Miami Or Fort Lauderdale For Your Second Home?

Trying to decide between Miami and Fort Lauderdale for your lock-and-leave second home? You are not alone. Both cities offer sun, water, and world-class amenities, but the day-to-day experience feels very different.

In this guide, you will compare lifestyle, building types, rental flexibility, airport access, arts and dining, climate and insurance, and key neighborhoods. You will also get a clear due-diligence checklist so you can buy with confidence. Let’s dive in.

How to choose the right fit

Before you tour properties, get clear on what matters most for a second home you can enjoy and easily lock up when you leave.

• Lifestyle fit: urban nightlife or quieter resort vibe, walkability, dining and arts, beach or intracoastal access.
• Turnkey convenience: full-service buildings with concierge, valet, on-site management, and hotel-style services.
• Rental flexibility and income: legality at the city level and permissions in condo or HOA rules.
• Liquidity and appreciation: buyer demand, supply in your segment, and resale timing for your building type.
• Travel convenience: proximity to airports, flight options, and ground transport.
• Climate exposure and cost of ownership: flood and hurricane risk, insurance availability and cost, building reserves and recertification.
• Taxes and recurring costs: property taxes, HOA fees, tourist taxes if renting.

Use these criteria to rank tradeoffs. For example, if you want global nightlife and gallery culture, Miami may be the better fit. If you prefer a calmer waterfront lifestyle with a smaller-scale feel, Fort Lauderdale may align better.

Miami vs Fort Lauderdale at a glance

Building styles and services

Miami offers a deep inventory of high-rise luxury condominiums across Brickell, Downtown, Edgewater, Miami Beach, and Sunny Isles. Many towers built in the 2010s and 2020s deliver full-service amenities that make lock-and-leave living straightforward. Some newer buildings operate with hotel-like services and optional rental management programs.

In Fort Lauderdale, you will find a mix of mid-rise and high-rise condos along the beach and intracoastal, plus downtown and the Las Olas corridor. The skyline is lower and less dense than Miami, with strong pockets of waterfront single-family homes in areas like Rio Vista and Harbor Beach. Many buildings serve seasonal owners and vacation renters, but the overall scale feels more intimate.

Bottom line: If you want a hotel-style pied-à-terre with concierge-driven ease, Miami’s luxury high-rise market offers more choices. Fort Lauderdale delivers quality options with a different pace and smaller footprint.

Pricing and value tendencies

Miami’s luxury condo neighborhoods such as Brickell, Miami Beach, Edgewater, and Coconut Grove typically command a higher price per square foot than Fort Lauderdale’s downtown and beach areas. Miami experienced a surge in demand from 2019 to 2021, then more new luxury supply, which has influenced negotiation dynamics in some segments. Fort Lauderdale has seen steady demand from buyers seeking slightly lower entry points and less congestion.

Expect meaningful variability by building, floor plan, view, and building age. Use current neighborhood comps before making offers and be prepared for building-by-building differences.

Rental flexibility and income potential

Two layers govern rentals: city or county rules and your building’s condo or HOA rules. In the Miami area, regulations differ by municipality. Miami Beach has relatively strict short-term rental rules in many zones, and several luxury buildings in greater Miami set minimum rental periods or prohibit short-term rentals entirely. In Fort Lauderdale, the city requires registration and compliance for short-term rentals, and private HOA restrictions still control what is allowed in each building.

Miami’s global draw, including major events and luxury tourism, can produce strong nightly rates and seasonal spikes in permitted buildings. Fort Lauderdale shows solid vacation demand with patterns that often appeal to domestic travelers. Always verify the exact rules, permits, taxes, and a realistic income proforma before you buy.

Airports and getting around

If you travel internationally, Miami International Airport offers the widest set of nonstop long-haul and Latin American routes. Brickell and Downtown Miami are typically 10 to 20 minutes from MIA depending on traffic. Fort Lauderdale–Hollywood International Airport provides robust domestic coverage and more low-cost carriers, with most Fort Lauderdale neighborhoods 10 to 25 minutes away.

Brightline connects Miami and Fort Lauderdale in about 30 to 40 minutes, which is useful if you expect to split time between the two. Miami’s core neighborhoods offer more transit options like Metrorail and Metromover. Fort Lauderdale remains more car-oriented away from walkable corridors like Las Olas.

Dining, arts, and cultural life

Miami is a recognized global arts and dining hub, with annual tentpole programming like Art Basel Miami Beach, Wynwood’s street art culture, the Design District, Pérez Art Museum Miami, the Adrienne Arsht Center, and a deep roster of chef-driven and Michelin-recognized restaurants. Nightlife runs late and spans every scene.

Fort Lauderdale’s scene is growing and easy to enjoy. Explore FATVillage and Flagler Village galleries, NSU Art Museum Fort Lauderdale, and the walkable restaurants and boutiques along Las Olas Boulevard. The overall scale is more regional, and boating and beach culture are front and center.

Climate, insurance, and building health

Both cities are coastal and hurricane-exposed. Flood zone, elevation, and building resilience matter. Insurance markets in Florida have been volatile, and premiums and deductibles vary by carrier and building.

After Surfside, buyers pay closer attention to structural recertification, reserve funding, and recent engineering work. In Miami-Dade County, recertification programs and inspections are well established. For any building, ask for the latest reserve studies, engineering reports, special assessment history, and insurance certificates.

Taxes and recurring costs

Florida has no state personal income tax. Second homes do not qualify for the Florida homestead exemption. If you plan to do short-term rentals, expect to collect and remit occupancy and tourist taxes according to local rules. Luxury full-service buildings carry higher HOA fees that reflect staffing, amenities, insurance, and reserves. Those fees affect net cash flow if you plan to rent.

