South Beach- Miami’s Urban and Architectural Gem

South Beach first started developing around the 1910s, due to the development of several founding fathers. It was the construction of the Collins Bridge in 1915 that really got the City’s development moving. Quickly the town of Miami Beach was incorporated in 1920, and a land boom ensued. This coincided well with the Art Deco styling of the 1930s and South Beach quickly saw the construction of hundreds of Art Deco hotels and apartment buildings. But in South Beach this styling took on the unique pastel color palette of South Florida. South Beach claims the world’s largest collection of Streamline Modern Art Deco architecture. By the 1950s South Beach was primarily a New York Jewish enclave and boasted a population of around 30K. Between the mid 60s and 80s South Beach slowly declined. Slowly drug traffic came into the City and accelerated the City’s decline. Fortunately a grouped of dedicated preservationist activist led by Barbara Baer Capitman saw organized to save the City’s Art Deco gems and managed to create several historic districts to preserve their future. This helped stabilize Miami Beach and elevate its popularity leading to significant investment into the City starting in the late 80s and early 90s. Lincoln Road (now a wonderful pedestrian mall) was also revitalized during this time period.

South Beach continued its revitalization through the 90s and 2000s and is now a national destination for cultural, nightlife, beaches, and architecture. But thanks to its great urban bones it’s also Miami’s best urban environment boasting good density, great walkability, several attractive business districts, and has retained a good amount of affordable and moderately housing thanks to the plethora of small condos and many affordable housing developments run by the local Housing Authority. Areas to improve for South Beach include the continued construction of more affordable housing options as prices continue to rise. There is also need for more schools, quality urban infill along the Alton and 5th Ave corridors, and more family friendly amenities.

Click here to view my South Beach Album on Flickr


* Great Density at 20K per mile, but actually the 3rd most dense neighborhood in Miami.
* Good but not great access to Dwtn. The island really make a difference.
* Great bike infrastructure with plenty dedicated bike lanes and bike stations.
* Very diverse economically (somewhat surprisingly), and good racial diversity.
* Good number of affordable hsg in Miami Beach thanks to having their own Housing Authority.
* Lots of small and medium size parks providing residents with very convenient access to park amenities. Lummus Park and Flamingo are larger.
* Cultural amenities include tons of restaurants, bars, cafes, nightclubs, there are also several breweries, several movie theaters, a full cineplex, and performing art theaters. There are also lots of art galleries, several live music venues, and lots of museums. This is one of the best night life spots in America.
* Excellent historic architecture including 20s Mediterranean, Art Deco, and Art Modern.
* In-fill is generally a high quality except for a couple auto centric spots around Alton Rd.
* ADA curbs and infrastructure is generally good but a good # of older curbs without modern ADA standards.
* Urban massing is generally very good in the biz districts of Collins, the 16th Street (ped. street), Ocean Dr., Washington Street, and 5th St.. Alton is a mixed bag.
* Great retail amenities including 7-8 supermarkets, a target, numerous drug stores, a hardware store, a Macy’s, Marshall’s, all kinds of clothing stores, a decent # of boutiques, banks, tons of gyms and dessert joints, a couple bookstores, several home good stores, a couple post offices & public library, and several medical centers but no walkable hospital.


* 3-4 public schools generally well rate and a couple Hebrew schools.
* Rentals are expensive but more moderate than other parts of Miami. Studios lease in the mid 1Ks-low 2Ks, 1-beds in the 2Ks & 3Ks, most 2-beds are 2.5K-5K but plenty more expensive, 3-beds are most 10K+ but some in the 3-5K range.
* Hsg is pretty pricy but lots of inexpensive condos. Most studios sell btwn 100K-300K, 1-beds cons sell anywhere btwn 150K-600K, great variety in 2-beds condos btwn 200K-1M. Some luxury condos selling in the multi-millions. 3-beds most sell btwn 500K and the low 1Ms. Some btwn 300K-500K and plenty above 1.5M. 4 & 5 beds sell in the Millions.
* Generally safe but a good # of petty thefts.

Downtown San Francisco- One of America’s Best Downtowns

Under Spanish and Mexican rule, what is now the Financial District and Yerba Buena Gardens, was the site of a harbor named Yerba Buena Cove with a small civilian outpost to support the military population of the Presidio and the Mission Dolores. Due to its sandy and marshy soil  the Spanish/Mexican government decided to focus their pueblo settlement at San José and the current Mission District in San Francisco. It was not until 1835 that the first settlers established themselves at Yerba Buena Cove. The Cove’s potential as a seaport made it the eventual center for European and American settlement which really accelerated after the California Gold Rush. The Downtown district became the financial capital of the west coast and only location of West Coast Skyscrapers along Market Street. After the great fire of 1906 Downtown was largely rebuilt with low-rise, masonry-clad buildings ranging from six to twelve stories. During the late 1920s, several Neo-Gothic high rises, were constructed. The Financial district then boomed with many Highrise towers in the 60s-80s. Yet many in San Fran saw this as a threat to the character of San Francisco descripting it as the Manhattanization of the City. This caused widespread opposition citywide and height restrictions were placed on new high-rise construction leading downtown to shift more to neighborhoods South of Market where high rise construction was still allowed. While I lament the anti-density sentiment this “skyscraper revolt” lead too, I’m happy that it led to an expansion of the City’s high-rise districts, creating a more dynamic and interesting skyline in San Fran.

