Surfside vs Sunny Isles Beach: Neighborhood Showdown

If you love coastal living with immediate access to Atlantic Ocean beaches, and you’re looking for a South Florida beachfront address with a sense of calm and community, you should consider these two beachside communities: Sunny Isles Beach and Surfside. 

Although they sit almost side by side (with ritzy Bal Harbour in between) and both offer direct beachfront living options, and airports, shopping, arts, culture, and outdoor activities nearby, the experience of living in each neighborhood is very different.

As a brokerage with 20+ years in the business, and a team that knows these popular Miami neighborhoods inside and out, we’ve broken down the similarities and differences between the two beautiful seaside communities to help you decide which may be the best for your next Miami move.

The Lifestyle

Both Sunny Isles Beach and Surfside are their own small municipalities. So each has a different set of building codes and regulations. So while both offer a luxurious beachfront lifestyle, the differences between the two come down to the types of residential buildings on offer.

Sunny Isles Beach is home to many resort-condominium and luxury-branded high-rise towers, including some of our favorite buildings like the Residences by Armani/Casa  and the Ritz-Carlton Residences Sunny Isles Beach. Recent additions such as the Porsche Design Tower, known for its car elevator feature, St. Regis Sunny Isles with some of the area's largest units, and the under-construction Bentley Residences, one of the tallest residential beachfront buildings in the U.S., further solidify the luxury high-rise skyline and offer ultra-premium amenities.

Surfside, being primarily a quieter enclave of single-family homes, maintains a vintage and small-town feel, with a lower density and maximum building height regulations of 120 feet that make it feel more residential and community-focused. Its Community Center is a cornerstone, offering a Tennis Center and swimming pools for both adults and kids alongside different activities that strengthen neighborhood ties. 

And Surfside is home to some of the most luxurious boutique oceanfront luxury developments in all of South Florida, including The Surf Club at the Four Seasons, Fendi Chateau Residences and Arte by Antonio Citterio, and new luxury preconstruction developments like the ultra-luxury Delmore by Zaha Hadid Architects, Surf Row Residences, and Ocean House Surfside. These developments respect the community vibe while adding modern luxury offerings.

Overall, Sunny Isles Beach emphasizes towering luxury condos and resort-style living, while Surfside blends traditional neighborhood charm with selective ultra-luxury boutique residences on the oceanfront.

Getting Around

If you enjoy walking and biking around town, both neighborhoods are ideal. In Sunny Isles Beach, you can easily stroll to the beach, shopping centers, and local parks. Surfside has a more small-town feel, with quiet, safe streets that make walking or biking especially pleasant.

Within either neighborhood, daily errands are simple, as you can walk to Publix, Walgreens, or local restaurants. For trips beyond the area, though, like to Brickell, Downtown Miami, or Aventura, you’ll want to drive. Both Surfside and Sunny Isles Beach connect directly to Collins Avenue, which links to Miami Beach and provides direct access all the way into South Beach and South of Fifth as well. To get to Miami mainland, you’ll have to take one of a few causeways over into either Aventura, North Miami Beach, or further south into North Miami.

The Work-Life Flow

Both areas are home to several high-end restaurants and small businesses, such as unique fashion boutiques, hair and nail salons, and fitness and yoga centers along Collins Avenue, but Sunny Isles Beach has far more commercial activity than Surfside. There are also businesses in the lobbies of many of the condo buildings and hotels in the area.

While neither of these two neighborhoods will put you in the thick of a corporate business district with commercial and office spaces all around you, both are within a close distance to areas such as Downtown Miami, Aventura, and Brickell, where office spaces are far more abundant and small private professional service businesses flourish.

Many professionals live in Sunny Isles and Surfside precisely to avoid being in the midst of the busy areas where they work. Also, commuting to and from Downtown Miami and Brickell is definitely doable, and you can easily drive to and from work in less than 30-45 minutes from both locations.

Outdoor Living & Waterfront

The great outdoors in both Sunny Isles Beach and Surfside centers around the Atlantic Ocean and its glittering turquoise beaches. 

Both areas offer direct beach access and are close to Haulover Park, a large grassy park with shady picnic areas that borders the Atlantic seashore as well as a large marina. The park is popular for sailing and swimming, with a launch on-site and fishing charters available for deep-sea adventures. Finally, at Haulover Beach, there’s a clothing-optional beach for those who want to banish all tan lines. 

Sunny Isles Beach has several parks, including the 4-acre Heritage Park, which provides a shady green space as well as two children’s playgrounds and a leash-free dog park. Senator Gwen Margolis Park is known for its active soccer field and shady picnic areas. Town Center Park has a great fitness trail as well as shady gazebos for picnics, and the 5-acre Gateway Park boasts a butterfly garden and a performing arts stage where concerts and other activities take place.

If we are talking about beaches, the beach at Surfside holds a reputation as one of the best in all of Miami, thanks to its calm and tranquil shore, unspoiled by tourist traffic or concessions. And Surfside Beach has is so tranquil it’s a favorite of sea turtles, who regularly build their nests here. Florida law unites the community to protect these delicate yet majestic sea creatures.

If you want a little more activity while you’re at the beach, Sunny Isles Beach may be more up your alley, as you can rent jet-skis and enjoy lounge chairs, umbrellas, and food and beverage concessions in some areas. The pier at Newport Beach is also a great fishing spot.

Arts and Culture

Life in Sunny Isles Beach and Surfside is calm and residential, with fewer cultural events than what you’d find in arts-focused neighborhoods like Wynwood or the Design District.

