Condominium · North Miami Beach, FL
Island Shores North Miami Beach, FL Homes For Sale & Real Estate
Island Shores, North Miami Beach, FL, is a community in Miami-Dade County with 4 homes for sale right now. Homes here were built starting in 1972.
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Island Shores Market at a Glance
Live MLS · Updated Oct 14, 2026
- Active Inventory
- 4
- New Listings (30d)
- 0
- Pending Sales
- 0
- Median List Price
- $244,500
- Closed Sales (September)
- 1
- Avg Days on Market
- 145
Residential MLS data for Island Shores, updated nightly. View full market reports →
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Market Overview
Island Shores real estate market
There are 4 active listings for sale in Island Shores right now. The median list price is $244,500, or about $265 per square foot. Listings span $210,000 to $249,000, so there is inventory across most budgets. Homes are averaging 145 days on market. These figures update from the MLS as the market moves.
Island Shores Market Stats
MLS data updated October 13, 2026- Active Listings
- 4
- Median List Price
- $244,500
- Median $/Sq Ft
- $265
- Avg Days on Market
- 145
- Price Range
- $210,000 to $249,000
Frequently Asked Questions
- What have units in Island Shores sold for recently?
- Only three units closed between September 2025 and September 2026, at $165,000, $170,000 and $165,000, for one-bedroom units of about 640 to 792 square feet. The median was about $252 a square foot. Sellers received a median of about 90 percent of their last list price, and the typical sale took about 157 days. Three sales is a small sample, so treat these figures as a guide.
- What is the HOA fee at Island Shores?
- Every listing in our data states a fee between $454 and $763 a month, with a median of $487. Listings say it covers common areas, and several add water, building insurance, building maintenance, the pool and trash. Ask for the budget, reserve balance and any planned assessments before you make an offer.
- Has Island Shores completed its 50-year recertification?
- One current listing says the building's 50-year recertification has been completed and that there is no current special assessment, and another says an earlier special assessment was paid in full. Those are statements from individual sellers. Ask the association for the recertification paperwork and its current assessment schedule so you can confirm both before closing.
- Can you rent out a unit at Island Shores?
- Four sale listings in our data say leasing is allowed, and two remarks say a new owner can rent the unit immediately with no waiting period. Four rental listings asked $1,650 to $2,500 a month, with a median of $2,070. Confirm the current leasing rules and any tenant approval process with the association before you buy.
- Are pets allowed at Island Shores?
- The listings disagree. Five of the seven sale listings in our data say pets are allowed, with some restrictions and a size limit noted, but two listings say no pets. Because the answer is not consistent, ask the association for its written pet policy before you go under contract if you plan to bring an animal.
- Do units at Island Shores have washers and dryers?
- Several listings describe a shared laundry facility on the same floor as the unit, which suggests most units do not have their own washer and dryer. Laundry is listed among the building amenities in five of the seven sale listings. If in-unit laundry matters to you, ask the listing agent and the association whether it is permitted.
- Is Island Shores on the water?
- Yes. Three listings describe the building as canal-front, and others mention Intracoastal, bay and park views. Remarks describe a waterfront pool, and one listing mentions a boat dock and kayaking around the canals. Views differ a great deal from unit to unit, so check what a specific unit faces before you compare its price with others.
- What is for sale at Island Shores right now?
- At the time of writing there were four units for sale and none under contract. Two 792 square foot one-bedrooms asked $210,000 and $249,000, a 937 square foot two-bedroom asked $250,000, and a converted three-bedroom asked $242,000. All of those asks sit above the three recent closings, so compare carefully before making an offer.
- How many homes are for sale in Island Shores?
- There are 4 active listings for sale in Island Shores right now, and these counts update from the MLS as homes come on the market and go under contract. Prices sit in a narrow band here, so homes in Island Shores tend to compete directly with each other. Ask us to set up a search alert and you will see new Island Shores listings the day they reach the market.
- What is the median home price in Island Shores?
- The median list price in Island Shores is $244,500, or roughly $265 per square foot. The median is the midpoint of what is currently listed, so about half of Island Shores homes ask more and half ask less, within a broader range of $210,000 to $249,000. The median sits high in that range, so most Island Shores homes are nearer the top and the cheapest listings are the exception. We can pull recent comparable sales to price a specific home more precisely.
- What price range do homes in Island Shores cover?
- Homes for sale in Island Shores currently range from about $210,000 at the entry level to $249,000 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 $244,500. The spread is tight, which usually points to a consistent housing stock rather than a mix of sizes and eras. Tell us your budget and must-haves and we will send the Island Shores listings that actually fit.
- How long do homes take to sell in Island Shores?
- Homes in Island Shores are averaging 145 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 Island Shores 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.
About Island Shores
Island Shores, North Miami Beach, FL, is a community in Miami-Dade County with 4 homes for sale right now. Homes here were built starting in 1972. Listings update from the MLS nightly.
