Building facts
- Address
- 9 Island Avenue
- Neighborhood
- Belle Isle
- Year built
- 1981
- Floors
- 26
- Status
- Completed
- Pricing
- Starting at $925,000
Key Takeaways
- 268 residences on Belle Isle, a small private island in Biscayne Bay reached from the Venetian Causeway — confirmed folio by folio on the county record.
- This is a two-bedroom building, overwhelmingly. 235 of the 268 residences are two-bedrooms; there are 30 three-bedrooms and just two four-bedrooms.
- Residences run 1,154 to 5,769 square feet, median 1,440 — generous floorplates by Miami Beach standards.
- Price per square foot has held while the rest of the market softened, moving $787 → $766 → $863 → $832 across 2023–2026.
- The 2026 median assessed value is $779,590, the highest of any building I have measured this way so far.
- Volume is genuinely thin — 17 qualified sales in 2023, 8 in 2025, 5 so far in 2026. Owners here are not in a hurry.
9 Island Avenue, Miami, Florida 33139 | Neighborhood: Belle Isle
What Belle Isle actually is
Belle Isle is the easternmost and smallest of the Venetian Islands, sitting in Biscayne Bay between South Beach and the mainland, reached by the Venetian Causeway. It is a short walk to Sunset Harbour and Lincoln Road, and it is quiet in a way that almost nothing else that close to South Beach manages to be.
Nine Island Avenue occupies a substantial share of the island. Counted directly against the Miami-Dade County Property Appraiser record on 17 August 2026, the address returns 269 folios, of which 268 are residential — with no commercial condominium folios at all. That last detail matters more than it sounds: unlike the larger bayfront buildings on the mainland, there is no retail, no hotel and no supermarket operating inside this association.
A building that is essentially all two-bedrooms
The unit mix here is unusually concentrated. 235 of the 268 residences are two-bedrooms — 88% of the building. There are 30 three-bedrooms and two four-bedrooms, and no studios or one-bedrooms whatsoever.
Sizes run 1,154 to 5,769 square feet with a median of 1,440. For context, that median is larger than the largest unit in many of the Edgewater towers across the bay.
A building this uniform behaves differently from a mixed one. Everyone owns roughly the same asset, so association priorities tend to align and there is little friction between an investor floor and an owner-occupier floor. The trade-off is that when you sell, you are selling into a comparison set of 234 near-identical homes — the three-bedrooms and the two four-bedroom residences are the genuinely scarce inventory here.
The one building nearby where price per foot held
These are qualified sales from the county record — arm’s-length only, with quitclaims and family transfers excluded.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 17 | $1,350,000 | $787 |
| 2024 | 12 | $957,500 | $766 |
| 2025 | 8 | $1,725,000 | $863 |
| 2026 to date | 5 | $1,300,000 | $832 |
Across the bayfront buildings I have measured this way, nearly all show price per square foot falling between 2023 and 2026. Nine Island Avenue does not. It went $787, $766, $863, $832 — down slightly, then up, and it currently sits above where it started.
Be careful with the median price column, though, because it swings wildly — $1.35m, then $958k, then $1.73m. That is not the market moving 80% in a year. It is what happens when only eight to seventeen homes trade and the mix of two-bedrooms versus three-bedrooms changes between years. The price-per-square-foot column is the one to read here, and it tells a story of a building holding its value.
The volume figures deserve equal weight. Seventeen sales in 2023 down to five so far in 2026, in a 268-home building, means well under 3% of the building trades in a year. Owners are staying.
Who this building suits
This suits a buyer who wants genuine space and quiet within walking distance of South Beach, and who is not looking for amenity spectacle. The absence of commercial folios inside the association is a feature if you want a residential building rather than a destination.
It is a poor fit for a short-hold investor. Fewer than five transactions a year at the current rate means you cannot count on selling quickly, and the thin volume makes pricing a negotiation rather than a lookup.
If you are selling here, the per-square-foot record is your argument. Values have held while comparable buildings across the bay have softened 12–17%, and that is a specific, verifiable point to make to a buyer.
Verified 17 August 2026 against the Miami-Dade County Property Appraiser record for 9 Island Avenue — all 269 folios retrieved individually, then filtered to dwelling-sized residential units before any figure here was calculated. Building age and storey count are omitted: published sources conflict and none has been confirmed against a primary record. Re-check when the next tax roll publishes.
Nine Island Avenue — Frequently Asked Questions
How many units are in Nine Island Avenue?
The Miami-Dade County Property Appraiser records 269 folios at 9 Island Avenue, of which 267 are residential condominium units. There are no commercial condominium folios in the building.
What size are the residences at Nine Island Avenue?
Heated area runs from 1,154 to 5,769 square feet with a median of 1,440. The mix is heavily concentrated: 235 two-bedrooms, 30 three-bedrooms and three four-bedrooms, with no studios or one-bedrooms.
What do condos at Nine Island Avenue sell for?
Qualified county sales show a median of $1,300,000 so far in 2026 at $832 per square foot, and $1,725,000 in 2025 at $863. Median price swings sharply year to year because so few homes trade — price per square foot is the more reliable measure here.
Has Nine Island Avenue held its value?
On the county record, yes. Median price per square foot moved $787, $766, $863 and $832 across 2023 to 2026, ending above where it started — while comparable bayfront buildings I have measured the same way fell 12–17% over the same period.
Where is Belle Isle?
Belle Isle is the smallest and easternmost of the Venetian Islands, in Biscayne Bay between South Beach and the mainland, reached from the Venetian Causeway. It is walking distance to Sunset Harbour and Lincoln Road.
Is Nine Island Avenue a good investment?
It is better suited to a long hold than a quick resale. Values have held well, but fewer than 3% of the building trades in a typical year, so liquidity is limited and you should not assume a fast exit.
Sources and further reading
Interested in selling at Nine Island?
Learn more about selling condo at Nine Island with Josh Stein.
Related coverage
Part of Miami Luxury Condos.