# Houses on the *Miami River*

> Source: https://bluebaybrokers.com/miami-river-houses
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-03
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

[Single-family](https://bluebaybrokers.com/single-family-investment-miami) / [City of Miami](https://bluebaybrokers.com/single-family-investment-miami) / Miami River

A few minutes from Brickell and Downtown, a few streets of houses still sit on the water: Spring Garden, Durham Park and the river's north bank. They trade one to three a year, so we did not compute a median. Every sale since September 2021 is below, with its water, its lot and its zoning, and the two houses for sale today are read against them.

18 Waterfront sales, 5 years

2 For sale today

10 Directly on the river

8 On the Seybold Canal

Three kinds of water

## Where the houses *actually are*

Spring Garden and Snug Harbor, north bank, by the Downtown bridges.

Durham Park, between the river and its South Fork, and the north bank up to NW 27th Avenue.

Miami RiverSouth ForkSeybold Canal Larger dots are for sale today.

The MLS does not separate these waters well: 4 of the 8 houses on the Seybold Canal are tagged “River”, including the highest sale of the five years. We placed every sale on the satellite image. 7 are on the river itself, 3 on the South Fork, and 8 on the Seybold Canal, a navigable inlet off the river with no fixed bridge to the bay. A house with only a view of the river, across the street, is left out.

Imagery © Esri, Maxar, Earthstar Geographics. Positions from the MLS coordinates of each listing.

Every sale

## 18 sales, *one by one*

| Closed | House | Water | Price | Sq ft | Lot sf | Ft on water | $/sf | Zoning |
|---|---|---|---|---|---|---|---|---|
| 2021-09 | 1024 Nw North River Dr | Miami River | $1,375,000 | 2,110 | 4,158 | 31 | $652 | T4-R |
| 2021-09 | 2060 Nw 13Th St | South Fork | $1,500,000 | 2,524 | 15,250 | 135 | $594 | T3-R |
| 2022-01 | 1036 Nw North River Dr | Miami River | $1,400,000 | 2,129 | n/a |  | $658 | T4-R |
| 2022-05 | 2520 Nw North River Dr | Miami River | $1,200,000 | 1,573 | 9,050 | 60 | $763 | T3-O |
| 2022-05 | 617 Nw 7Th Street Rd | Seybold Canal | $1,600,000 | 2,016 | 7,000 |  | $794 | T3-R |
| 2022-07 | 2091 Nw 14Th St | Miami River | $1,300,000 | 3,659 | 8,340 | 50 | $355 | T3-R |
| 2022-07 | 2600 Nw 18Th Ter | Miami River | $700,000 | 786 | 6,825 | 82 | $891 | D3 |
| 2023-02 | 951 Nw 7Th St Rd | Seybold Canal | $1,000,000 | 1,166 | 7,650 |  | $858 | T3-R |
| 2023-03 | Spring Garden | Seybold Canal | $1,470,000 | 2,289 | 7,100 |  | $642 | T3-R |
| 2023-10 | 925 Nw 7Th St Rd | Seybold Canal | $1,425,000 | 1,860 | 7,250 |  | $766 | T3-R |
| 2024-01 | 2011 Nw 14Th St | Miami River | $1,050,000 | 850 | 7,425 | 55 | $1,235 | T3-R |
| 2024-02 | 1940 Nw 13Th St | South Fork | $1,150,000 | 1,700 | 6,360 | 60 | $676 | T3-R |
| 2024-02 | 2000 Nw 13Th St | South Fork | $1,375,000 | 1,348 | 7,380 |  | $1,020 | T3-R |
| 2024-05 | 805 Nw 7Th St Rd | Seybold Canal | $1,850,000 | 2,738 | 7,000 | 50 | $676 | T3-R |
| 2025-10 | 641 Nw 7Th St Rd | Seybold Canal | $3,500,000 | 2,584 | 7,000 |  | $1,354 | T3-R |
| 2026-01 | 691 Nw 7Th St Rd | Seybold Canal | $1,550,000 | 1,700 | 7,000 |  | $912 | T3-R |
| 2026-03 | 901 Nw 7Th St Rd | Seybold Canal | $2,050,000 | 1,896 | 7,000 |  | $1,081 | T3-R |
| 2026-04 | Durham Park | Miami River | $1,500,000 | 3,588 | 8,340 | 50 | $418 | T3-R |

On the Seybold Canal the price per square foot paid went from a median $780 in 2022-2023 to $1,081 in 2025-2026, +39%. It is the most liquid water here: 8 of the 18 sales, a short street of houses with docks, no fixed bridge to the bay and the Downtown skyline across the river. The $3,500,000 sale of 2025 is a house built in 2017, the ceiling for new construction on the canal.

One house sold twice: 2091 Nw 14Th St in Durham Park, on the river, $1,300,000 in July 2022 and $1,500,000 in April 2026: +15%, 3.9% a year. One pair is an anecdote, not a rate for the river; it is shown because it is the only measure here that compares a house with itself.

Source: MLS (Miami Realtors / Bridge), every single-family sale on the water from Spring Garden, by the Downtown bridges, to NW 27th Avenue, City of Miami, from 7 September 2021 to 3 November 2026; leases excluded. Water classified on satellite imagery and listing remarks on 3 November 2026; frontage in feet as stated in the listing, blank when it is not. Zoning: Miami 21 transect read on the Miami-Dade County GIS (MD_Zoning, municipal layer) on 3 November 2026.

For sale now

## Two houses, *priced as land*

$4,995,000

### 1110 Nw North River Dr *· Country Club Addn*

4 bed · 3 bath · 2,195 sf · lot 13,915 sf · 98 ft on the river · built 1940 · T4-R

**$359** per sq ft of land **$50,969** per foot of river

[See the listing →](https://bluebaybrokers.com/listing?mls=A12043993)

$4,950,000

### 668 Nw North River Dr *· Spring Garden*

3 bed · 3 bath · 1,866 sf · lot 14,892 sf · 85 ft on the river · built 1928 · T4-R

**$332** per sq ft of land **$58,235** per foot of river

[See the listing →](https://bluebaybrokers.com/listing?mls=A12102874)

The two houses for sale ask $346 per square foot of land and $54,602 per foot of river. The T3 lots on the river that sold over the same five years went for a median $156 per square foot of land and $19,583 per foot of water: the asks are about 2.2 times that. The difference is the zoning. North River Dr is T4-R under Miami 21, where rowhouses and small multifamily buildings are allowed; the rest of the river is T3, one house per lot. A buyer at these prices is paying for what the lot may become, which only a reading of the parcel (and of the historic district, in Spring Garden) can confirm.

What a house here may do

## The rules, *before an offer*

No short-term rental. Every house on this page is in a T3 or T4-R transect of Miami 21, and the City of Miami's own procedure says single-family and duplex structures in T3 and T4-R are not eligible for short-term rental. The code dates from 2009, before the 2011 Florida preemption, and the appeals court let the city enforce it in 2018. Leases of 30 days or more are unaffected.

On the water, three lines decide the cost: the seawall (its age and who last permitted it), the flood zone, and the wind and flood insurance quote. In Spring Garden, much of the neighborhood is a city historic district, which shapes any renovation and any redevelopment of a T4-R lot. We read the parcel, the seawall permit and a real insurance quote before an offer, never after.