Building facts
- Address
- 9701, 9703 & 9705 Collins Avenue
- Neighborhood
- Bal Harbour
- Year built
- 2010
- Floors
- 27
- Residences
- 268
- Status
- Completed
- Developer
- The Related Group
- Architect
- Sieger Suarez
- Pricing
- Starting at $2.950 Million
Key Takeaways
- The headline per-foot figure is flat and the building is not — five of the six floorplates with sales in more than one year are below their 2023 level.
- The reason the two disagree is size — the median home sold went from 1,685 square feet in 2023 to 3,540 in 2026 — the mix is masking a decline.
- The residences span two towers and one declaration — 201 homes across 9701 and 9705 Collins Avenue; a third tower at 9703 is a separate condominium entirely.
- Turnover is low — 24 qualified sales in four years — about one home in thirty-four each year.
- The record sale is $15,500,000 — in January 2021, for a 13,254 square foot residence — the same home had sold for $13,500,000 in 2012.
- Homes run 1,599 to 13,266 square feet, median 3,128 — with 124 of the 201 being three-bedrooms.
9701, 9703, 9705 Collins Avenue, Bal Harbour, Florida 33154 | Neighborhood: Bal Harbour
What is actually inside the building
This building takes some care to count, and getting it wrong is easy.
The residences occupy two towers — 9701 and 9705 Collins Avenue — filed by the county as a single condominium. Pull one address and you get roughly a third of the building; the figures look entirely plausible and are wrong. This page is built on both, merged: 203 folios, of which 201 are residences, and their common-element shares close at 99.5694%, so nothing is missing.
A third tower at 9703 Collins Avenue is a separate condominium in the county record — 288 folios under its own declaration. It is not part of the residences counted here and nothing on this page includes it.
The homes are large and overwhelmingly three-bedroom: 124 three-bedrooms, 59 two-bedrooms, nine four-bedrooms, six five-bedrooms, two six-bedrooms and one the county records with eight. Heated area runs 1,599 to 13,266 square feet, with a median of 3,128.
Four floorplates carry most of the building: 3,524 square feet (41 homes), 3,128 (38), 1,685 (30) and 1,599 (29).
The 2026 assessed values run $1,912,699 to $14,883,880, with a median of $4,661,544.
The price record
Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 11 | $4,300,000 | $2,522 |
| 2024 | 5 | $6,600,000 | $2,270 |
| 2025 | 6 | $6,625,000 | $2,256 |
| 2026 to date | 2 | $8,971,900 | $2,535 |
Twenty-four qualified sales across four years in 201 homes — about one home in thirty-four each year. That is low turnover, and it is worth knowing before you assume you can sell here on a timetable.
Read the per-foot column and the building looks essentially unchanged: $2,522 in 2023, $2,535 in 2026. Read the price column and it looks like a boom — $4,300,000 to $8,971,900, more than double.
Both readings are wrong, and the next section is why.
The one clean number in the record: the highest price ever recorded here is $15,500,000, on 29 January 2021, for a 13,254 square foot residence — $1,169 per square foot, the largest home in the building. The same home had sold for $13,500,000 in April 2012, so the county holds a genuine round trip on it: up 14.8% over eight and three-quarter years.
What the headline number is hiding
The median home that sold here went 1,685 square feet in 2023, 2,840 in 2024, 3,066 in 2025 and 3,540 in 2026. Progressively larger homes came to market each year. That alone moves both headline columns and tells you nothing about value.
Here is every floorplate with sales in more than one year, in median price per square foot.
| Floorplate | 2023 | 2024 | 2025 | 2026 |
|---|---|---|---|---|
| 1,599 sq ft (29 homes) | $2,001 | $2,072 | — | — |
| 1,685 sq ft (30 homes) | $2,552 | — | $2,226 | — |
| 2,840 sq ft | — | $2,324 | $2,148 | — |
| 3,128 sq ft (38 homes) | $2,430 | $2,270 | $2,310 | — |
| 3,524 sq ft (41 homes) | $2,980 | $2,355 | — | $2,680 |
| 3,556 sq ft | $2,953 | — | — | $2,390 |
Five of the six are below their 2023 reading. The 3,556 square foot plate is down 19.1%, the 1,685 down 12.8%, the 3,524 down 10.1%, the 2,840 down 7.6% and the 3,128 down 4.9%. Only the smallest home in the building — the 1,599 square foot plate — is up, by 3.5%.
So the honest reading is that this building has softened since 2023, and the flat headline figure is an artefact of larger homes selling in the later years. A page that reported “prices unchanged” here would be technically defensible and practically misleading.
I will not put a single percentage on the decline, and I want to be clear why. Each of these plates rests on two to five sales, several of the year cells on one, and 2026 on two sales building-wide. The direction is consistent enough across six independent floorplates that I am confident in it; the magnitude is not something 24 transactions can settle. Somewhere between five and fifteen per cent off 2023 is what the evidence will carry, and I would treat anything more precise than that with suspicion.
Who this building suits
It suits a buyer who wants a large, serviced, three-bedroom-or-better oceanfront residence in Bal Harbour and intends to hold it. The median home is over 3,100 square feet, 124 of the 201 are three-bedrooms, and the assessed values put the middle of this building above four and a half million dollars. There is not much else in the village at that combination of scale and service.
