Building facts
- Address
- 400 S. Pointe Drive
- Neighborhood
- South of Fifth
- Year built
- 1987
- Floors
- 25
- Residences
- 208
- Status
- Completed
- Developer
- John A. Hinson
- Pricing
- Starting at $1.15 Million
Key Takeaways
- 202 homes — not the 232 the county’s residential count suggests — thirty of those folios are a separate small-unit class of 337 to 560 sq ft, assessed at a median $157,959 against $1,063,525 for a home. They are excluded from every price figure here.
- Down 9.2% per square foot over four years — median $/sq ft went from $1,345 in 2023 to $1,221 so far in 2026, on nine qualified sales at one end and seven at the other.
- The path between those two points is not a straight line — $1,345, then $1,173, then $1,397, then $1,221. On eight to ten sales a year, treat the four-year direction as real and the year-to-year moves as noise.
- Once the small-unit class is removed, the record is exceptionally clean — the four-year band runs $971 to $1,931 per sq ft with no anomalous sale in it. Every price below $971 belonged to the other unit class.
- Real family space, which South of Fifth rarely offers — 41 three-bedrooms and 6 four-bedrooms among 202 homes, running to 3,215 sq ft, with a median home of 1,169.
- One home in 24 changes hands each year — 34 qualified sales across four years — thin, and worth planning a longer sale around.
400 S. Pointe Drive, Miami Beach, Florida 33139 | Neighborhood: South of Fifth
What is actually in the building
The county returns 232 folios for 400 South Pointe Drive, and classifies every one of them as residential condominium. That number is misleading, and working out why took retrieving all 232 individually.
202 of them are homes. They run 858 sq ft to 3,215 sq ft, with a median of 1,169. The mix is 40 one-bedrooms, 115 two-bedrooms, 41 three-bedrooms and 6 four-bedrooms. For 2026 the county assesses them between $255,924 and $3,965,294, median $1,063,525.
That three- and four-bedroom count is the thing to notice. Forty-seven homes of three bedrooms or more, in a neighbourhood where most towers are studios and one-bedrooms, is genuine family stock in South of Fifth.
The thirty folios that are not apartments
The other 30 folios are a different animal, and no standard filter catches them. The county gives them the same classification as a home — residential condominium — and their legal descriptions carry none of the words that normally mark out a non-dwelling. On paper they look like small apartments.
They are not, and three things in the record say so plainly:
- They are 337 to 560 sq ft, while the smallest actual home in the building is 858.
- Their undivided interest in the common elements is about thirty times smaller than a home’s. That is the share of the building each unit owns, and it is the cleanest signal there is that these were never intended as residences.
- They are assessed for 2026 at a median $157,959 — 14.9% of the median home — in a range of $90,096 to $232,822.
They also sit in their own numbering series, lettered A and B, where the homes use ordinary floor-based numbers. I have not found a primary source describing what they are used for, so I am not going to label them; the county record establishes that they are a separate class of property in this condominium and does not say more than that.
What matters is the effect on the numbers. Five of these units sold in the four-year window, at $200,000 to $275,000 — between $511 and $665 per square foot. Left in the pool, they drag the building’s apparent price band down to $511 per sq ft and inflate its home count by 15%. Every figure on this page excludes them, and the four-year band that results — $971 to $1,931 — contains no anomalous sale at all. The outliers were never outliers. They were a different kind of property.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 9 | $1,720,000 | $1,345 |
| 2024 | 8 | $1,175,000 | $1,173 |
| 2025 | 10 | $1,775,000 | $1,397 |
| 2026 to date | 7 | $1,390,000 | $1,221 |
Over four years the building is down 9.2% per square foot. Both ends of that comparison rest on more than five qualified sales, so I publish it — but I would ask you to look at the path as well as the endpoints. $1,345, $1,173, $1,397, $1,221. Down, up, down, in a building recording eight to ten sales a year.
My honest reading is that the four-year direction is probably real and the annual moves are mostly sample size. A building of 202 homes selling nine of them a year cannot produce a stable annual median, and 2025’s $1,397 — the highest of the four — sits between two lower years on either side. I would not build a story about a 2025 peak out of ten transactions.
