Miami real estate, on the record. What people paid. How long they held. Who won and who didn’t.
Verified against Miami-Dade County Property Appraiser records
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Last updated November 9, 2026, 2:38 pm
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Delivery dates and milestones on record for Sunny Isles Beach and Surfside towers, including Bentley Residences, The St. Regis Residences, 19051 Collins Avenue, The Delmore and Surf Row Residences, per Florida YIMBY, Commercial Observer…
By Josh Stein ·
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 9 November 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
What the county record shows, project by project.
Every case below was found in the public record and corrected on this site.
Coral Gables. No building to photograph as of 26 Aug 2026 — the site is a vacant lot.
County record: vacant lot719 Biltmore Way
$16,896,600Asking prices were published for three residences. The county roll, read 26 Aug 2026, shows a vacant lot with $0 building value in 2024, 2025 and 2026.
Miami-Dade County roll · corrected 26 Aug 2026
Miami Beach. No declaration on the county record as of 27 Aug 2026.
No declaration on recordTwenty-Nine Indian Creek
$13,465,000Prices and a deposit schedule were published for four residences. The county roll, read 27 Aug 2026, shows no condominium declaration for the site and no unit folio for them.
Miami-Dade County roll · corrected 27 Aug 2026
Downtown Miami. The Real Deal reported on 1 October 2025 that construction had been stopped since 2024.
Stopped since 2024, per The Real DealLegacy at Miami Worldcenter
The Real Deal, 1 Oct 2025The Real Deal reported on 1 October 2025 that construction had been stopped since 2024 and the project had been through foreclosure proceedings.
The Real Deal · 1 Oct 2025
Developer rendering.
Groundbreaking, per Florida YIMBYEdition Residences, Edgewater
2026 → unstatedGroundbreaking had slipped to “now expected in Q3 2026” from an original mid-2023 plan.
Florida YIMBY · 6 Dec 2025The Miami Resale Record
What owners paid, and what happened when they sold
Share of condo resales that closed below the seller’s purchase price, by the year the resale closed — 42,359 resales in 234 buildings, from Miami-Dade County Property Appraiser records pulled 22 September 2026. Nominal prices; 2026 is a partial year.
Direct line
Ask Josh a question
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.
Ask Josh a questionSelling instead? See what your condo could sell for — the last two years of county-recorded sales in 214 buildings, then the comparable sales for your own line.
Explore
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: newest first, after the five stories at the top.
- Luxury Prices Are Falling. Miami’s Went Up 18%.
- Faena Residences Miami: Commercial Observer and The Real Deal Report $817 Million Tyko Loan
- 301 Ocean Drive, Key Biscayne: The Real Deal Reports $220 Million Blackstone Loan to Terra and Fortune
- Venus Williams’ Crate & Barrel Pieces Will Furnish NoBe PARC, a 232-Home North Beach Condo
- Villa Miami Tops Out in Edgewater: 56 Stories, 70 Homes, Late 2027 Target
- Redfin Counts 158.9% More Sellers Than Buyers in Miami. What a 2027 Forecast Adds
Recently updated
The building and neighborhood pages changed most recently.
- La Baia SouthUpdated November 9, 2026
- Nexo ResidencesUpdated November 9, 2026
- 2200 BrickellUpdated November 9, 2026
- Alba Palm BeachUpdated November 9, 2026
- 501 First ResidencesUpdated November 9, 2026
- Salato Pompano BeachUpdated November 9, 2026
County-record alerts
County-record sales alerts — pick a building
- Closed sales we can verify from the Miami-Dade record — price, date, and $/sqft when the deed supports it — not an IDX feed.
- Optional alert when a new deed posts in a building you care about.
- No spam inventory blasts. One building. One record.
Tell Josh which tower. He’ll send the latest closed sales and set a quiet alert.
Quick questions
Is this an IDX listings search site?
No. Josh Stein Realtor publishes Miami luxury condo and home guides from the public record — building files, delivery tracking, and closed-sale context — not a live MLS grid.
Where do I browse buildings?
Start at Buildings A–Z. For new towers see New Construction and Pre-Construction.
How do I get closed sales for one building?
Use the offer above or contact Josh with the building name.
Looking at a Miami property?
Send the building, the unit or the listing link. Josh will look at the recorded sales and the building before you make your next move.
Check a propertyWhat could my condo sell for?Start here
The main sections of The Miami Confidential.