Living in Edgewater: a neighborhood guide with official data

Edgewater is the row of towers overlooking Biscayne Bay just north of downtown Miami. Twenty-five years ago it was a quiet neighborhood of low-rise homes; today it is one of the most built-up parts of the city, with water views, a bayfront park and, a few blocks away, the Design District, home to some of Florida's best restaurants. Here is what living in Edgewater is like and, with official data, what it costs, how its schools perform and what to know about flooding.

What is Edgewater like in numbers?

Edgewater is a City of Miami neighborhood without its own Census boundary, so we use ZIP code 33137. Besides Edgewater, which accounts for about six in ten of the ZIP code's residents by our estimate, it includes the Design District, Buena Vista and the bayfront neighborhoods farther north, such as Bay Point and Morningside. Figures come from the Census Bureau (American Community Survey, 2020-2024 average) unless otherwise noted.

These are five-year medians: current listings are usually higher, especially in bayfront towers. We explain each figure in the method note.

What is it like to live in Edgewater?

Edgewater runs roughly from NE 17th Street to NE 37th Street, between the railway and the bay. For much of the 20th century it was a neighborhood of single-family homes, with subdivisions such as Miramar, and a few buildings still tell that story: the Miami Woman's Club, which moved in 1930 into an August Geiger building on the bay, and the Bacardi Buildings, a 1963 tower and a 1973 annex that are icons of Miami modernism, have been on the National Register of Historic Places since 2018 and have housed the YoungArts foundation since 2012.

From 2000 on, the neighborhood changed completely. Houses gave way to apartment towers, and today three in four homes are in buildings with 20 or more units, with a median year built of 2008, the most recent of the neighborhoods we have analyzed. It is a neighborhood of professionals and couples, with few children, and very international: almost half of residents were born outside the U.S. Among Hispanics, no single origin dominates: Venezuelans, Cubans and Colombians each make up around 8-10% of the population.

The mood is calm for somewhere so close to downtown. Life faces the bay: many residents walk, run or take the dog out by the water, and for dinner or a night out, the Design District, Wynwood and downtown are minutes away.

What is there to do in Edgewater?

Where to eat

Edgewater shares a ZIP code with the Design District and Buena Vista, the largest concentration of MICHELIN-recognized restaurants in this series. With stars in the 2026 guide:

• L'Atelier de Joël Robuchon, in the Design District, with two MICHELIN stars, one of only two two-star restaurants in Florida.
• Le Jardinier and Cote Miami, also in the Design District, with one star each. Cote is a Korean steakhouse.
• Boia De, Italian cooking from chefs Luciana Giangrandi and Alex Meyer, in Buena Vista, with one star.

With a Bib Gourmand, MICHELIN's award for good value, there are four more: Michael's Genuine and Ghee Indian Kitchen in the Design District; Mandolin Aegean Bistro, Greek and Turkish food in a house with a garden patio; and El Turco, serving Turkish food, farther north. As always, check the MICHELIN Guide and recent reviews, because things change.

Outdoors and strolling

• Margaret Pace Park, the neighborhood's main park, about 8 acres on the bay, with tennis and sand volleyball courts, a dog park, outdoor fitness equipment and a running path. It is named after a civic leader who fought to preserve this green waterfront, and it was renovated in 2003.
• The bayfront path, which already runs along part of the neighborhood and which the city plans to link with other waterfront neighborhoods.
• Morningside Park, farther north, outside Edgewater but in the same ZIP code, on the bay.

For the weekend

• The Design District, minutes away, with design and luxury shops, public art and contemporary architecture.
• ICA Miami, the Institute of Contemporary Art, in the Design District, with free admission, Wednesday to Sunday.
• The Adrienne Arsht Center, Miami's main venue for opera, ballet and musicals, just south of the neighborhood.

How much does it cost to live in Edgewater?

Edgewater is a neighborhood of towers and renters: seven in ten households rent, and only 13.7% of homes in the ZIP code are single-family houses, mostly outside Edgewater, in Buena Vista, Bay Point and Morningside.