Somewhat of a surprise to me, Downtown San Fran is my highest scoring Downtown district, beating out the likes of Midtown, Lower Manhattan, Chicago’s Loop District, Center City Philly, and Dwtn Boston. I attribute this mainly to Dwtn San Fran density (around 25K per square mile), which fosters great neighborhood amenities, high affordability levels (with 65% of all units as dedicated affordable housing), great cultural and park amenities, and an excellent bike and transit system connecting well to its neighborhoods and the entire Bay Area. Even so there are certainly aspects to improve. #1 on my list is improving the homeless situation. This causes some legitimate safety concerns but it is why many are distasteful of Dwtn. There are also very few universities Dwtn and schools could be improved. I also think Dwtn should be allowed to densify more. This could easily be a Dwtn with over 75K per square mile, something that makes a lot of sense with decreased office demand.

Click here to view my San Francisco Downtown Album on Flickr


* Great downtown density at around 25K per square mile.
* Public transit is excellent within the City and good in the overall region. Because development is hemmed in by the mountains and at least a medium density, most suburbs even have decent transit access. But the BART seems is very expensive to travel across the region and timely. To travel from Dwtn San Fran to Dwtn San Jose takes almost 2 hrs. Good connections to San Fran Airport and Dwtn Oakland.
* Excellent dedicated bike system across the Bay Area feeding in well to Dwtn San Fran. Probably the best system of any US region.
* Street Connectivity is generally at a high level in San Fran due to the grid network, good dedicated bike lane system, and lots of narrow cut through streets. Some wider one way streets but not too bad.
* Excellent bike infrastructure with a very high concentration of rentable pedal & electric bikes Dwtn. Great dedicated lane coverage connecting well with most San Fran neighborhoods. Some of the hilly districts don’t have a ton of bike lanes.
* High levels of racial and economic diversity residing in the Dwtn area.
* Around 28% of households are family households, quite high for an American Dwtn. Good age distribution as well with a large number of elderly living in the Financial district and more young and middle aged people residing in other districts. Some Children friendly activities Dwtn like the Children Activity Center and Yerba Buena Gardens.
* 60-65% of all housing units are permanent afford housing units. This probably cuts the number of rental control units down (only around 33%). Median rent is ~$1,300, quite low for San Fran.
* The elevated Sales Force Park is a high quality park space. The rest are community sized small & medium parks spread throughout. Also good water front parks too. Dwtn hosts FOUR active civic centers (Civic Plaza, Yerba, Union & Sales) each acting as civic centers for their section of Dwtn.
* Def a top-tier American Dwtn with retail and cultural amenities. A very livable Dwtn.
* Great ADA infrastructure overall.
* One of the most iconic skylines in America.


* Only about 35% of all units downtown are rental controlled.
* Plenty of schools dwtn but many of them are smaller private schools. Good # of public grade schools.
* Market rents are pricey but lots of options. Some efficiency units rent in the $1,000s but most studios & 1 beds lease in the 2Ks and low 3Ks. Some 2-beds lease in the 2Ks but most go for 3K-5K. Lot a ton of 3-bed product. This can range anywhere from 3K-8K.
* For sale is also very expensive. But some moderately priced housing with studios selling for anywhere btwn 300K-800K. Plenty of 1-bedrooms in this range too but many of them all sell around 1 M. A handful of “moderately priced” 2-bedrooms but most sell btwn 1-2M. Plenty of 3-bedroom product but only a handful of it sells around 1 M. Most is 2M+
* Dwtn only hosts one major sports arena. Also no major dwtn post office remains.
* Dwtn San Francisco was certainly a strong job center pre-pandemic with around 300K employees. But even before the pandemic there were signs of changes with increasing vacancies and rents sky high. Given its great neighborhood amenities, Dwtn San Fran should emerge as an even better mixed-use district, even if office wanes.
* Safety is a mixed bag in Downtown. The Financial District and South Beach are safety by most measures. SoMa and areas around Union Square & Civic Square can be a bit rough. Lots of homeless in these pockets.
* Only several small satellite colleges in Dwtn. Nearest large university is 3.5 miles away.
* Some image problems dwtn with its large homeless presence.