Belle Meade, Miami — A Cheat Sheet for Buyers, Visitors, & the Curious

LIVING IN BELLE MEADE

Where is Belle Meade located? 

Belle Meade is located in the City of Miami, within the Upper East Side near the MiMo District along Biscayne Boulevard. 

It sits just west of Biscayne Bay and north of Morningside, positioned between Bay Point and other established residential enclaves.

Its location allows residents to remain close to Midtown Miami, the Design District, and Downtown while living inside a private, single-family community.

Is Belle Meade part of the Upper East Side? 

Yes. Belle Meade is considered part of Miami's Upper East Side corridor. 

It shares proximity with neighborhoods such as Morningside and Bay Point, though it functions independently as its own guard-gated residential community.

Is Belle Meade a guard-gated neighborhood?  

Yes. Belle Meade is a fully gated residential community with a single controlled entrance off Biscayne Boulevard. 

Access is restricted to residents, approved guests, and service providers. 

There is no public drive-through traffic.

This 24-hour security presence is one of the primary reasons buyers consider Belle Meade when comparing gated options in this part of Miami.

How safe is Belle Meade? 

Belle Meade is generally regarded as one of the more secure residential pockets within the Upper East Side due to its controlled entry and absence of open through-traffic.

While no neighborhood is immune to incidents, restricted access significantly reduces vehicle circulation compared to surrounding streets.

How many homes are in Belle Meade?  

Belle Meade is small, with just over 100 single-family homes inside its gates.

Currently, there are no condo buildings and no additional development parcels. 

Since inventory is fixed and turnover tends to be limited, available listings can be scarce at times.

What types of homes are in Belle Meade? 

Belle Meade consists exclusively of single-family homes.

Many original residences date back to the 1930s and 1940s, featuring Mediterranean Revival and early Miami architectural influences. 

Some homes have been restored, expanded, or replaced with contemporary constructions over the years.

There are no condo towers, townhomes, or mixed-use buildings within the neighborhood.

Is Belle Meade considered historic? 

Belle Meade developed during Miami's early residential growth period in the 20th century. 

While not every home carries a formal historic designation, the neighborhood retains preserved architecture and mature tree canopy that reflect its long-standing residential character.

Are there waterfront homes in Belle Meade? 

Yes. Homes along the perimeter canals offer direct waterfrontage with access to Biscayne Bay.

Many waterfront properties include private docks, making the neighborhood appealing to boat owners.

However, interior homes do not have waterfrontage but maintain the same gated setting.

Do Belle Meade waterfront homes have ocean access? 

Most waterfront homes sit on canals with no fixed bridges to Biscayne Bay. 

From there, boaters can access open water and continue toward the Atlantic.

Canal width, water depth, and dock configuration vary by property and are typically confirmed during inspections.

What are lot sizes like in Belle Meade? 

Interior lots commonly range from approximately 7,500 to 10,000 square feet. 

Waterfront parcels may be somewhat larger, depending on their positioning and canal frontage. 

While not estate-sized at Bay Point scale, Belle Meade offers meaningful yard space compared to many open Upper East Side neighborhoods.

Is Belle Meade walkable?

Belle Meade itself is strictly residential, with no retail or dining inside the gates.

Restaurants and cafés along Biscayne Boulevard and in the nearby MiMo District are a short drive away, and most errands require a vehicle.

Does Belle Meade have HOA fees? 

Yes. Belle Meade operates under a homeowners' association responsible for gate security and shared infrastructure maintenance.

HOA dues are generally modest compared to condominium associations and should be confirmed during due diligence.

VISITING BELLE MEADE

Can the public enter Belle Meade? 

Belle Meade is not open to unrestricted public access, and entry requires clearance at the guard gate.

It functions strictly as a private residential community rather than a sightseeing destination.

Are there parks inside Belle Meade? 

There are no public parks inside the gates as Belle Meade is completely residential.

That said, nearby waterfront parks and green spaces are accessible outside the community.

What is Belle Meade close to? 

Belle Meade is located near the MiMo District along Biscayne Boulevard and sits within short driving distance of Midtown Miami, the Design District, and Downtown Miami.

Its positioning allows residents to remain close to commercial districts while living in a guarded enclave.

UNDERSTANDING BELLE MEADE

How much do homes cost in Belle Meade? 

Home prices vary depending on location, renovation level, and waterfront access.

Interior homes typically range from approximately $1.8 million to $3.5 million.

Meanwhile, waterfront canal properties commonly range from $3.5 million to $8 million or more, with pricing influenced by frontage, lot size, dock capability, and architectural updates.

Is Belle Meade more affordable than Bay Point? 

In most cases, yes.

While both neighborhoods are guard-gated and offer boating access, Bay Point generally commands higher price-per-square-foot valuations and larger lot premiums. 

Belle Meade is often viewed as a comparatively more accessible alternative within the same corridor.

What drives property values in Belle Meade? 

Waterfront positioning, canal width, lot size, renovation quality, and inventory scarcity are key value drivers.

With just over 100 homes and limited turnover, well-priced properties can attract strong interest when available.

What are property taxes like in Belle Meade? 

Homes are subject to City of Miami and Miami-Dade County tax rates. 

Tax amounts vary based on assessed value and exemptions such as homestead status. 

Since property values are in the multi-million-dollar range, annual tax obligations can be significant and are typically reviewed during due diligence.

Is Belle Meade a good real estate investment? 

Guard-gated neighborhoods with fixed housing inventory and water access tend to hold long-term appeal.

Belle Meade benefits from controlled entry, canal connectivity, and established residential character. 

Market cycles fluctuate, but limited supply can contribute to relative value stability over time.

Is Belle Meade in a flood zone? 

Like much of waterfront Miami, Belle Meade falls within FEMA-designated flood zones.

Insurance requirements vary depending on elevation and property location within the neighborhood.

Buyers typically review flood maps and insurance estimates during the purchasing process.

Are short-term rentals allowed in Belle Meade? 

Short-term rental regulations are governed by the City of Miami.

Since Belle Meade is residential in structure and privately gated, owners considering rentals should confirm both municipal rules and HOA guidelines before purchasing.

What schools serve Belle Meade? 

Belle Meade is zoned for Miami-Dade County public schools and is also near private school options in the Upper East Side and surrounding areas.

Families typically verify zoning boundaries and school options during the home-buying process.

For an in-depth dive into your options, visit Best Schools Near Belle Meade.