The clean part of this record is the band. $971 to $1,931 per square foot, median $1,248, with nothing anomalous in it once the other unit class is set aside. The highest rate of the four years is $1,931, paid in May 2025 for a 1,165 sq ft home at $2,250,000. The largest sale is $4,200,000, in April 2025, for the 3,215 sq ft home at $1,306 per sq ft — and it is the building’s record.
Liquidity is thin: 34 qualified sales against 202 homes is about one home in 24 per year.
Who this building suits, and who it does not
It suits a buyer who wants a family-sized home in South of Fifth and is prepared to wait for the right one. Forty-seven homes of three bedrooms or more is a deep enough pool to choose from, and at a four-year median of $1,248 per sq ft this is meaningfully below the newest towers on the same peninsula while offering more space per dollar.
It suits badly a buyer who wants a small, cheap entry into the neighbourhood. The smallest actual home is 858 sq ft, and the sub-$300,000 sales you may find referenced against this address are the other unit class, not apartments. If someone shows you a “South Pointe Towers” comparable at $200,000, that is what you are looking at.
It also suits badly anyone who needs certainty from the annual figures. With eight to ten sales a year the medians here move on their own, and a valuation built on any single year of this record is built on sand.
If you are selling here, two things. First, make sure your agent has excluded the A and B folios from the comparables — five of them sold in the last three years and they are recorded under the same building name, at a fifth of the price per foot. A careless comparable set will make your home look overpriced against its own building. Second, price to the band rather than to the year: $971 to $1,931 per square foot is a wide range, and where you sit in it depends on size, floor and outlook rather than on whether you happen to be selling in a year when the median went up or down.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 400 S Pointe Dr — all 232 folios retrieved individually and filtered to residential homes. Thirty folios classified by the county as residential condominium are excluded from every figure here: they are 337 to 560 sq ft, carry an undivided interest in the common elements roughly thirty times smaller than a home’s, and are assessed for 2026 at a median $157,959 against $1,063,525 for a home. Parking, cabana and storage folios are excluded as standard. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. 2026 is an incomplete year. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
South Pointe Towers — Frequently Asked Questions
How many units are in South Pointe Towers?
The county returns 232 residential folios, but only 202 are homes. The other thirty are a separate class of 337 to 560 sq ft units whose undivided interest in the building is about thirty times smaller than a home’s and which are assessed at a median $157,959. The 202 homes are 40 one-bedrooms, 115 two-bedrooms, 41 three-bedrooms and 6 four-bedrooms.
How much does a home at South Pointe Towers sell for?
Over the four years to August 2026 the building cleared a median $1,248 per square foot, in a band from $971 to $1,931. The 2026 median sale so far is $1,390,000 at $1,221 per sq ft, on seven qualified sales.
Have prices at South Pointe Towers gone down?
Per square foot, yes — down 9.2% between 2023 and 2026, from $1,345 to $1,221. But the path was $1,345, $1,173, $1,397, $1,221 on eight to ten sales a year, so the four-year direction is more reliable than any single year of it.
Why are there sales at this address for $200,000?
Those are the thirty small units of 337 to 560 sq ft, which are a separate class of property from the apartments — five of them sold between 2024 and 2026 at $200,000 to $275,000. They are recorded under the same building name but they are not homes, and they should never appear in a comparable set for an apartment here.
Does South Pointe Towers have larger family homes?
Yes, unusually so for South of Fifth: 41 three-bedrooms and 6 four-bedrooms among 202 homes, with the largest at 3,215 sq ft and a median home of 1,169 sq ft.
What is the highest price ever paid at South Pointe Towers?
$4,200,000, in April 2025, for the 3,215 sq ft home — $1,306 per square foot. The highest rate recorded in the last four years is $1,931 per sq ft, paid in May 2025 for a 1,165 sq ft home at $2,250,000.
How often do homes here change hands?
The county records 34 qualified sales across the four years to August 2026 against 202 homes — about one home in 24 per year.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.