The Yacht Club at Portofino

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

54 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.

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-seven 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 record, and what it shows

This building has an unusually long record, and it has to be read carefully.

The county shows 386 qualified sales here between 1998 and 2000, as the building was first sold, at a median of $263,200. The homes that have resold since the start of 2023 went for a median 286.6% more than their first recorded sale, over a median of about twenty-five years. The strongest was +447.1%, the weakest +32.5%.

That is not what the sellers themselves made. Most of these homes changed hands in between, and only three of the recent sellers were original buyers from the 1998 to 2000 cycle. Measured against what each seller actually paid, and leaving out four resales where a foreclosure fell between the two sales, all but one sold for more, at a median gain of 55% over a median hold of about seven years. The one loss was a home bought for $980,000 in December 2022 and sold for $850,000 in March 2026, 13.3% lower. What the long 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, these homes rose far above their first prices. 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 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 does not suit a buyer who needs a quick exit. One home in twenty-seven 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.