Building facts
- Address
- 311 Meridian Avenue
- Neighborhood
- South of Fifth
- Year built
- 2016
- Floors
- 4
- Residences
- 12
- Status
- Completed
- Developer
- Mast Capital
- Architect
- Rene Gonzalez
- Pricing
- Starting at $3.2 Million
Key Takeaways
- Louver House was declared with twelve units and today holds nine homes — three pairs have been combined into single residences — units 203 and 204, 303 and 304, and PH3 and PH4. That is why you will see both figures quoted, and both are right depending on when you are counting.
- Nobody has lost money here — across the eight resales on the county record there is not a single loss. Narrowing to the five resales of homes whose composition did not change in between, the median gain is 8.0%.
- There are only three floorplans, in threes — three homes at 1,974 sq ft, three at 2,224 and three combined residences at 4,137. Every home is a three-bedroom except the three combined ones, which are six-bedrooms.
- A per-square-foot figure at this building is very easy to get wrong — the three combined homes carry sale prices from 2017 to 2020 that were paid for single units, against a square footage that only exists after the combination. Divide one by the other and you get about $483 per square foot at a building that has never traded below $1,064.
- The only recent evidence is 2024 — three sales that year at $2,700,000, $2,700,000 and $3,788,000. The county records no qualified sales here in 2023, 2025 or 2026 to date.
- The record is $3,900,000 — paid on 31 January 2020 for a 2,224 sq ft penthouse — $1,754 per square foot, the highest figure this building has produced.
311 Meridian Avenue, Miami Beach, Florida 33139 | Neighborhood: South of Fifth
What is actually in the building
The county returns nine folios at 311 Meridian Avenue and all nine are homes. There is no commercial space, no parking folio and no storage unit — every figure on this page is drawn from the whole building.
There are only three floorplans, and they come in threes: three homes at 1,974 sq ft, three at 2,224 sq ft, and three at 4,137 sq ft. The six smaller homes are three-bedrooms. The three largest are six-bedrooms, and they are six-bedrooms for a specific reason covered in the next section.
Louver House was declared as twelve units and today the county records nine homes. Three pairs have been merged into single residences — units 203 and 204, units 303 and 304, and PH3 and PH4 — each now one folio carrying two undivided interests in the common elements. Both unit counts get quoted for this building and neither is wrong; they are just counting different things at different times.
For 2026 the county assesses the homes between $2,110,900 and $6,380,161, median $2,992,564. The three combined residences carry the three highest assessments.
Building age, storey count, architect and amenity detail are not in the county record, and no primary source for them has been confirmed, so they are not on this page.
Why is a price per square foot here so easy to get wrong?
This is a small technical point with a large practical consequence, and it is the reason I would not trust a per-square-foot figure for Louver House from any automated source.
When two units are combined, the county keeps one folio and retires the other. The surviving folio is updated to the new, larger square footage — but it keeps the entire sale history of the original single unit. So a sale of a 1,974 sq ft apartment in 2017 now sits on a folio that reads 4,137 sq ft.
Divide one by the other and the arithmetic is nonsense. Here is exactly what that produces at this building:
- A home now recorded at 4,137 sq ft shows a sale of $2,000,000 on 22 August 2017. That reads as $483 per square foot.
- Four days earlier, on 18 August 2017, a 2,224 sq ft home sold for $3,800,000 — $1,709 per square foot.
Taken at face value that says the larger home sold for 47.4% less money than a home 86.0% smaller, in the same week, in a nine-home building. That did not happen. What happened is that the 2017 buyer bought one apartment, and the folio has since been enlarged to describe two.
All six sales attached to the three combined folios date from 2017 to 2020, and every one of them predates or coincides with the combinations. I publish no price per square foot for those three homes, and none of them is included in any per-foot figure on this page. The county record simply cannot support one.
Strip them out and the building is coherent. The eleven sales on the six unchanged homes run from $1,064 to $1,754 per square foot, with no outliers and no gaps in the logic. That is the real Louver House price range, and any figure materially below it — the $483 above, or anything like it — is an artifact of this exact issue.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | No qualified sales | ||
| 2024 | 3 | $2,700,000 | $1,368 |
| 2025 | No qualified sales | ||
| 2026 to date | No qualified sales | ||
No four-year change is published for this building and it carries a dash in my Miami Condo Index. Three of the four years are empty. There is nothing to measure a change against, and I would rather say so than manufacture a direction from a single year.
All three 2024 sales were of unchanged single homes, so the figures above are clean: $2,700,000 for a 1,974 sq ft home in January, $2,700,000 for another 1,974 sq ft home in May, and $3,788,000 for a 2,224 sq ft home in September — a band of $1,368 to $1,703 per square foot.
The building’s record price is $3,900,000, paid on 31 January 2020 for a 2,224 sq ft penthouse — $1,754 per square foot, which is also the highest per-foot figure on the record. It is now more than six years old.