Island Shores is a single condominium building at 2903 N Miami Beach Boulevard in North Miami Beach, recorded in the MLS as Island Shores Condo. It was built in 1972. The units are compact: most are one-bedroom, one-and-a-half-bath homes of about 640 to 792 square feet, with a few two-bedroom units of about 937 square feet and one unit that an owner converted to three bedrooms. Three listings in our data describe the building as canal-front, and listing remarks place it across the road from Oleta River State Park, with some units looking out toward the Intracoastal and the bay.
For an owner thinking about selling, the honest starting point is that the sales record is thin. Only three units closed between September 2025 and September 2026. They sold for $165,000, $170,000 and $165,000, for units of 640 to 792 square feet. The median price per square foot was about $252, with a range of roughly $208 to $258. Three closings is a small sample, and a single renovated unit selling could move every one of these figures. Still, they are the only completed sales a buyer's agent or an appraiser can point to, and they will shape how buyers read any asking price.
The negotiation in those sales was significant. The median sale closed at about 90 percent of its final list price, and the typical sale took about 157 days. The most recent, a 792 square foot one-bedroom, closed at $165,000 in September 2026 after being listed at $199,000. The unit that sold in September 2025 had been listed at $182,500 and closed at $165,000. Those are big gaps for units at this price. They suggest that buyers here are mostly investors and value buyers who negotiate hard, and that sellers who start high give back most of the difference before they close.
That puts the current asking prices in perspective. Four units were for sale at the time of writing and none were under contract. Two are 792 square foot one-bedrooms asking $210,000 and $249,000, the same size as the unit that just closed at $165,000. A 937 square foot two-bedroom was asking $250,000, and the converted three-bedroom was asking $242,000. One of the one-bedrooms had been listed for 331 days. Four active units against three sales in a year means more than a year of supply at the recent pace. A seller who wants to sell this year has to price closer to the closings than to the current asks.
What helps a seller here is paperwork as much as paint. Buyers of a 1970s building want to know about recertification, assessments and the condition of the structure before they look at the kitchen. One current listing says the building's 50-year recertification has been completed with no current special assessment, another says a prior special assessment has been paid in full, and another says exterior painting is nearly finished. A seller who can show those facts in writing, together with the association's budget and insurance, removes the biggest objections a buyer is likely to raise. Renovation still matters, but it matters after that.
For buyers, the monthly fee is the main recurring cost. Every listing states one, from $454 to $763 a month, with a median of $487. Listings say it covers common areas, and several add water, building insurance, building maintenance, the pool and trash. Ask the association for its current budget, its reserve balance, its most recent inspection reports and any assessments that have been voted or discussed. In an older waterfront building those documents tell you more about your real cost of ownership than the purchase price does, and your lender will ask for some of them anyway.
The units themselves are simple. Construction is concrete block, the building has elevators, and parking is assigned, with most listings reporting one space and one reporting two. Several listings say the laundry room is shared and on the same floor as the unit, so do not assume an in-unit washer and dryer. Listings describe tile floors, walk-in closets and updated air conditioning in some units. The building amenities listed most often are a waterfront pool, a fitness room, a picnic and barbecue area and a laundry facility, and one listing mentions a boat dock and a clubhouse.
Rentals are a large part of this building's market. Four rental listings in our data asked $1,650 to $2,500 a month, with a median of $2,070. Four sale listings say leasing is allowed, and two remarks say a new owner can rent the unit right away with no waiting period. Pets are allowed in five of the seven sale listings, but two say no pets, so check the rule before you buy if you have an animal. Current MLS listings mostly show the building zoned for Ojus Elementary, Highland Oaks Middle and Alonzo and Tracy Mourning High.
Island Shores suits a buyer who wants a low entry price near the water and the beaches, and an investor who wants a unit that can be rented immediately. It suits someone who values the park across the road and the Intracoastal view more than a newer building or in-unit laundry. It does not suit a buyer who wants a large unit, a private garage or a building without the obligations that come with age. Buyers who go in with the association's documents read and the three recent closings in mind can buy here with clear eyes.
Amenities
- ✓Waterfront community pool
- ✓Fitness room
- ✓Picnic and barbecue area
- ✓Shared laundry facility on the floors, according to several listings
- ✓Elevators and secured entry
- ✓Assigned parking
- ✓Canal frontage, with Intracoastal views from some units
Homes & Architecture
Homes for sale in Island Shores
Homes for sale in Island Shores offer 1 to 3 bedrooms and 1.5 to 2 baths. Floor plans span roughly 792 to 937 square feet. The mix here includes condo homes. Current prices run from $210,000 to $249,000.
Schools
Schools near Island Shores
Homes for sale in Island Shores are typically zoned for the North 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
- Ojus
- Middle School
- Highland Oaks
- High School
- Alonzo and Tracy Mourning
Map
Where Island Shores is in North Miami Beach
Centred on the homes listed and recently sold in Island Shores.
HOA
Island Shores HOA fees
- Median HOA fee
- $528/mo
- Typical range
- $479 to $617
- Lowest to highest
- $454 to $763
- Listings with a fee
- 4 of 4
Across the 4 homes for sale in Island Shores that list an HOA fee, the median is $528 a month. Half of them fall between $479 and $617. Fees quoted quarterly or yearly are converted to a monthly figure so they compare directly.