It suits a buyer being sold the flat headline badly. If someone shows you that per-foot prices here are unchanged since 2023, ask them which floorplate. Five of the six with multi-year evidence are down, and the larger homes — which is what most buyers here are looking at — are down the most. That is a negotiating position, and right now it is yours.
Liquidity is the other thing to weigh. One home in thirty-four trades each year, and 2026 has produced two sales in eight months. If your plan involves selling inside three years, that is thin.
If you are selling here, price against your own plate and against 2025 rather than 2023, and expect a prepared buyer to arrive with the floorplate table above. The one genuine bright spot in the record is the small end: the 1,599 square foot homes are the only cohort that has gained. Ask me for the comparables on your line before you set a number.
Verified 21 August 2026 against the Miami-Dade County Property Appraiser record for 9705 and 9701 Collins Avenue — both addresses retrieved individually and merged, because the residences occupy two towers filed as one condominium and a pull of either address alone covers only part of the building. 204 folios retrieved and grouped by subdivision: 203 belong to the residential declaration, of which 201 are homes. The common-element shares close at 99.5694% and one folio carries no recorded share, so no home is missing from this pull. A separate 288-folio declaration at 9703 Collins Avenue is a different condominium and is excluded from every figure on this page. Sale figures are qualified, arm’s-length transactions only, with bulk and portfolio transfers collapsed to a single transaction. The floorplate table counts only sales of folios recorded at that exact heated area; each cell rests on between one and four sales and is presented as directional rather than precise. 2026 is an incomplete year resting on two sales building-wide. No single percentage is published for the decline because the transaction count cannot support one. Building age, storey count, service arrangements and association fees are outside the county record and are sourced separately where stated. Re-check when the next tax roll publishes.
The St. Regis Bal Harbour — Frequently Asked Questions
Have prices at the St. Regis Bal Harbour gone up or down?
Down, despite a headline that looks flat. Building-wide median price per square foot reads $2,522 in 2023 and $2,535 in 2026, but five of the six floorplates with sales in more than one year are below their 2023 level — by between 4.9% and 19.1%. The flat headline is caused by progressively larger homes selling each year: the median home sold went from 1,685 square feet in 2023 to 3,540 in 2026.
How many residences are there at the St. Regis Bal Harbour?
201, across two towers at 9701 and 9705 Collins Avenue that the county files as a single condominium. A third tower at 9703 Collins is a separate condominium of 288 folios and is not counted here. Anyone pulling a single address gets about a third of the building and will not be able to tell.
What is the most expensive sale at the St. Regis Bal Harbour?
$15,500,000 on 29 January 2021, for the building’s largest residence at 13,254 square feet — $1,169 per square foot. The same home had sold for $13,500,000 in April 2012, a gain of 14.8% over eight and three-quarter years.
How often do homes here come up for sale?
Twenty-four qualified sales across 2023, 2024, 2025 and 2026 to date, in 201 homes — about one home in thirty-four each year, with only two sales so far in 2026. That is low turnover, and it matters most if you might need to sell on a timetable.
Which homes have held their value best?
The smallest. The 1,599 square foot plate — 29 homes — is the only cohort in the building that is up, by 3.5%. The larger plates have given the most ground: the 3,556 square foot plate is down 19.1% and the 3,524 down 10.1% against their 2023 readings.
How big are the homes and what are they assessed at?
From 1,599 to 13,266 square feet, median 3,128, and 124 of the 201 are three-bedrooms. Four floorplates dominate: 3,524 square feet (41 homes), 3,128 (38), 1,685 (30) and 1,599 (29). The 2026 assessed values run $1,912,699 to $14,883,880, median $4,661,544.
Should I buy at the St. Regis Bal Harbour?
As a large serviced oceanfront home to hold, it is one of the strongest propositions in Bal Harbour. As a purchase to make this year, go in knowing the larger floorplates are five to fifteen per cent below where they traded in 2023 and that the building-wide figure conceals it. That is a reason to negotiate, not a reason to walk.
Sources and further reading
Three 27-storey towers on nine oceanfront acres, opened 19 January 2012 — 205 condominiums plus 192 hotel keys — by Starwood with The Related Group, Sieger Suarez architecture, Yabu Pushelberg interiors. You need to know two things before you buy here. First, the condominium association filed suit in Miami-Dade Circuit Court in November 2024 against the property manager and related parties alleging pervasive mould, corroded pipes, exposed wiring, flooded escape routes, temporary shoring installed to prevent a garage collapse, and the alleged misappropriation of $1.5 million in maintenance fees, with damages described as being in the tens of millions. That action was still live as of October 2025. Second, the $188 million loan on the hotel component moved to special servicing in October 2025, with 2024 net cash flow running at roughly half of 2021. Neither of these appears on a listing. Ask for the litigation status, the reserve study and the last two years of budgets.
Verified 3 August 2026. Source: The Real Deal, 6 Nov 2024 and The Real Deal, 17 Oct 2025
Interested in selling in St. Regis Bal Harbour Residences?
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