The ownership record here is as good as it gets. Across the eight resales the county records, not one lost money. Narrow it to the five resales where the home itself did not change between the two sales — the like-for-like comparisons — and the record is:
- a 1,974 sq ft home, $2,100,000 in November 2018 to $2,600,000 in May 2021, up 23.8%, then to $2,700,000 in May 2024, up a further 3.8%;
- a 2,224 sq ft home, $3,200,000 in September 2017 to $3,788,000 in September 2024, up 18.4% over seven years;
- the penthouse, $3,800,000 in August 2017 to $3,900,000 in January 2020, up 2.6%;
- a 1,974 sq ft home, $2,500,000 in February 2019 to $2,700,000 in January 2024, up 8.0%.
Median gain across those five: 8.0%. That is a modest number and I am not going to dress it up — several of these are small gains over long holds, and after transaction costs some of them are close to flat. But zero losses across the full record is genuinely rare. Of the buildings I measure, most have a quarter to a third of resellers underwater, and a few have more than half.
Seven of the building’s seventeen recorded sales fall in 2017, which is when it sold through. Since then it has produced roughly one sale a year.
Who this building suits, and who it does not
It suits a buyer who wants a large three-bedroom in South of Fifth without living in a tower. Nine homes, three floorplans, nothing under 1,974 sq ft, and a resale record with no losses on it.
It suits a buyer who intends to stay. The evidence here is of steady, unspectacular appreciation over multi-year holds — 23.8% over three years in the best case, 2.6% over two and a half in the weakest. That is a place to live that has held its value, not a trade.
It suits badly anyone who needs current evidence. The only qualified sales in the last four years were in 2024, and there have been none since. If you are buying today you are negotiating against three sales that are more than a year old.
It suits badly a buyer relying on portal data. As set out above, the three largest homes carry per-foot figures that are simply wrong wherever they are computed automatically, and in a nine-home building those three distort any building-level average badly.
If you are selling here, two things are worth knowing. Your strongest argument is the resale record: nobody has sold at a loss in this building, and a buyer’s agent checking the county record will find the same thing. Your weakest position is recency — with nothing traded since September 2024, you are the price discovery, and the 2024 band of $1,368 to $1,703 per square foot is the anchor to work from. And if your home is one of the three combined residences, insist that any per-foot comparison is corrected before it is used against you. The raw county arithmetic understates those homes by roughly half, and it is the single most likely error in a valuation of this building.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 311 Meridian Ave — all 9 folios retrieved individually and grouped by subdivision. All nine are residential homes; there are no commercial, parking or storage folios at this address. Completeness was confirmed by checking that the undivided common-element interests across the 9 folios sum to 100%. Three folios are combined residences, each formed from two originally separate units, and the sales recorded against them predate the combination while the square footage does not: no price per square foot is published for those three homes, and they are excluded from every per-foot figure here. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. The county records no qualified sales here in 2023, 2025 or 2026 to date. 2026 is an incomplete year. Assessed values are the county’s, not market valuations. 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.
Louver House — Frequently Asked Questions
How many units are there at Louver House?
It depends when you count. The condominium was declared as twelve units; three pairs have since been combined into single residences, so the county today records nine homes on nine folios. Both figures appear in circulation and neither is wrong.
How much does a home at Louver House sell for?
The most recent evidence is 2024: $2,700,000 and $2,700,000 for 1,974 sq ft homes and $3,788,000 for a 2,224 sq ft home — a band of $1,368 to $1,703 per square foot. Across the eleven sales of unchanged homes on the whole record, the range is $1,064 to $1,754 per square foot.
Are prices at Louver House rising or falling?
The record cannot say. Three of the last four years have no qualified sales at all, so no four-year change is published and the building carries a dash in my Miami Condo Index. The longer resale record is consistently positive, but the gains are modest.
Have owners at Louver House made money?
Yes — every one of them, so far. There is not a single loss among the eight resales on the county record. Across the five like-for-like resales, where the home did not change between sales, the median gain is 8.0%, ranging from 2.6% to 23.8%.
Why do some sources show a very low price per square foot at Louver House?
Because three of the nine homes are combined residences. When two units merge, the county keeps one folio, updates it to the larger square footage, and keeps the original unit’s sale history. A 2017 sale of one apartment then sits against the combined size — producing figures as low as $483 per square foot at a building that has never traded below $1,064. Those three homes are excluded from every per-foot figure on this page.
What is the highest price ever paid at Louver House?
$3,900,000, on 31 January 2020, for a 2,224 sq ft penthouse — $1,754 per square foot. That is also the highest per-foot figure the building has recorded.
How big are the homes at Louver House?
Three floorplans in threes: three at 1,974 sq ft, three at 2,224 sq ft and three combined residences at 4,137 sq ft. The six smaller homes are three-bedrooms; the three combined ones are six-bedrooms.
How often do homes at Louver House come up for sale?
Rarely. Seventeen qualified sales are on the record, seven of them in 2017 when the building sold through, and roughly one a year since. In the four years to August 2026 there were three, all in 2024.
Sources and further reading
Interested in selling at Louver House?
Learn more about selling condo at Louver House with Josh Stein.
Related coverage
Part of Miami Luxury Condos.