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 SL3057661
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 15 September 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.
Surfside$4,370-1.4%Bal Harbour$2,479+36.7%South of Fifth$1,568+1.5%South Beach$1,382+4.7%Miami Beach$1,360-3.7%Coconut Grove$1,236-17.2%
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. There is no building to photograph — the site is a vacant lot.Priced, never built
719 Biltmore Way
$16,896,600
Three 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 exists
Twenty-Nine Indian Creek
$13,465,000
Four 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 2024
Legacy at Miami Worldcenter
Foreclosure filed
Still marketed in places as a live pre-construction opportunity. The 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. The building has not broken ground.Has not broken ground
Edition Residences, Edgewater
2026 → unstated
Sold 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 2025
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.
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 — the three most recent.
Reserves Rise to 15% on 4 January 2027. What to Ask Before You Offer
The minimum reserve allocation climbs from 10% to 15% of annual budgeted assessment income. An underfunded association has months, not years.Fisher Island: 234 homes, 193 recorded resales, and a 125% median gain
The tightest resale record of any Miami neighbourhood I have pulled — and the one caveat that stops it being a promise.The $50,000 Deductible Rule That Can Make a Miami Condo Unfinanceable
Since 1 July 2026, a master insurance policy with a per-unit deductible above $50,000 makes a project ineligible. Many associations accepted that increase to hold premiums down.
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.
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.
Start here
The main sections of The Miami Confidential.