Miami Beach Neighborhoods We Cover
Miami Beach is an island city of seven distinct neighborhoods, each with its own architectural era, code overlay, and salt-air exposure profile. The list below names the neighborhoods where we run crews regularly and what we typically see in each.
South Beach (South of 5th, Flamingo Park, Espanola Way, Ocean Drive, Collins Ave 5–23)
Art Deco Historic District. HPB Certificate of Appropriateness required for exterior paint color. 1920s–1940s wood-frame and stucco buildings, period-correct color palette. Pre-1978 lead paint on every original trim element.
Mid-Beach (Collins Ave 24–63, Bayshore, Sunset Harbour)
1950s–1970s mid-rise condo dominant, MiMo (Miami Modern) era. Original elastomeric exterior systems aging out. 40-year recertification hitting now.
North Beach (Normandy Isles, Normandy Shores, Biscayne Beach, North Shore)
MiMo era 1950s–1970s mid-rise. Normandy Isles single-family with original CBS stucco. North Beach historic district overlay on parts of Harding Townsite.
Collins Avenue Tower Corridor (Oceanfront, Collins Ave 1–69)
1990s–present luxury high-rise condo. Swing-stage and articulating-boom exterior tower scope. Salt-air-rated elastomerics mandatory. Murano at Portofino is on our resume.
Sunset Harbour
Mixed-use mid-rise (2000s–present), townhomes, marina-facing condos. Salt-air exposure on bay side; full elastomeric system spec.
Star Island, Palm Island, Hibiscus Island
Private gated islands. High-net-worth single-family estates. Custom finish work, Venetian plaster, accent textures, security-gate coordination, after-hours scheduling.
Indian Creek Village
Ultra-private high-net-worth residential. Custom finishes only, gated single-access road.
La Gorce / Pine Tree Drive Corridor (La Gorce Island, North Bay Road)
High-net-worth single-family along the bay. Large estate exterior repaints, full elastomeric systems, custom interior finish work.
Bayshore / Pine Tree Drive (Bayshore Golf Course Area)
Mid-Beach single-family stock, 1940s–1960s build, partial historic overlay. Mature shade tree paint-cure considerations.
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