Building facts
- Address
- 7700 Collins Avenue
- Neighborhood
- Miami Beach
- Floors
- 4
- Status
- Completed
- Pricing
- Starting at $699,000
Key Takeaways
- It took seventeen years for anything here to beat the 2007 price per square foot — $539 per foot in November 2007; the next sale to exceed it was $547 in January 2022. That is a gain of 1.5% across seventeen years.
- The most recent sale is back below both — May 2025, $525,000 at $464 per square foot. One sale, so treat it as a data point rather than a level.
- One qualified sale in the last four years — 2023, 2024 and 2026 are empty. Ten homes, one transaction since the start of 2023.
- The building is perfectly symmetrical — five floorplates and exactly two of each — 760, 1,065, 1,086, 1,131 and 1,154 square feet. Every apartment has one exact twin.
- An identical pair shows how much timing mattered — the two 1,086 sq ft homes: one last sold in 2020 at $414 per foot, the other in 2022 at $547. Same apartment, 32% apart, twenty months.
- All ten folios are homes — no commercial unit, no parking folio, no reference folio, and the declaration closes at exactly 100.0000%. Everything at this address is accounted for.
7700 Collins Avenue, Miami Beach, Florida 33141 | Neighborhood: Miami Beach
Ten apartments, five floorplates, two of each. That symmetry makes this a small but
unusually honest test of what has actually happened to prices in North Beach over twenty years —
and the answer is sobering enough that it is worth setting out carefully.
What the county records at 7700 Collins Avenue
The Miami-Dade County Property Appraiser holds ten folios at 7700 Collins Avenue,
all in one declaration, VILAMUR CONDO. All ten are homes. There is no
commercial unit, no parking folio and no reference folio — unusual, and it means nothing needs
separating out before the figures below. The common-element shares close at exactly
100.0000%.
The apartments run 760 to 1,154 square feet, median 1,086, and the plan mix is
exactly symmetrical: two at 760 sq ft, two at 1,065, two at 1,086, two at 1,131 and two at 1,154.
Eight are two-bedrooms and two are one-bedrooms. Every apartment in this building has an exact
twin, which is what makes the price record worth reading closely.
For 2026 the county assesses the ten homes at $4,089,051, a median of
$437,004 across a narrow range of $313,515 to $470,799.
Seventeen years to gain 1.5% a foot
The record holds 24 qualified transactions. Eleven closed in 2004 and three more in
2005, when the building was sold off; everything since has been sparse.
The building’s per-foot high was set early. In November 2007 a 1,065 square foot home
sold for $575,000 — $539 per square foot. Nothing beat that for the next fourteen and a
half years.
| Date | Unit size | Price | $/sq ft |
|---|---|---|---|
| September 2005 | 1,086 sq ft | $529,000 | $487 |
| November 2007 | 1,065 sq ft | $575,000 | $539 |
| October 2009 | 760 sq ft | $200,000 | $263 |
| January 2016 | 1,086 sq ft | $370,300 | $340 |
| October 2020 | 1,086 sq ft | $450,000 | $414 |
| November 2021 | 1,086 sq ft | $435,000 | $400 |
| January 2022 | 1,086 sq ft | $595,000 | $547 |
| May 2025 | 1,131 sq ft | $525,000 | $464 |
From $539 per square foot in November 2007 to $547 in January 2022 is a gain of 1.5% across
just over fourteen years — and the 2005 sales were already at $487, so measured from
there it is 12.3% over sixteen and a half years. In between, the building traded as low as
$263 per foot in 2009 and $340 in 2016.
And the most recent transaction, in May 2025, came in at $464 per square foot —
below both the 2022 figure and the 2007 one.
I want to be careful here, because these are individual sales rather than yearly medians: each row
is one deed, and one deed can be unrepresentative for all sorts of reasons the record does not show.
What the sequence supports is not a precise rate but a shape — a 2005–07
peak, a long trough, a partial recovery, and a level today that is not clearly above where the building
started.
