If you love being on the water but prefer a quiet, residential setting over the buzz of South Beach, the Sunset Islands may be your perfect fit. This guard-gated enclave in 33140 gives you privacy, open Biscayne Bay access, and a short walk to local dining and fitness in Sunset Harbour. In this guide, you’ll learn how the islands are laid out, why serious boaters take notice, what daily life feels like, and the key considerations to weigh before you buy. Let’s dive in.
Sunset Islands overview
The Sunset Islands are a collection of four man-made islands in Biscayne Bay, just west of Mid-Beach in Miami Beach. You access Islands III and IV from 20th Street and Islands I and II from 29th Street. There is no public bridge connecting Islands II and III, which preserves each island’s calm, residential tone. For a quick primer on layout and access, review the community’s overview page on the local association site for Sunset Islands.
The neighborhood is virtually all single-family homes. You’ll find interior lots and waterfront estates behind 24-hour manned gates, which adds a layer of privacy that many buyers value. It is often described as a low-key counterpoint to the more tourist-focused parts of Miami Beach.
Boating access and dockage
If boating is a priority, the Sunset Islands stand out. Many waterfront parcels have private docks with direct frontage on Biscayne Bay. The geography gives most bayfront homes straight access to open water without needing to clear fixed bridges, which simplifies maneuvering and route planning for a range of vessels.
Beyond private docks, you are close to commercial marina options in the Sunset Harbour neighborhood. Local facilities offer wet slips and yacht-club style services, which can support larger vessels, guest boats, or additional watercraft. Travel times to the ocean vary by vessel and conditions, so it is best to plan routes based on your boat and weather on the day.
Daily life and walkability
Day to day, the islands feel quiet and residential, yet you can walk to Sunset Harbour for a neighborhood-scale mix of chef-driven restaurants, specialty coffee, boutiques, and boutique fitness. The vibe is local and pedestrian-friendly rather than tourist-heavy. Lincoln Road and South Beach amenities are also within easy reach, so you can keep errands and dining close without sacrificing your sense of retreat at home.
Homes and market tone
Housing on the Sunset Islands is a mix of eras and styles. You will see well-kept homes from the mid-20th century alongside newly built or fully reconstructed estates marketed in recent years. Waterfront properties often feature larger lots and modern indoor-outdoor programs, while interior lots can deliver privacy and scale with a more traditional footprint.
Inventory is limited and the neighborhood sits firmly inside Miami Beach’s luxury single-family segment. Asking prices typically range from multi-million to tens of millions for trophy waterfront estates. Because the pool of available homes is small at any given time, timing and preparation matter if you want the right property.
What buyers often look for
- Waterfront orientation and dockage that fit your vessel profile.
- Modernized systems, elevation or flood-mitigation improvements, and recent seawall work.
- Privacy features such as landscaping and site lines, plus room for amenities like a pool or guest house.
- A plan for renovations that respects local permitting and elevation rules.
Who the Sunset Islands fit
The Sunset Islands tend to suit a few buyer profiles particularly well:
- Boaters who want private dockage and quick access to Biscayne Bay.
- Buyers seeking a quiet, guard-gated setting close to Sunset Harbour and Mid- to South Beach amenities.
- Second-home or primary-home buyers who value prestige, privacy, and a single-family lifestyle over high-rise living.
Key tradeoffs and what to ask
Every great location has practical considerations. On the Sunset Islands, keep these in focus as you evaluate options:
Cost and scarcity
- Inventory is limited, so there may be fewer turnkey options at any moment. If you need a specific lot size, exposure, or dock length, be ready to move when the right home appears.
Resilience and flood risk
- Miami Beach is a low-lying city and many parcels are within FEMA flood zones. Seasonal king tides and sunny-day flooding can affect site planning and construction scope. The City’s Rising Above program outlines how residents and owners can prepare and adapt. Learn more about local conditions on the City’s page on king tides in Miami Beach.
- Ask for elevation certificates, details on any seawall or dock permits, and documentation of flood insurance history. Confirm that improvements meet current city guidelines for seawalls and elevation.
Waterfront upkeep and ownership costs
- Private docks, davits, lifts, and seawalls require specialized maintenance. Budget for regular inspections and marine service. Guard-gated living can also include gate or association-related charges.
How to evaluate a Sunset Islands property
Here is a simple framework to bring to your next showing:
1) Confirm boating fit
- Measure clearances, depth at low tide, and the practical path to open water for your vessel. If you plan to keep a secondary boat or tender, factor in storage or a slip nearby.
2) Inspect seawall and marine structures
- Ask for age and permit history of the seawall, dock, and lift. A recent engineering report is a plus. Budget for upgrades if components are near end of life.
3) Review elevation and drainage
- Request the elevation certificate and note finished-floor height, grading, and any backflow prevention. Understand how stormwater moves across the site.
4) Plan for improvements
- If you intend to renovate or build, align your vision with Miami Beach rules on elevation, seawalls, and substantial-improvement thresholds. A preliminary feasibility review can save time.
5) Model ownership costs
- Include flood insurance, marine maintenance, landscaping, pool care, and any gate or association fees. Factor seasonal travel if you plan to manage from afar.
Everyday convenience
Life on the islands is designed to be easy. You can start a morning with a walk over to Sunset Harbour for coffee or a workout, return home to a quiet block, and head out on the water in the afternoon. When friends are in town, Lincoln Road and South Beach destinations are close, yet your home base stays serene. It reads as low-key luxury with very real practicality.
Is it right for you
If you want a private, guard-gated home on the water with true boating convenience and a neighborhood feel, the Sunset Islands deliver. If you want the energy of a high-rise on Collins Avenue, there are better fits nearby. The decision often comes down to how you live day to day, and how much you value your dock, privacy, and proximity to Sunset Harbour.
Ready to compare islands, refine your brief, or preview off-market possibilities? Schedule a Private Consultation with our senior-led team. We pair deep local expertise with disciplined due diligence to help you secure the right property, on the right terms. Connect with The Corcoran Group to get started.
FAQs
Where are the Sunset Islands in Miami Beach
- The four islands sit in Biscayne Bay just west of Mid-Beach, with access via 20th Street to Islands III and IV and 29th Street to Islands I and II.
Are the Sunset Islands good for boaters
- Yes, many waterfront homes have private docks with direct Biscayne Bay access and no fixed bridges, plus nearby marina options in Sunset Harbour.
What kinds of homes are on the Sunset Islands
- You will find a mix of mid-20th-century houses and newly built or fully renovated estates, including large waterfront properties and interior lots.
How walkable are the Sunset Islands to dining and fitness
- The islands are a short walk to Sunset Harbour, a neighborhood cluster of restaurants, cafes, boutiques, and fitness studios with a local feel.
What ownership costs should I expect on the Sunset Islands
- Plan for flood insurance, marine maintenance for docks and seawalls, landscaping and pool care, and any gate or association-related charges.
How does Miami Beach address flooding and king tides
- The City’s Rising Above initiative provides guidance and resources for preparation, site adaptation, and homeowner actions related to king tides and flooding.