Neighborhood micro-choices

Miami: where to look

• Brickell

  • Profile: Miami’s high-rise financial district with strong dining and high walkability via the Metromover.
  • Pros: abundant full-service towers, quick access to MIA, vibrant nightlife and dining.
  • Considerations: busy, urban streets and premium pricing.

• Miami Beach (South Beach and Mid-Beach)

  • Profile: Beachfront glamour and a mix of historic Art Deco buildings and modern towers.
  • Pros: direct beach access and global tourism that supports seasonal demand in compliant buildings.
  • Considerations: strict short-term rental rules in many areas and frequent congestion.

• Edgewater, Wynwood, Design District

  • Profile: Edgewater offers waterfront condo towers, while Wynwood and the Design District bring art, fashion, and food.
  • Pros: strong arts and dining culture, striking views in Edgewater.
  • Considerations: activity and noise vary by block, especially in Wynwood.

• Coconut Grove, Coral Gables, Key Biscayne

  • Profile: Leafy, village-style environments with lower-rise options and single-family homes.
  • Pros: quiet, upscale ambiance with established neighborhoods.
  • Considerations: fewer turnkey high-rise choices and varied commute patterns.

Fort Lauderdale: where to look

• Las Olas and Downtown Fort Lauderdale

  • Profile: Walkable shopping and dining with a mix of mid-rise and high-rise condos.
  • Pros: convenient restaurants and boutiques with easy access to the beach and boating.
  • Considerations: a smaller condo high-rise market than Miami and fewer international flight options.

• Beach and Intracoastal areas (Harbor Beach, Victoria Park, Rio Vista)

  • Profile: Upscale single-family pockets and low-density condos with a quieter residential feel.
  • Pros: direct intracoastal and ocean access with a private atmosphere.
  • Considerations: fewer hotel-style condo residences.

• Flagler Village and FATVillage

  • Profile: Emerging arts and tech district with new condos and creative spaces.
  • Pros: good option for modern loft or condo buyers who want an arts scene without Miami’s intensity.
  • Considerations: the area is still maturing and walkability continues to improve.

Which profile fits where

Choose Miami if you prioritize:

• International flight connectivity and a global cultural calendar.
• High-rise luxury towers with robust concierge services and amenities.
• A fast-paced dining and nightlife scene with broad variety.

Choose Fort Lauderdale if you prioritize:

• A calmer beach and boating lifestyle with smaller-scale neighborhoods.
• Slightly lower price per square foot for comparable product in many cases.
• Simpler traffic patterns and convenient access to FLL, plus easy Brightline trips.

Due-diligence checklist for lock-and-leave buyers

1. Building and HOA documents
   • Request condo bylaws, rental rules and minimum stay requirements, meeting minutes for the past 12 to 24 months, reserve study, association insurance certificates, and any pending litigation disclosures.
2. Short-term rental and local permitting
   • Confirm city and county ordinances, registration, inspections, and tourist tax requirements. Verify the property’s eligibility for rentals.
3. Insurance and flood
   • Obtain quotes for unit coverage, wind, and flood. Review deductibles and whether NFIP or private flood is available. Check the FEMA flood zone and building elevation certificate.
4. Structural and safety
   • Review engineering reports, 40-year recertification status where applicable, special assessments, and elevator or garage maintenance history.
5. Financial proforma
   • Model HOA fees, property taxes, insurance, utilities, management fees, and expected rental revenue and occupancy if renting is part of your plan.
6. Travel logistics
   • Time your trips to MIA and FLL from the building at typical hours, confirm parking or car storage, and check proximity to Brightline if you plan intercity travel.
7. Services for absentee owners
   • Confirm on-site or local management, housekeeping options, and security procedures that support easy lock-and-leave living.
8. Tax and legal review
   • Speak with tax counsel about federal rules, depreciation, and local excise taxes. Consult an attorney for contract specifics and any foreign buyer considerations.
9. Market comparables
   • Review recent sales in the building and nearby properties, with attention to line, view, and renovation level.

Your next step

If you are weighing Miami against Fort Lauderdale, a building-level strategy is essential. The right address, line, and rental policy can make all the difference in enjoyment and long-term value. For tailored guidance and access to both on-market and discreet opportunities, connect with The Buchbinder Group. Request a private consultation.

FAQs

What is the biggest difference in condo options for a second home in Miami vs Fort Lauderdale?

• Miami offers a larger selection of full-service, high-rise luxury towers with hotel-style amenities, while Fort Lauderdale provides quality condos at a smaller scale with strong beach and intracoastal options.

How strict are short-term rental rules in Miami Beach and Fort Lauderdale?

• Miami Beach has relatively strict short-term rental rules in many zones, while Fort Lauderdale requires registration and compliance, and in both cities condo or HOA rules often set additional restrictions.

Which airport is best if I travel internationally often?

• Miami International Airport offers the widest selection of nonstop long-haul and Latin American routes, while Fort Lauderdale–Hollywood International Airport is strong for domestic and leisure international travel.

Does Brightline make it easy to split time between the two cities?

• Yes, Brightline typically connects Miami and Fort Lauderdale in about 30 to 40 minutes, which is convenient if you plan to enjoy both markets without driving.

How should I think about flood zones and insurance for a condo purchase?

• Verify the FEMA flood zone and elevation, get firm quotes for property, wind, and flood coverage, and review your building’s reserve studies and recent engineering reports to understand risk and cost.

Do second homes in Florida qualify for the homestead exemption?

• No, the Florida homestead exemption applies only to primary residences, so a second home will not qualify.