Two identical apartments, two different outcomes
The symmetry lets us do something better than averaging. Take the two 1,086 square foot
apartments — the same plan, the same building, the same size to the foot.
| First sale (2004) | Most recent sale | Change | |
|---|---|---|---|
| Unit 1 | $285,000 ($262/sf) | $595,000, January 2022 ($547/sf) | +108.8% |
| Unit 6 | $385,000 ($354/sf) | $450,000, October 2020 ($414/sf) | +16.9% |
Two identical apartments, and one owner is up 108.8% while the other is up 16.9%.
Almost all of that difference is entry price and exit timing: unit 1 was bought cheaply in 2004 and
sold at the building’s high in January 2022; unit 6 was bought dearer and sold twenty months
earlier, into a weaker market.
Unit 1’s own history makes the same point on its own. It sold at $262 a foot in 2004, $487 in
2005, then $340 in 2016 — 30% below its 2005 price, eleven years later —
before recovering to $400 in 2021 and $547 in January 2022.
The lesson this building teaches is that when you bought and sold mattered far more than
what you bought. That is not a comfortable thing to put on a page about a building I would be
happy to sell you an apartment in, but it is what the record shows.
Who this building suits, and who it does not
Ten homes on Collins Avenue in North Beach, mostly two-bedrooms of around 1,086 square feet, at a
county-assessed median of $437,004, is genuinely accessible for an oceanfront-adjacent Miami Beach
address. If you want space at a modest price and intend to use it, that case stands on its own.
It suits you badly as an appreciation bet. Twenty-one years of record show a per-foot level
that has gone essentially nowhere, with a deep trough in the middle and a most recent sale
below the 2007 high. Nothing here suggests that is about to change, and nothing here lets me forecast
it either way.
It also suits you badly if you need to sell on a timetable. One qualified sale in four
years across ten homes — nothing in 2023, 2024 or 2026 — means your buyer pool is
tiny. And in a ten-owner association, reserves and repairs are divided ten ways, so read the budget and
the reserve study before committing.
If you are selling here, your single best comparable is your own twin — every
apartment in this building has one, and a buyer’s agent will find it. Know what it last did and
be ready to explain any difference. And price against 2025 rather than 2022: the January 2022 sale at
$547 a foot is the building’s high-water mark, not its level.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for
7700 Collins Avenue, Miami Beach — all ten folios retrieved individually and grouped by
declaration (VILAMUR CONDO), whose common-element shares close at exactly 100.0000%. All ten folios are
homes; the declaration contains no commercial, parking or reference folios. Sale figures are qualified,
arm’s-length transactions only, with multi-folio deeds collapsed. The dated table above lists
individual transactions rather than yearly medians, because the building does not produce enough sales
in any year to compute a meaningful median; each row is one deed and may be unrepresentative. There is
one qualified sale in the last four years, so no four-year trend, per-foot band or turnover-based
conclusion is drawn; 2023, 2024 and 2026 hold none and 2026 is an incomplete year. Percentage changes
are total change over the stated holding period, not annual rates, and exclude association fees, taxes,
insurance and maintenance, none of which is in the county record. Construction or conversion year,
storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check
when the next tax roll publishes.
Vilamur Lofts — Frequently Asked Questions
How many units are at Vilamur?
Ten, and all ten folios in the declaration are homes — no commercial unit, no parking folio and no reference folio. The declaration closes at exactly 100% of its common elements.
How big are the apartments?
From 760 to 1,154 square feet, median 1,086, in five floorplates with exactly two of each: 760, 1,065, 1,086, 1,131 and 1,154 square feet. Eight are two-bedrooms and two are one-bedrooms. Every apartment has an exact twin in the building.
Have prices here risen?
Barely, measured per square foot. The building set a high of $539 per foot in November 2007, and the next sale to beat it was $547 in January 2022 — a 1.5% gain across fourteen years. In between it traded as low as $263 per foot in 2009 and $340 in 2016. The most recent sale, in May 2025, was $464 per foot, below both.
Then why do some owners show large gains?
Because entry price and exit timing dominated. One 1,086 sq ft apartment bought in 2004 at $262 per foot and sold in January 2022 at $547 is up 108.8%. Its identical twin, bought dearer in 2004 and sold in October 2020, is up 16.9%. Same apartment, same building — the difference is when.