The fee most often covers common areas, pool upkeep and water. 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 pool, clubhouse, elevators, laundry facilities, grounds maintenance and picnic area.
3 of the 4 listings that state a pet policy allow pets, often with limits.
From current MLS listings in Island Shores; 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 Island Shores
These are the last 3 recorded closings in Island Shores, with the price each home actually sold for rather than what it was listed at. They closed at a median of $252 per square foot. The most recent closed on September 18, 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$165,000
Sold · September 18, 2026
2903 N Miami Beach Boulevard 1006
1 bed · 1.5 bath · 792 sqft · $208/sqft
$34,000 under the asking price
Sold$170,000
Sold · February 27, 2026
2903 NE 163 Street 208
1 bed · 1.5 bath · 675 sqft · $252/sqft
$9,900 under the asking price
Sold$165,000
Sold · September 11, 2025
2903 N Miami Beach Boulevard 204
1 bed · 1.5 bath · 640 sqft · $258/sqft
$17,500 under the asking price
See every recorded sale in Island Shores or find out what your Island Shores home is worth.
Market & Value
Island Shores market and home values
The Island Shores real estate market reads best through the community's own recent activity, not a county-wide average. The median list price in Island Shores is around $244,500, or roughly $265 per square foot. That sits about 59% below the Miami-Dade County median, which shows where Island Shores lands in the local market. Recent asking prices have run from $210,000 to $249,000, so the home you choose within Island Shores matters as much as the community average. Homes here have recently taken about 145 days to go under contract, a useful gauge of how quickly the Island Shores market is moving. For pricing an offer or a listing, comparable sales within Island Shores 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 Island Shores so you work from real numbers, not an estimate.
How It Compares
Island Shores compared to nearby North Miami Beach communities
Island Shores sits 5 of 7 on median price among these North 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 |
|---|---|---|---|---|
| Marina Palms Residences | 38 | $1,299,000 | $684 | 192 |
| Marina Palms | 14 | $1,180,000 | $601 | 200 |
| The Harbour North | 26 | $632,500 | $565 | 198 |
| The Harbour South | 18 | $629,750 | $577 | 292 |
| Island Shores this page | 4 | $244,500 | $265 | 145 |
| Eastern Shores White Hous | 12 | $225,000 | $223 | 150 |
| Crestview Towers | 15 | $141,502 | $160 | 254 |
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 Island Shores right for you?
It helps to know who Island Shores tends to suit before you tour. Island Shores suits a range of buyers, from first-time owners to move-up families, who want a home in North Miami Beach with the everyday conveniences of the area close by. On price, Island Shores sits toward the more attainable end of the market, which draws first-time buyers, downsizers, and investors. Whether Island Shores 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 Island Shores
Island Shores is an outdoors-oriented building in a busy part of North Miami Beach. The pool sits on the water, and listings mention a picnic and barbecue area, a fitness room and, in one case, a boat dock and a clubhouse. Remarks describe kayaking around the canals and spending time in Oleta River State Park across the road. Several owners use their units as a seasonal home and others rent them out, so the building has a mix of full-time residents, part-time owners and tenants. The units are small, which keeps a lot of daily life outside, on the balcony, at the pool or at the beach a short drive away.
Location
Island Shores location
Island Shores is at 2903 N Miami Beach Boulevard in North Miami Beach, Miami-Dade County, in the 33160 zip code, and one listing uses an NE 163 Street address for the same building. Listing remarks place it east of US-1, across from Oleta River State Park and close to Sunny Isles Beach, Haulover Beach and Aventura Mall. Current MLS listings mostly show the building zoned for Ojus Elementary, Highland Oaks Middle and Alonzo and Tracy Mourning High, while one listing names Fulford Elementary, John F. Kennedy Middle and North Miami Beach High. Confirm the attendance zone with Miami-Dade County Public Schools before you buy.
Buying in Island Shores
Buying a home in Island Shores
The buying process in Island Shores 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 North Miami Beach means you see new listings in Island Shores the day they reach the market.
Selling in Island Shores
Selling a home in Island Shores
Selling a home in Island Shores starts with pricing it correctly for current conditions. List prices in Island Shores currently center around $244,500, 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 Island Shores owners in North Miami Beach, so you can see what your property could sell for before you commit to listing.
Thinking of Selling?
What is your Island Shores 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 Island Shores.
Listing agents and seller representation in Island Shores
Thinking about selling in Island Shores? 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 Island Shores sit close to balanced, which rewards sellers who price against real closed sales instead of neighboring asking prices. Homes here are averaging about 145 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 Island Shores. 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: how to cancel a listing agreement · selling a house with hurricane damage
Realtors and real estate agents serving Island Shores
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 Island Shores 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? · when and how to price your home
Buyer's agents in Island Shores
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 Island Shores, 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 · timing a listing in the Florida market · buying and selling at the same time
Buying Instead?
Search Island Shores 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 Island Shores?
Ask any listing agent you interview two questions. Which homes have they closed near Island Shores, 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 $244,500 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 Island Shores?
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 Island Shores, 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 Island Shores?
You are not legally required to use one, but most buyers in Island Shores 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 Island Shores 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.
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