Building facts
- Address
- 90 Alton Road
- Neighborhood
- South of Fifth
- Year built
- 1999
- Floors
- 34
- Residences
- 361
- Status
- Completed
- Pricing
- Starting at $599,000
Key Takeaways
- Every one of the 52 owners who resold since 2023 sold for more than they paid — median gain 286.6%, best +447.1%, weakest +32.5% — on a median holding period of twenty-five years.
- That is a story about time, not about today — the developer sold this building in 1998 to 2000 at a median of $263,200. Those gains belong to people who have owned it for a quarter of a century.
- The last four years have been flat — $1,013 per square foot in 2023, $1,000 in 2026 to date — down 1.3%, with a 2024 peak of $1,141 in between.
- 105 of the 359 homes share one 1,130 square foot plan — and that plan tells the recent story more clearly than any building average: $1,540,000 median in 2024, $1,307,500 in 2026.
- This is a South of Fifth building that trades slowly — 52 qualified sales in four years across 359 homes, roughly one home in twenty-eight per year.
- Almost every home here is a one- or two-bedroom — 219 two-bedrooms and 119 one-bedrooms out of 359, with just 19 three-bedrooms, one four and one five.
90 Alton Road, Miami Beach, Florida 33139 | Neighborhood: South of Fifth
What the county record shows at 90 Alton Road
The Miami-Dade County Property Appraiser carries 361 folios under YACHT CLUB AT PORTIFINO CONDO — the county’s spelling, not mine. 359 are homes. The other two carry no building area at all and are excluded.
The building is almost entirely one- and two-bedroom stock: 219 two-bedrooms, 119 one-bedrooms, 19 three-bedrooms, one four-bedroom and one five-bedroom. Heated area runs from 740 to 3,350 square feet with a median of 1,090.
One plan dominates. 105 of the 359 homes — 29% of the building — are 1,130 square feet, with 59 more at 740 and 54 at 1,090. That concentration is useful, because it means the most common home here has its own price history rather than borrowing the building’s.
2026 assessed values run from $282,495 to $2,290,885, median $736,883.
Four flat years, and a 2024 peak
52 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 18 | $829,500 | $1,013 |
| 2024 | 12 | $1,212,500 | $1,141 |
| 2025 | 9 | $980,000 | $1,045 |
| 2026 to date | 13 | $870,000 | $1,000 |
Per square foot the building has gone from $1,013 to $1,000 in four years — down 1.3%, with a peak of $1,141 in 2024 and a steady give-back since. Flat over the full period, softer than its own 2024 high.
The median column swings much harder — $829,500, then $1,212,500, then $980,000, then $870,000 — and none of that is price movement. The median home sold was 780 square feet in 2023 and 1,080 square feet in each of the three years since. The small homes traded in 2023 and larger ones afterwards, which lifted the median price without lifting anyone’s value.
The clearest read comes from the dominant plan. Across the 105 homes of 1,130 square feet, the median sale was $1,360,000 in 2023, $1,540,000 in 2024, $1,325,000 in 2025 and $1,307,500 in 2026. On identical square footage that is a 2024 peak followed by a 15.1% decline over two years — a sharper picture than the building-wide figure, and a more honest one for anyone who owns that plan. It rests on three or four sales a year, so treat it as indicative rather than precise.
Turnover is roughly one home in twenty-eight per year. The highest qualified sale on record is $2,500,000, from February 2022, for a 1,980 square foot home — $1,263 per square foot.
Twenty-five years of ownership, and what it produced
This building has an unusually long record, and it produces a number I have not seen anywhere else in this index.
The county shows 386 qualified sales here between 1998 and 2000, as the building was first sold, at a median of $263,200. Fifty-two of those homes have sold again since the start of 2023. Every single one sold for more than the owner paid. The median gain was 286.6%. The strongest was +447.1%. Even the weakest was +32.5%.
