Allison Island, Miami — A Cheat Sheet for Buyers, Visitors, & the Curious

LIVING IN ALLISON ISLAND

Is Allison Island gated? 

Yes. Allison Island is a 24-hour guard-gated community in Mid-Beach. 

Here, access is controlled, and all visitors must check in at the entrance, a security layer that's one of the island's defining features, creating a private and quiet residential setting compared to busier parts of Miami Beach. 

Controlled entry contributes significantly to its appeal among luxury buyers.

What types of homes are on Allison Island? 

The island is primarily composed of luxury single-family waterfront estates. 

Many homes feature private docks with direct access to Biscayne Bay, along with architectural styles ranging from classic Mediterranean residences to modern new construction with expansive glass façades. 

In addition to estates, the island offers condo residences with full-service amenities within Aqua Allison Island.

On Allison Island, buyers can choose between waterfront estate living and lower-maintenance condo ownership.

How much do homes cost on Allison Island? 

Home prices in Allison Island are typically in the multi-million-dollar range. 

Here, waterfront estates with large lots and private docks command premium pricing, especially those with wide-bay views. 

That said, values vary based on waterfrontage, lot size, architectural style, and level of renovation. 

Further, Allison Island is often compared to other gated Miami Beach enclaves such as La Gorce Island, as both have pricing that reflects exclusivity and limited inventory.

What are property taxes like on Allison Island? 

Property taxes follow the Miami-Dade County standard ad valorem tax structure and are based on assessed value. 

Since Allison Island properties are high-value, annual tax bills can be substantial. 

Florida residents who qualify may apply for a homestead exemption, which can reduce taxable value. 

It will help buyers to review recent tax records for the specific property they are considering.

What are lot sizes like on Allison Island? 

Lot sizes vary, but many waterfront estates offer generous parcels compared to typical inland Miami Beach properties. 

On Allison Island, wider lots with extended bay frontage are especially desirable and influence pricing, with some homes offering oversized lots that allow for expansive outdoor entertaining spaces and larger docks. 

This scarcity of true waterfront frontage adds long-term value to the homes on Allison Island.

Are there HOA fees on Allison Island? 

Yes. Single-family homes pay association fees that support security services and maintenance of shared infrastructure. 

Meanwhile, condo owners at Aqua pay monthly association dues that cover building amenities, staffing, and maintenance. 

As for costs, they will depend on property type and residence size, so buyers should always review HOA documents before purchase.

Can you boat from Allison Island? 

Yes. Many waterfront homes include private docks with direct access to Biscayne Bay and no fixed bridges in certain directions, making the island especially appealing to boating enthusiasts. 

Quick bay access is one of Allison Island's strongest lifestyle advantages, and its waterfront positioning significantly influences property values.

Are short-term rentals allowed on Allison Island? 

Short-term rentals are generally restricted and subject to Miami Beach regulations and individual association rules. 

Single-family homes may be subject to community limitations, while condos follow their building's specific bylaws. 

This is why buyers considering rental income should review the most current policies before purchasing, as requirements can vary by property type and may change over time.

Is Allison Island in a flood zone? 

Yes. Like much of Miami Beach, Allison Island properties are located within designated coastal flood zones. 

Flood insurance is typically required for financed purchases, and waterfront homes often include elevation considerations and seawall infrastructure. 

Flood insurance is a standard part of due diligence for bayfront ownership.

What schools are near Allison Island? 

Families consider a mix of public and private schools across Miami Beach and mainland Miami. 

Nearby public options may include North Beach Elementary School, Nautilus Middle School, and Miami Beach Senior High School, depending on zoning and grade level. 

Meanwhile, private school choices within a short commute include  Ransom Everglades School and The Cushman School. 

That said, school assignments and eligibility depend on address and enrollment policies, so families should verify current zoning and admissions requirements directly with the schools or Miami-Dade County Public Schools.

You can also check our guide, Best Schools Near Allison Island, to know more.

VISITING ALLISON ISLAND

Can anyone visit Allison Island? 

No. Allison Island is a private, residential, guard-gated island. 

Access is limited to residents and approved guests. 

It is not open to public sightseeing, as controlled entry is central to its exclusivity.

Is Allison Island near South Beach? 

Allison Island is a part of Mid-Beach, approximately 10–15 minutes north of South Beach, depending on traffic. 

Due to this proximity, residents can easily access restaurants, shopping, and nightlife in SoBe, offering convenience without heavy tourism density.

How close is Allison Island to the beach? 

The Atlantic Ocean beach is just a few minutes away by car or bicycle via Collins Avenue, allowing residents to enjoy bayfront living while remaining close to ocean access. 

This dual-water proximity enhances its lifestyle appeal.

Is Allison Island walkable? 

The island itself is compact and well-suited for residential walks.

However, most daily errands require driving, as commercial areas are located off the island along Collins Avenue and nearby corridors. 

Walkability is more suited to leisure than retail access.

What is near Allison Island? 

Nearby areas include Mid-Beach hotels, high-end condos, restaurants, and the Collins Avenue corridor. 

Mainland Miami is also easily accessible via nearby causeways. 

Allison Island's location places residents centrally between North Beach and South Beach, proving that convenience supports both residential living and entertainment.

UNDERSTANDING ALLISON ISLAND

Is Allison Island man-made? 

Yes. Like many Miami Beach islands, Allison Island was created through early 20th-century land dredging and development. 

Much of the bayfront in this area was engineered during Miami Beach's expansion. 

This is common among Miami's residential islands.

How many homes are on Allison Island? 

Allison Island is relatively small, with fewer than 100 single-family homes in addition to condominium residences at Aqua. 

This limited supply contributes to higher property values, and inventory turnover is typically lower than in larger neighborhoods.

Why is it called Allison Island? 

The island is named after James M. Allison, a developer involved in the early Miami Beach land development.

His involvement in shaping parts of the area led to the island adopting his name. 

Today, its origins remain a point of interest for those researching the history of Miami Beach's residential islands.

Is Allison Island private property? 

Yes. The island consists entirely of privately owned residential properties and condos. 

It is not a public park or beach destination, and its guard-gated access reinforces this exclusive residential character.

What makes Allison Island different from other Miami Beach islands? 

Allison Island combines guard-gated security, waterfront estate living, and a low-density layout in a Mid-Beach location. 

It remains strictly residential without retail or tourism overlays. 

Bay access, limited inventory, and its central positioning distinguish it from more publicly visible islands.

Do any celebrities live on Allison Island? 

Ah, yes, the question frequently “Google-searched” by both potential residents and curious cats.

Over the years, Allison Island has attracted high-profile residents, although ownership frequently changes. 

Privacy and guard-gated access are key factors for public figures. 

Unlike more publicly visible neighborhoods in South Beach, the island remains discreet and residential in nature.

That said, interest in notable residents reflects the prestige of Allison Island.

Is Allison Island considered one of the most exclusive islands in Miami Beach? 

Yes. Its private entrance, multi-million-dollar estates, limited inventory, and waterfront frontage contribute to its luxurious reputation, along with its scale and discretion.

It is frequently mentioned alongside islands such as Star Island and La Gorce Island in high-end real estate discussions.