However, both communities are close to Miami Beach and all of its cultural offerings, including the Fillmore Theater, the Bass Museum, and the yearly Art Basel Miami Beach art fair held at the Miami Beach Convention Center.

The Shopping Edit

Sunny Isles Beach and Surfside both offer appealing shopping experiences, but differ in scale and style. 

Surfside’s charm lies in its intimate, walkable Downtown Surfside district along Harding Avenue, where about two dozen boutiques and specialty shops provide unique clothing, accessories, gifts, and vintage finds. The local weekly Farmers Market adds fresh produce and artisan goods to the mix, enhancing the community feel. And of course, the luxurious Shops at Bal Harbour are just blocks away. 

In contrast, Sunny Isles Beach, while lacking major malls within its city limits, boasts convenient access within a short drive to some of South Florida’s premier shopping destinations. Residents can reach Aventura Mall, one of the largest malls in Florida, with over 300 luxury boutiques and 50 dining venues, as well as the internationally renowned Bal Harbour Shops, famous for upscale brands like Chanel, Gucci, and Prada. 

Together, these neighborhoods balance small, boutique shopping charm with proximity to world-class retail centers, meeting the needs of casual shoppers and luxury seekers alike.

Signature Flavors

Sunny Isles Beach offers a dynamic dining scene with a range of options from casual to fine dining. Notable favorites include La Cabrera, an acclaimed Argentine steakhouse known for its quality cuts and vibrant atmosphere, and Timo Restaurant & Bar, a neighborhood icon serving Mediterranean-inspired Italian cuisine with a contemporary twist. 

BALEENkitchen at Solé Miami provides an upscale global menu paired with stunning ocean views. For lovers of traditional Argentine barbecue, Baires Grill remains a top choice, while the Newport Pier area, including the Sandbar, offers lively spots perfect for cocktails or a sunset meal. And Mykonos Kitchen and Bar is a regular neighborhood favorite. 

In Surfside, dining is smaller scale, but known for refined quality and community favorites. Café Ragazzi serves carefully crafted Italian fare, while Sushi Republic is a popular spot for affordable sushi lunches and family dinners. Rustiko provides excellent kosher cuisine, and elegant fine dining experiences are available at the Grand Beach Hotel and the historic Surf Club at the Four Seasons Hotel. 

Surfside’s proximity to Bal Harbour Shops adds access to some of Miami’s best high-end dining and luxury shopping, complementing the intimate charm of local eateries.

This blend showcases Sunny Isles Beach’s evolving, diverse culinary scene alongside Surfside’s boutique, resident-focused dining, offering something for every preference.

Top Schools

Both Sunny Isles and Surfside are served by highly-ranked public schools in Miami Beach, including Bay Harbor Elementary School, Nautilus Middle School, and Miami Beach Senior High School. 

Private school options for both locations include parochial schools such as St. Patrick’s in Miami Beach, the Hebrew Academy, Lehrman Community Day School, and one of Miami’s best private schools, Miami Country Day School.

Architecture & Design

Sunny Isles Beach and Surfside continue to evolve their luxury residential offering, each reflecting the distinct character of their coastal communities.

In Sunny Isles Beach, expect grand, resort-style towers that emphasize luxury living through world-renowned branded residencies and contemporary design. Buildings here often showcase dramatic floor-to-ceiling glass windows offering sweeping ocean views and feature resort-like amenities, including infinity pools, state-of-the-art fitness centers, wellness spas, and private elevators. 

Highlighted projects here include the Ritz-Carlton Residences Sunny Isles, Residences by Armani Casa, and The Estates at Acqualina. Coming soon, The St. Regis Residences Sunny Isles will be a soaring two-tower development characterized by its signature luxury butler service, and the Bentley Residences will blend automotive-inspired opulence with waterfront grandeur.

By contrast, Surfside remains a coastal suburban enclave, primarily consisting of single-family homes on manicured lawns and quiet streets that foster tranquil family living. Ideal for those dreaming of a serene house by the beach, Surfside presents a community-oriented atmosphere where neighbors cherish privacy and calm. 

Among the most luxurious condos in Surfside are Fendi Chateau Residences, The Surf Club Four Seasons Hotel and Residences, and Arte by Antonio Citterio.

For those desiring a low-maintenance lifestyle without sacrificing ocean views and amenities, boutique pre-construction condo projects like The Delmore, designed by Zaha Hadid Architects, and Surf Row Residences by Rene Gonzalez Architects, will offer architectural sophistication and privacy. These developments highlight Surfside’s emerging identity as a haven for refined, wellness-focused coastal living.

Other notable condo buildings adding charm and exclusivity to Surfside’s Collins Avenue include Surf House, Seaway at The Surf Club, and 93 Ocean.

Prices & Perspective

Both Sunny Isles and Surfside are affluent communities that attract wealthy residents and those seeking the combination of luxury, tranquility, and beach access.

Average listings in Sunny Isles Beach range around $1,040,000, or $490 per square foot. However, higher-end listings can surpass the $40,000,000 mark or $8,550 per square foot for massive penthouse properties. 

Surfside listings average about $2,800,000, or $910 per square foot, but higher-end properties may list for as much as $55,000,000 or around $9,900 per square foot, some of the most expensive in all of Miami.

Which Neighborhood is Better? Sunny Isles Beach or Surfside?

This decision will depend on what type of lifestyle you want. If you love the idea of living in a quaint small town by the ocean, with all of the advantages of being within minutes of a sophisticated urban community, Surfside might be your cup of tea. 

If you want to enjoy this same suburban tranquility but can’t resist high-end amenities and dazzling views of the ocean with more activity around you, you might be happier in Sunny Isles Beach.