Continuum South Beach
50 & 100 South Pointe Drive, Miami Beach, FL 33139
Continuum sits on a 12-acre gated tip of South of Fifth — the southernmost residential parcel on the island, surrounded on three sides by water. Two towers, full beachfront, two private pools, full-service tennis, beach club, and a level of security that's unusual even for trophy Miami Beach buildings.
It is the benchmark South of Fifth resale building. Inventory turns slowly. Buyers who want true beachfront with hotel-grade amenities and a primary-residence culture usually start here.
Building Snapshot
| Year Built | South Tower 2002, North Tower 2008 |
| Units | 318 across two towers |
| Price / sqft | Approx. $1,800 – $2,500 / sqft |
| HOA Range | Approx. $1.50 – $2.00 / sqft / month |
| Rental Rules | 6-month minimum lease, max 2x per year |
| Financing | Non-warrantable — portfolio or jumbo lenders only |
| FHA Approved | No |
What Buyers Need to Know
- South of Fifth is the most demand-constrained sub-market on the island — limited new construction, strict zoning, and a buyer pool that skews end-user rather than investor.
- Rental restrictions (6-month minimum, 2x/yr) eliminate Airbnb-style use. Plan to hold or use as a primary/secondary residence.
- Conventional Fannie/Freddie financing is not available. Bring a portfolio lender or expect 30–50% down on a jumbo.
- South Tower and North Tower differ meaningfully on price, layout, and view orientation — the line and floor matters more than the average $/sqft suggests.
Frequently Asked Questions
Are short-term rentals allowed at Continuum?
No. The minimum lease term is 6 months, and an owner may rent no more than twice per calendar year. Airbnb-style use is prohibited.
Can I get a conventional mortgage at Continuum?
Generally no. The building is non-warrantable, meaning it doesn't meet Fannie Mae or Freddie Mac guidelines. Most buyers use a portfolio lender or jumbo product, typically with 30–50% down.
What's the difference between South Tower and North Tower?
South Tower (2002) is the original — 42 stories, slightly larger floor plates on many lines. North Tower (2008) is newer construction with updated finishes. Pricing per square foot varies by line, view, and floor more than by tower.
Is Continuum FHA approved?
No. No Continuum tower currently appears on the HUD FHA-approved condo list. FHA buyers cannot use FHA financing here.
Building data current as of May 2026. HOA fees, rental rules, and financing eligibility change — verify directly before making any offer.