The number that makes sense of all the others is the holding period: a median of twenty-five years. These are not recent trades. They are original owners from the late 1990s selling a quarter of a century later, and what the record demonstrates is the effect of holding South of Fifth property across two full cycles — not a claim about what buying here today will do.
The two halves of this page have to be read together. Over twenty-five years, everything sold at a large gain. Over the last four, the building is flat and its dominant floorplate is 15.1% below its 2024 peak. Both are true. A page that gave you only the first would be selling you the past as though it were a forecast.
All gain figures are gross — before commissions, closing costs, taxes, assessments and twenty-five years of carrying costs, none of which are in the county record and none of which I am estimating for you.
Who should be buying here?
It suits a buyer who wants South of Fifth at a two-bedroom price point. With 338 of 359 homes being one- or two-bedrooms and a median of 1,090 square feet, this is a way into the neighbourhood without buying at its top end.
It suits a long-horizon owner. Everything impressive in this building’s record took decades to happen, and the recent record is flat.
It suits a buyer who needs a quick exit badly. One home in twenty-eight trades annually and 2025 recorded just nine sales in the entire building. On any given floorplate other than the 1,130, a current comparable may simply not exist.
If you are selling here, price off your own floorplate and off 2025–26, not off 2024. If you own the 1,130 plan the evidence is specific: the last two years have printed $1,325,000 and $1,307,500 against $1,540,000 in 2024, and a buyer can look that up as easily as I did. If you bought in the first sales cycle, the record says you are far ahead — the question is only how much of that gain you leave behind by anchoring to a peak the building has already moved away from.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 90 Alton Road, Miami Beach — all 361 folios under YACHT CLUB AT PORTIFINO CONDO (the county’s spelling) retrieved individually on 18 August 2026 and filtered to residential homes, excluding two folios with no building area. Sale figures are qualified, arm’s-length transactions only, with portfolio transfers excluded and identical same-day transactions collapsed to a single sale. 2026 is an incomplete year and rests on thirteen sales; the 1,130 square foot plan’s yearly medians rest on three or four sales each and are indicative rather than precise. Long-hold gain figures compare each home’s earliest recorded qualified sale with its most recent, gross of commissions, closing costs, taxes, assessments and carrying costs, and cover only homes with two or more sales on record. Floor level, view and condition are not recorded by the county and are not adjusted for. 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.
The Yacht Club at Portofino — Frequently Asked Questions
How many homes are in The Yacht Club at Portofino?
359. The county carries 361 folios under the condominium; two of them have no building area and are excluded. The mix is 219 two-bedrooms, 119 one-bedrooms, 19 three-bedrooms, one four-bedroom and one five-bedroom.
Are prices here going up or down?
Flat over four years — $1,013 per square foot in 2023 against $1,000 in 2026 to date, down 1.3%. The building peaked at $1,141 in 2024 and has given that back since.
What has the most common floorplan been selling for?
105 homes share the 1,130 square foot plan. Its median sale was $1,360,000 in 2023, $1,540,000 in 2024, $1,325,000 in 2025 and $1,307,500 in 2026 — a 15.1% decline from the 2024 peak on identical square footage.
Has anyone lost money at The Yacht Club at Portofino?
Not among recent sellers. All 52 homes that resold since 2023 with an earlier purchase on record sold above what the owner paid, with a median gain of 286.6%. But the median holding period was twenty-five years — these are original owners from the 1998 to 2000 sales cycle.
What did the original buyers pay?
The county records 386 qualified sales here between 1998 and 2000, at a median of $263,200.
Why does the median sale price jump from $829,500 to $1,212,500 and back?
Because of which homes sold. The median home sold was 780 square feet in 2023 and 1,080 square feet in each year since. The per-square-foot figure moved by a fraction of that.
How often do homes here change hands?
52 qualified sales across 359 homes in four years, roughly one home in twenty-eight per year. 2025 recorded just nine sales in the whole building.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.