Building facts
- Address
- 10275 Collins Avenue
- Neighborhood
- Bal Harbour
- Year built
- 1964 (converted 2007)
- Floors
- 16
- Residences
- 452
- Status
- Completed
- Developer
- Related Group
- Pricing
- Starting at $490,000
Key Takeaways
- The median sale price here has fallen 57% since 2023 — and price per square foot has fallen only 11.2%.
- That gap is the largest of its kind I have measured — the headline number overstates the decline roughly fivefold.
- Values actually bottomed in 2024 and have edged up since — $1,030, $885, $907, $915 per square foot.
- 449 homes across two county spellings of the same building — at 10275 Collins Avenue in Bal Harbour.
- Homes range from 361 to 5,344 square feet — a factor of nearly 15, which is what breaks the median.
- The record sale is $2,575,000 — in June 2023, for a 1,407 square foot home — about $1,830 per square foot.
A 57% fall that was really 11%
Qualified sales from the Miami-Dade County Property Appraiser record, counted 18 August 2026 — arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 18 | $1,087,500 | $1,030 |
| 2024 | 14 | $750,000 | $885 |
| 2025 | 12 | $690,000 | $907 |
| 2026 to date | 8 | $462,500 | $915 |
The median sale price falls from $1,087,500 to $462,500 — a drop of 57%. On its own that reads like one of the worst-performing buildings in Miami.
Price per square foot over the identical four years and the identical 52 transactions falls from $1,030 to $915 — 11.2%.
The headline figure overstates the decline by roughly five times. That is the largest distortion of this kind I have measured, and the cause is straightforward: homes here run from 361 to 5,344 square feet, a factor of nearly fifteen. In a building with that spread, the median sale price mostly reports which homes traded in a given year, not what the building is worth.
A 11.2% decline is still a decline, and this page is not arguing otherwise. But 11.2% and 57% lead to completely different decisions, and only one of them describes what happened.
Where the building actually turned
The per-foot column does something the median column entirely conceals. It falls once, then stops.
$1,030 to $885 is a drop of 14.1% between 2023 and 2024. After that: $885, $907, $915. The last three years are effectively flat, and the trend within them is gently upward. On this record the correction here happened in 2024 and has not continued.
Meanwhile the median price kept falling through every year — $1,087,500, $750,000, $690,000, $462,500 — which would tell a buyer the decline was ongoing and accelerating. It was not. Each successive year simply had a smaller mix of homes trading.
The sample deserves a note. Fifty-two qualified sales across four years, thinning from 18 to eight. That is a reasonable four-year total but a modest 2026, so the $915 figure should be read as consistent with stabilisation rather than as proof of it. What gives it weight is that it is the third consecutive year in the same narrow band.
On the ceiling: the record sale is $2,575,000, from June 2023, for a 1,407 square foot home — roughly $1,830 per square foot, far above the building median. The top of this building trades on a different basis from the rest of it, which is itself part of why the median moves so violently.
What is in the building
The county record returns 450 folios at 10275 Collins Avenue. They arrive under two spellings of the same name — HARBOUR HOUSE CONDO (443 folios) and HARBOUR HOUSE (7) — which is a county record-keeping variant, not two buildings. Counted together and filtered to homes, that is 449 residential homes and one commercial unit.
The mix is 212 two-bedrooms, 157 one-bedrooms, 69 studios, three three-bedrooms and one four-bedroom. Heated area runs 361 to 5,344 square feet, with a median of 896.
The 2026 assessed values run $87,316 to $3,864,840, with a median of $668,601 — a top-to-bottom spread of more than forty times. That is the widest assessed range in this batch and it tells you the same thing the size range does: this address contains several quite different kinds of home.
Who this building suits
It suits a Bal Harbour buyer who wants a compact-to-mid-size home at a per-foot price that has been stable for three years. On the county evidence the correction here is behind you, not ahead of you — which is the opposite of what the widely quotable figure implies.
It suits a large-home buyer only opportunistically. There are four homes of three bedrooms or more in 449, so the format is genuinely scarce, and with so few comparables at that end, pricing one is difficult in both directions.
For an investor, the informational edge is the point. This building’s median-price record looks catastrophic and its per-foot record looks stable. Anyone negotiating from the first number is negotiating from a misreading — and on a building at this price level, the gap between the two readings is worth a great deal.
If you are selling here, insist on a per-square-foot comparison against homes of your own size. Your building has not lost 57% of its value, and you should not accept a valuation built on the assumption that it has.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 10275 Collins Avenue — all 450 folios retrieved individually and grouped by subdivision. The county carries two spellings of the same building name (HARBOUR HOUSE CONDO and HARBOUR HOUSE); both are counted here as one building, which is why the home count differs from a raw single-subdivision query. Filtered to residential homes, excluding one commercial folio along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction, and both county subdivisions of this building counted together, and 2026 is an incomplete year resting on eight sales. Both the median sale price and the per-foot figure are published deliberately, because the divergence is the substance of this page. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Harbour House — Frequently Asked Questions
Have prices fallen 57% at Harbour House?
No. The median sale price fell 57% between 2023 and 2026, but price per square foot — the like-for-like measure, over the same 52 transactions — fell 11.2%. The headline figure overstates the decline by roughly five times.
Why is the gap between the two figures so large?
Because homes here range from 361 to 5,344 square feet, a factor of nearly fifteen, and 2026 assessed values span more than forty times. In a building with that spread, the median sale price mainly reports which homes happened to trade in a given year.
Are values still falling at Harbour House?
Not on the per-foot record. The fall happened in one step, from $1,030 to $885 between 2023 and 2024. The three years since sit at $885, $907 and $915 — effectively flat, and drifting slightly upward. The median-price column keeps falling, but that reflects sales mix rather than value.
How many units are in Harbour House?
The county record returns 450 folios at 10275 Collins Avenue, under two spellings of the same building name. Counted together that is 449 residential homes and one commercial unit. The mix is 212 two-bedrooms, 157 one-bedrooms, 69 studios, three three-bedrooms and one four-bedroom.
What is the most expensive sale at Harbour House?
$2,575,000, recorded in June 2023 for a 1,407 square foot home — roughly $1,830 per square foot, far above the building median. The highest 2026 assessed value is $3,864,840.
How liquid is Harbour House?
Moderately. There have been 52 qualified sales since the start of 2023, thinning from 18 in 2023 to eight so far in 2026. That is a reasonable four-year total, though the most recent year is modest and its figures should be treated accordingly.
Is Harbour House a good investment?
The per-foot record shows a single correction in 2024 followed by three stable years, which is a better position than most buildings measured for this site. The specific opportunity is informational: the building’s quotable median-price decline of 57% did not happen to any individual home, and a seller who believes it may price accordingly.
Sources and further reading
Interested in selling at Harbour House?
Learn more about selling your condo at Harbour House with Josh Stein.
Related coverage
Part of Miami Luxury Condos.