• Buying: the median value is $616,800. Because buildings are recent, major repairs generally weigh less than in older condos, but still review association fees, the reserve study and the flood zone. We explain it in our guide to buying property in Miami.
• Renting: the median rent is $2,489 a month, about $600 less than in Brickell, with similar bay views. If you have no credit history, read how to rent in Miami without a credit history.

Current price: According to Zillow, in September 2026 the typical value of a house in Edgewater and Wynwood was $854,000 (+0.7% over a year) and of a condo, $575,000 (+1.0%). We compare it with other areas, along with rent and flood insurance, in Miami home prices by area, updated every month. Work out what it would cost you to live here →

How good are the schools in Edgewater?

ZIP code 33137 has 2 public schools graded by the Florida Department of Education, and both earned an A in 2026:

DASH is a public magnet high school for design and architecture in the Design District, with its own admissions: living nearby is not enough. There are no charter schools in the ZIP code, and there are 5 private schools, including The Cushman School, founded in 1924 and, according to the school, Miami-Dade's oldest continuously operating private school. For most children in Edgewater, the zoned public schools are outside the ZIP code.

How do you get around Edgewater?

• Metromover: there are no stations in the ZIP code, but School Board and Adrienne Arsht Center stations are about 600 meters from the neighborhood's southern edge. The Metromover is free and reaches downtown and Brickell.
• Free trolley: the City of Miami trolley's Biscayne route links the Design District and Midtown with downtown and Brickell, and the Wynwood route stops at Margaret Pace Park.
• Car: 11.1% of households have no car. Biscayne Boulevard is the neighborhood's spine, and I-195 and I-395 connect within minutes to Miami Beach and to the highways toward the airport. The average commute is 29 minutes.

Is Edgewater safe?

According to the FBI, the City of Miami police recorded 358 violent crimes and 2,243 property crimes per 100,000 residents in 2025. The U.S. averages that year were 330 and 1,552. Violent crime is 9% above the national average, and it fell 26% from 2024.

The FBI publishes data by police department, so this is the figure for the whole City of Miami, not just Edgewater: the city includes very different areas.

Within each area, risk changes from one street to the next: visit by day and by night before deciding. Compare it with other areas in Miami crime rates by area.

Does Edgewater flood?

• Flood zone: according to FEMA's current map, 30.6% of the ZIP code's land is in a high-risk zone, almost all of it right on the bay, with 2.2% in zone VE, the wave-action zone. Inland, the risk drops sharply.
• Hurricane evacuation: 68% of the land is in storm surge zone C and 3% in zone B; 28% is outside the evacuation zones.

In a tower, flood risk mainly affects the ground floor, the garage and the association's insurance, which is passed on through fees. Before renting or buying, look up the exact address on the FEMA flood map and ask for the flood disclosure required by Florida law.

What are the pros and cons of Edgewater?

Who is Edgewater right for?

A good fit if: you want a tower with water views, work downtown, in Brickell or remotely, like dining out and seeing art, have a dog or exercise outdoors, and want something more affordable than Brickell.

Maybe not for you if: you want a house with a yard, have school-age children and want to walk to school, need fast public transit everywhere or prefer a finished neighborhood without construction.

Similar neighborhoods: if you want the same high-rise living in the financial district, read our Brickell guide; if you prefer the beach, our Miami Beach guide; if you want the water with more green and calm, our Coconut Grove guide; and if you prefer art and buzz, our Wynwood guide, next door.

Want to compare them all? Read our guide to Miami neighborhoods: where to live based on what you want.

FAQ

Method note

Because Edgewater has no Census boundary of its own, we use ZIP code 33137 (Census ZIP Code Tabulation Area), which also includes the Design District, Buena Vista, Bay Point and part of Morningside. We estimate that Edgewater accounts for about 60% of its population by adding up the Census block groups between NE 17th and NE 37th Streets, east of the railway. Population, housing, income, language, origin and commuting figures come from the U.S. Census Bureau's American Community Survey (2020-2024 five-year average). Density is our own calculation, on land area, excluding water. The shares of land in flood and evacuation zones are our own calculations, overlaying that boundary with FEMA's current flood map and the storm surge zones published by Miami-Dade County, on land area. Schools and stations are located using county open data, and school grades are the Florida Department of Education's official 2026 grades. Restaurant distinctions are from the 2026 MICHELIN Guide Florida.