Miami real estate, on the record. What people paid. How long they held. Who won and who didn’t.
Verified by Josh Stein · Florida license SL3057661Updated 23 Aug 2026
Start with the building
Every building, on the record
Closed sales from the county roll, HOA fees, delivery dates and what to check before you offer — building by building.
Counts are pages published on this site, verified 28 August 2026.
The county record
What Miami actually costs
Median price per square foot in 2026, from 6,900 closed sales in the Miami-Dade county record. Not asking prices — what people actually paid.
The files
Stalled towers, missing declarations, no certificate of occupancy.
A licensed agent who will publish “don’t buy this.” Every case below was found in the public record and corrected on this site.
Coral Gables. There is no building to photograph — the site is a vacant lot.
Priced, never built719 Biltmore Way
$16,896,600Three named residences carried asking prices for a building that has never been constructed. The county records a vacant lot with $0 building value in 2024, 2025 and 2026.
Miami-Dade County roll · corrected 26 Aug 2026
Miami Beach. No declaration has been recorded, so no residence exists to show.
No declaration existsTwenty-Nine Indian Creek
$13,465,000Four residences with firm prices and a deposit schedule. There is no condominium declaration for the site and no unit folio for any of them — and the street address on the page did not exist either.
Miami-Dade County roll · corrected 27 Aug 2026
Downtown Miami. Construction on the tower itself has been stopped since 2024.
On hold since 2024Legacy at Miami Worldcenter
ForeclosureStill marketed in places as a live pre-construction opportunity. Construction has been stopped since 2024 and the project has been through foreclosure proceedings.
The Real Deal · 1 Oct 2025
Developer rendering. The building has not broken ground.
Has not broken groundEdition Residences, Edgewater
2026 → unstatedSold as a 2026 delivery. Groundbreaking had slipped to “now expected in Q3 2026” from an original mid-2023 plan. A tower that breaks ground in Q3 2026 cannot be delivered in 2026.
Florida YIMBY · 6 Dec 2025Direct line
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Tell me the building, the budget and the timeline. You’ll get an honest read — including when the answer is that you shouldn’t buy it.
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Where you want to live
Every neighborhood page is rebuilt for 2026 with verified prices, record sales, new construction and the things buyers actually ask about.
Key Biscayne
Island living minutes from Brickell — and the first new condo in a decade.
Fisher Island
America’s most expensive zip code, reachable only by ferry.
Sunny Isles Beach
Branded oceanfront towers — Bentley, St. Regis, Porsche.
Bal Harbour
A three-speed market around the world’s best shopping.
Golden Beach
364 homes, no condos allowed, private beach.
South Beach
Art Deco, South of Fifth, and capped supply.
Fort Lauderdale
165 miles of waterways and a lower luxury ceiling.
Palm Beach
The island where the median is now eight figures.
The Miami market in 2026, in plain numbers → 950 words, 26 figures, every one sourced.
Latest from the journal
Miami real estate, on the record — the three most recent.
- Alhambra Parc Owns Its Whole Block. Kempinski Design District Owns Three Lots of Eight.
Two pre-construction towers, both marketed as whole-block developments. The Miami-Dade roll says one developer owns every lot and the other owns three of eight — a gap in the public record, which is not the same as a problem. - 8 Miami Pre-Construction Projects the Listings Get Wrong
Two projects renamed, two marketed at addresses that do not exist on the county roll, one halted since March 2024, and a unit count that is off by 11%. What the record actually says, as of 1 September 2026. - Coconut Grove’s Wellness Wave: The Well, Four Seasons & the New GroveFive wellness-driven luxury projects are advancing at once in Coconut Grove — with presales of 40–70% before delivery. Here is the full 2026 map.
Thinking about buying or selling in Miami?
Single-family supply is under five months while condos sit above twelve. Which side of that split you are on changes everything about strategy.
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