North Miami Beach, Florida

It's a solid fit if you want South Florida water access without the premium of the barrier-island beach towns. Assigned schools include Fulford Elementary, John F. Kennedy Middle School and North Miami Beach Senior High, and the neighborhoods range from walkable condo districts to quiet canal streets in Eastern Shores.

It's mid-range for Miami-Dade — the median list price is $440,000 and closed sales over the past year came in at a median of $475,000. That said, the range is enormous, from $74,900 condos up to $14.5 million estates, so what you pay depends heavily on which building or waterfront you choose.

Expect around $440 per square foot, with a median home size near 1,123 square feet reflecting the condo-heavy inventory. The 65 listings above $1M cover the larger single-family homes and premium waterfront, while the entry tier starts under $100,000.

It favors buyers who take their time. Homes are sitting a median of 86 days before selling, 301 closed over the last 12 months, and sellers are netting about 95% of their asking price — all signs there's room to negotiate.

Because most inventory is condos, HOA dues run high — the median is $1,446 a month, and full-service gated communities can climb from there. Property taxes are more moderate, with a median of $4,810 per year.