What has sold here recently?
One qualified sale in the last four years: $525,000 in May 2025 for a 1,131 square foot home, at $464 per square foot. Nothing sold in 2023, 2024 or so far in 2026.
What should I check before buying here?
The association documents first. In a ten-home condominium, reserves and repairs are divided ten ways and there is no professional buffer between owners. Then find your prospective apartment’s exact twin in the building and look up what it last did — it is the best comparable you will get anywhere.
Sources and further reading
Interested in selling at Vilamur Lofts Miami Beach?
Learn more about selling your condo at Vilamur Lofts with Josh Stein.
Vilamur Lofts and the truth about Miami lofts
Miami has almost no true converted-warehouse lofts. That single fact explains the whole category, and almost nobody says it plainly. Unlike SoHo, Tribeca or Chicago’s West Loop, Miami’s urban core was never built out as multi-story manufacturing, so there was very little industrial stock to convert. Nearly every building marketed here as a loft is purpose-built new construction in a loft aesthetic — high ceilings, concrete floors, open plans, floor-to-ceiling glass — constructed between roughly 2002 and 2016. Parc Lofts at 1749 NE Miami Court is the notable exception, described in the trade as one of the few genuine industrial-loft buildings in the city, with 15-foot ceilings on floors one to four and 20-foot ceilings above.
The value case, in numbers
Loft product is the genuine affordability play inside Miami’s urban core. Downtown loft-style condominiums trade at roughly $414 to $451 per square foot — Neo Lofts at $414, Loft Downtown I at $425, Loft Downtown II asking $451 — against a Downtown luxury benchmark of $730 per square foot in Q1 2026. That is 55 to 62 per cent of the going rate for comparable urban-core square footage.
Two further numbers matter. Loft Downtown II’s trailing six-month sold average was $422 per square foot against a $451 asking average, at 129 days on market — sellers are taking less than ask, and taking a while. And Downtown carried 46 months of luxury inventory in Q1 2026, the highest in Greater Downtown. If you are buying, that is as much negotiating leverage as this market offers anywhere.
Carrying cost is the quiet advantage
Loft buildings are small, low-amenity and cheap to run, and it shows in the monthly. Loft Downtown II carries an HOA of about $0.93 per square foot per month and Neo Lofts about $1.15. A South Beach trophy tower runs $4 to $7 per square foot per month — The Setai sits near $4.55. On a 1,000 square foot unit that is a difference of roughly $3,000 to $6,000 every month, before you have paid a mortgage. For investors, it is the entire reason the rental maths works.
Why no more lofts will be built
Land economics closed the category. Edgewater luxury traded at $978 per square foot and Brickell at $950 in Q1 2026, while loft product sits near $420. No developer builds a four to six-storey, 35 to 70-unit loft building on land that pencils for a 40-storey tower. High ceilings make it worse: a 20-foot ceiling consumes the volume of nearly two conventional floors, so under fixed height and FAR limits every foot of ceiling is traded directly against sellable units.
The consequence is a permanently closed supply category with structurally tiny unit counts — Ilona Lofts has 16 units, Wynwood Lofts 35, Montclair 41, Star Lofts 47, Bay Lofts 54, Uptown 66, Parc Lofts 70, Filling Station 81. In buildings that small, one owner deciding not to sell measurably moves availability.
Where Miami’s lofts actually are
- Downtown Miami — Loft Downtown I and II. The walkable core, on the Metromover, and the most accessible luxury submarket in the city.
- Arts & Entertainment District — Parc Lofts and Filling Station Lofts, next to the Adrienne Arsht Center, between Downtown and Wynwood.
- Wynwood — Wynwood Lofts, in the gallery district by Wynwood Walls, with Midline Miami’s 10,000 square foot live-music venue at Arlo Wynwood open since January 2026.
- Edgewater — Star Lofts, Bay Lofts and Uptown Lofts, in the top-performing Miami neighbourhood of Q1 2026 with 120 per cent year-on-year sales growth.
