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
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Last updated 23 minutes ago
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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 October 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. 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
Foreclosure filedStill 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 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 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.
- Art Basel Miami Beach 2026: Dates, 272 Exhibitors and a Smaller Floor
Art Basel Miami Beach runs 4 to 6 December 2026 at the Miami Beach Convention Center, with 272 exhibitors, about 12% less floor space… - Nexo Residences, 13899 Biscayne Boulevard: Completion Announced After an August TCO
Fortune International Group and Blue Road announced the completion of Nexo Residences, 254 residences in North Miami Beach, per Florida YIMBY on 29 September… - Miami Beach Is Still the Deepest Luxury Market at the Top60 condo sales of $5 million or more in the first half of 2026, against 9 in Greater Downtown. Depth at the top is…
- Las Olas This Fall: The Restaurant Openings, and the Residences Rising Along the Boulevard
The Las Olas restaurant openings dated for fall 2026, as reported by Miami New Times, and the residences under construction along the boulevard. - Miami Waterfront Homes: What the County Record Shows That a Listing Does NotWaterfront is the one Miami attribute that cannot be built more of. Here is what the public record tells you that a brochure will…
- Pompano Beach’s $2 Billion Downtown Plan: What Is Approved and What the County Record ShowsWhat the City of Pompano Beach says its $2 billion downtown plan is, and what Broward County records show has closed on the beach…
Recently updated
The building and neighborhood pages changed most recently.
- Marquis ResidencesUpdated October 8, 2026
- Ritz Carlton Residences Miami BeachUpdated October 8, 2026
- L’Atelier Miami BeachUpdated October 8, 2026
- CaribbeanUpdated October 8, 2026
- The FontanaUpdated October 8, 2026
- Tribeca WestUpdated October 8, 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.