection and, if you are financing, a lender appraisal, both of which fall inside the inspection period. Working with an agent who knows Miami Beach means you see new listings in The Decoplage the day they reach the market.
Selling in The Decoplage
Selling a home in The Decoplage
Selling a home in The Decoplage starts with pricing it correctly for current conditions. List prices in The Decoplage currently center around $492,450, which is a starting reference for where a comparable home might be positioned. Homes that are decluttered, professionally photographed, and priced to recent comparable sales tend to draw the most interest in the first two weeks, when a listing is newest and gets the most views. Florida sellers usually pay the documentary stamp tax on the deed, currently $0.70 per $100 of the sale price in most counties, along with prorated property taxes and, by local custom in many areas, the owner's title insurance policy. We provide a no-obligation home valuation for The Decoplage owners in Miami Beach, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your The Decoplage home worth?
Online estimates miss what makes a home different. Tell us about yours and a licensed listing agent will send you a pricing opinion based on what has actually closed near you in The Decoplage.
Listing agents and seller representation in The Decoplage
Thinking about selling in The Decoplage? The agent you pick shapes two numbers: what your home closes for, and how long it takes. A listing agent, also called a seller's agent, prices the property against what has actually closed nearby. They also prepare and market it, screen the offers that arrive, and negotiate the terms rather than just the price.
Conditions in The Decoplage sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 254 days from listing to accepted offer, so build that into your moving timeline.
Community-level detail matters most here. Association rules, what the fees cover, and which buildings sell fastest all affect your outcome. So does whether a buyer needs board approval before closing. None of it appears in a listing description. All of it decides whether a sale closes on time.
Pure Equity is a licensed Florida brokerage serving The Decoplage. Onias Derilus is the broker of record, Florida Real Estate Broker license BK3276618. A broker holds a higher license than an agent working under one. In practice that means the person advising you on price is also the one legally responsible for the file. That matters most when a deal gets complicated.
More on this: what does a listing agent actually do? · selling a house with a roof at the end of its life
Realtors and real estate agents serving The Decoplage
People search for realtors, real estate agents, and real estate brokers more or less interchangeably. For most purposes the job title matters less than licensing and representation. Every licensed agent in Florida works under a broker. That broker carries final responsibility for the transaction.
What separates real estate professionals in The Decoplage is specificity. Can they answer questions about your street, not just your city? Ask what they have closed nearby and how they arrived at a price. A grounded answer cites particular recent sales. It also explains why those homes compare to yours. Vague reassurance is the warning sign.
More on this: what is a comparative market analysis? · appraisal vs CMA: which number should you trust? · Florida seller disclosures and inspections
Buyer's agents in The Decoplage
A buyer's agent represents the purchaser rather than the owner. They identify properties that actually fit and research what comparable homes sold for, not what they asked. They also advise on offer strategy. Finally, they manage inspection and financing deadlines through to closing.
Where buyers have room to negotiate, as they do in The Decoplage, the leverage is only worth something if you know where it exists and what to ask for. If you are buying and selling at the same time, which is common for people moving within Miami-Dade County, sequencing the two is its own skill: contingencies, timing, and what happens if one closing slips all need planning before either home goes on the market.
What representation costs
Real estate commissions are negotiable. No law, multiple listing service, or association sets them. If an agent tells you there is a standard rate, they are misinforming you. What you pay is agreed between you and the brokerage you hire. Get it in writing before the work begins.
Industry rules changed in 2024. Now a buyer and their agent must put compensation in a written buyer agreement before touring homes together. Sellers may still offer to contribute toward the buyer's side. However, that is negotiated rather than assumed. It is worth thinking through with your listing agent before you go live.
More on this: how commission is actually structured · cash offer or financed offer? · when a sale falls through
Buying Instead?
Search The Decoplage with someone local
We will tell you which listings are worth your time, what comparable homes actually closed for, and how to structure an offer that holds up through inspection and financing.
Frequently asked questions
How do I find a listing agent in The Decoplage?
Ask any listing agent you interview two questions. Which homes have they closed near The Decoplage, and how did they arrive at their suggested price? A grounded answer names recent closed sales. It also explains why those homes compare to yours. With a median around $492,450 here, the gap between realistic pricing guidance and optimistic guidance is real money. Verify the license too. Florida licenses are public and searchable through the state's DBPR portal. Pure Equity is a licensed brokerage serving Miami-Dade County. You can reach the broker directly at (561) 835-5400.
What does a seller's agent actually do?
A seller's agent prices the home against comparable closed sales. Before it goes live, they advise on repairs and presentation. Then they handle photography and marketing, and put the home in front of buyers and other agents. When offers arrive, they screen them and negotiate both price and terms. Terms matter as much as the number, because inspection windows, financing contingencies, and closing dates all affect whether an offer reaches the closing table.
How much does a real estate agent cost in The Decoplage?
Commissions are fully negotiable. No law or real estate board sets them. What you pay is whatever you and your brokerage agree to in writing before work begins. Since the 2024 rule changes, buyers and their agents must agree compensation in a written buyer agreement before touring homes. Any seller contribution toward the buyer's side is negotiated rather than automatic. Ask any agent you interview to put their fee in writing.
What is the difference between a realtor, a real estate agent, and a broker?
A real estate agent holds a state license to represent buyers and sellers. A broker holds a higher-level license and can operate a brokerage. That broker also carries final legal responsibility for the office's transactions. Realtor is a membership term for agents belonging to the National Association of Realtors. For someone buying or selling in The Decoplage, three practical questions matter. Is the person licensed, who do they represent in your transaction, and what can they actually tell you about your local market?
Do I need an agent to buy a home in The Decoplage?
You are not legally required to use one, but most buyers in The Decoplage do. A buyer's agent handles the parts that are easy to get wrong. That means identifying what comparable homes actually closed for, spotting condition or association issues early, and managing inspection and financing deadlines. Even in a slower market, negotiating room is only useful if you know where it exists.
Can one agent help me sell my current home and buy the next one?
Yes. For people moving within Miami-Dade County it is often the more practical route, because one person coordinates both timelines. Sequencing is the hard part. Should your purchase be contingent on your sale? How would you cover a gap if the closings do not line up? What happens if one side is delayed? Plan all of that before either home is listed, rather than after an offer arrives.
Public Records
Look up The Decoplage property records
Anything on this page that affects what a home costs to own, assessed value, exemptions, flood zone, is published by a public agency. These are the official sources, not our summaries of them.
Miami-Dade County Property Appraiser
Assessed value, homestead exemption status, and recorded sales history for any parcel.
FEMA Flood Map Service Center
Look up the official flood zone for an address before you budget for insurance.
Florida Department of Revenue, property taxes
How Florida assesses property, and which exemptions you can claim.
More Communities in Miami Beach
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Fontainebleau
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