- Miami River and Brickell edge — Neo Lofts, on the riverfront dining corridor. Brickell is Greater Downtown’s fastest-selling submarket at 75 days on market.
Who buys lofts in Miami
Creative professionals first — Parc Lofts is documented as a favourite among photographers, musicians and artists, and Wynwood Lofts is explicitly marketed as a live/work building. Then entry-point urban buyers, because Downtown lofts start around $282,000 to $307,000, well under the $425,000 Miami-Dade condo median. And rental investors, drawn by the low carry: Loft Downtown II listed 17 units for rent against 15 for sale in July 2026.
At the top of the market the buyer is different again. Parc Lofts units run 1,970 to 3,774 square feet with 15 to 20-foot ceilings at $1.3M to $3.0M. That is a fundamentally different proposition from a 700 square foot Brickell tower unit at the same price — and there is nowhere else in Miami to buy it.
Frequently asked questions
Are there real converted-warehouse lofts in Miami?
Very few. Parc Lofts at 1749 NE Miami Court is described in the trade as one of the few true industrial-loft buildings in Miami, with 15-foot ceilings on floors one to four and 20-foot ceilings on floors five and six. Most Miami buildings marketed as lofts, including Neo Lofts, Filling Station Lofts, Wynwood Lofts and Loft Downtown I and II, are purpose-built new construction in a loft aesthetic dating from 2002 to 2016.
How much does a loft cost in Miami?
Downtown loft-style condominiums start around $282,000 to $307,000 and average $414 to $451 per square foot across Neo Lofts, Loft Downtown I and Loft Downtown II, on 2026 data. Large-format industrial lofts sit far higher: Parc Lofts runs roughly $1.3 million to $3.0 million at about $756 per square foot for units of 1,970 to 3,774 square feet.
Are Miami lofts good value compared with condos?
On a per-square-foot basis, clearly. Downtown loft product trades at roughly $414 to $451 per square foot while the Downtown luxury condo segment ran $730 per square foot in Q1 2026. Carrying costs are lower too: Loft Downtown II has an HOA near $0.93 per square foot per month against $4 to $7 in South Beach trophy towers.
Which Miami neighborhoods have lofts?
The concentrations are Downtown Miami with Loft Downtown I and II, the Arts and Entertainment District with Parc Lofts and Filling Station Lofts, Wynwood with Wynwood Lofts, Edgewater with Star, Bay and Uptown Lofts, and the Miami River and Brickell edge with Neo Lofts. South Beach has a small cluster of boutique loft buildings including Ilona Lofts and Montclair Lofts, and Coconut Grove has Lofts at Mayfair.
What are the largest lofts in Miami?
Parc Lofts has the largest floorplates of any loft building in the city, with units from 1,970 to 3,774 square feet. Filling Station Lofts runs 832 to 1,639 square feet with 18-foot ceilings. Most Downtown loft towers top out near 1,150 to 1,185 square feet.
Why does nobody build new lofts in Miami anymore?
Land economics. Edgewater and Brickell luxury condos traded at $978 and $950 per square foot in Q1 2026 while loft product trades near $420. A four to six-storey building with 35 to 70 units cannot compete for the same land as a 40-storey tower, and 20-foot ceilings consume roughly two conventional floors of height under fixed limits. No meaningful loft supply has been added since about 2016.
How long do Miami lofts take to sell?
Loft Downtown II averaged 129 days on market over the six months ending July 2026, with sold prices averaging $422 per square foot against an asking average of $451. Downtown carried 46 months of luxury inventory in Q1 2026, the highest in Greater Downtown, which gives buyers meaningful negotiating room.
Who buys lofts in Miami?
Three groups. Creative professionals, since Parc Lofts is documented as a favourite among photographers, musicians and artists and Wynwood Lofts is marketed as a live/work building. Entry-point urban buyers, because Downtown lofts start below $310,000 against a $425,000 Miami-Dade condo median. And rental investors attracted by the low HOA structure, with Loft Downtown II listing 17 units for rent against 15 for sale in July 2026.
Related coverage
Part of Miami Lofts.