Miami Luxury Condos · Miami River · Latitude on the River
Price per square foot has moved 0.2% in four years.
By Josh Stein · Florida license SL3057661 · Updated 1 October 2026
Verified 18 August 2026Miami-Dade County Property Appraiser1 source
Latitude on the River — photography to follow
On recorded 2026 sales this building runs $482 per square foot — cheaper than 105 of the 114 other buildings on the Miami Condo Index. Figures are closed sales from the Miami-Dade County Property Appraiser, not asking prices. Hover or tap a color to see the split.
Key Takeaways
- Latitude on the River recorded 13 sales in the 12 months to 23 September 2026 — at a median of $400,000, or $482 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 9 July 2026. Own at Latitude on the River? Ask Josh what yours would sell for on WhatsApp.
- Price per square foot has moved 0.2% in four years: $481, $522, $469, $482, noisy year to year, flat overall.
- This is one of the more accessible buildings measured in this series: a 2026 median assessed value of $352,158, with Opera Tower, King Cole and Mirador South Beach assessing lower.
- 452 homes, two commercial units and a reference folio at 185 SW 7th Street: a median home of 899 square feet.
- It has a real three-bedroom tier — 31 homes — unusual at this price level.
- The often-quoted $1,319,540 sale here is not a sale of one home — it is a bulk transfer the county recorded against six separate folios.
- The highest genuine single-home sale is $950,000 — in October 2007, with $760,000 recorded in April 2026.
Latitude on the River, by the numbers
Developer: EA Fish Associates · Architect: Arquitectonica. Source: the building record on this site.
185 SW 7th Street, Miami, Florida 33130 | Neighborhood: Miami River
Noisy year to year, flat over four
Qualified sales from the Miami-Dade County Property Appraiser record, counted 23 September 2026: arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 23 | $434,000 | $481 |
| 2024 | 11 | $560,000 | $522 |
| 2025 | 7 | $560,000 | $469 |
| 2026 to 23 September | 11 | $400,000 | $482 |
Year by year this looks volatile: up 8.5%, down 10.2%, up 2.8%. Across the whole period it is almost still: $481 to $482, a movement of 0.2%.
The volatility is a sample-size effect rather than a market one. The middle two years rest on 11 and seven qualified sales, and at that count a handful of larger or smaller homes swings the median several percent in either direction. The four-year total of 52 sales is a much better guide than any single year within it.
So the honest summary is: this building has held its value, and the annual figures should not be read as a trend. The most recent year, at $482, sits slightly above where the period started.
The $1.3m sale that never happened
There is a figure attached to this building that needs correcting, and it is a good illustration of how county data can mislead if you take it at face value.
The record shows a qualified sale of $1,319,540, dated 8 February 2010. It looks like the building’s record transaction, and it would be quoted as such by anyone reading the file quickly.
It is not a sale of one home. The same price and the same date appear against six separate folios, for homes of different sizes. That is the signature of a bulk or portfolio transfer — several units sold together in one deal — which the county records against every folio involved, each carrying the full transaction price.
Left uncorrected, that single artefact would invent a record sale no individual home here ever achieved, and it would distort the median for any year it fell in. The same pattern appears in this building against several 2007 prices, each recorded three times.
Every figure on this page has these collapsed to one transaction each. The highest genuine single-home sale on the record is $950,000, from October 2007 for a 1,290 square foot home, with the same figure recorded again in April 2008. The strongest recent transaction is $760,000, in April 2026, for a 1,486 square foot home.
If you see $1.3m quoted for this building, that is where it comes from, and it is not what it appears to be.
What is in the building
The county record returns 455 folios at 185 SW 7th Street: 452 residential homes, two commercial units and one reference folio.
The mix is 183 one-bedrooms, 179 two-bedrooms, 59 studios and 31 three-bedrooms. Heated area runs 451 to 1,540 square feet, with a median of 899.
The 2026 assessed values run $83,040 to $603,900, with a median of $352,158, lower than most buildings measured in this series. Opera Tower, King Cole and Mirador South Beach all assess lower. This is still one of the more accessible addresses covered on this site.
The 31 three-bedroom homes are worth flagging. At this price level a genuine three-bedroom tier is unusual.
Who this building suits
It suits a buyer entering the market at the accessible end who wants a real address on the river rather than a compromise. Per-foot values have held across four years.
It suits a buyer who wants certainty about the current price level less well. With 11, seven and 11 sales in the last three years, the annual figures bounce, and you should price against the four-year record rather than the most recent number in either direction.
For an investor, the record shows a low entry point, with a median assessed value of $352,158, and a per-foot trend that has been essentially flat. Turnover has thinned from 23 sales in 2023 to 11, seven and 11 in the years since, so there are fewer recent comparables than there were.
If you are selling here, two things. Price against the four-year band rather than any single year. And if anyone quotes the $1,319,540 figure at you — in either direction — it is a bulk transfer, not a comparable.
Latitude on the River — Frequently Asked Questions
What have homes at Latitude on the River sold for in the last 12 months?
13 sales were recorded on the Miami-Dade County Property Appraiser record in the 12 months to 23 September 2026, at a median of $400,000 ($482 per square foot). The latest recorded sale was on 9 July 2026. These are recorded closings, not asking prices. If you own at Latitude on the River and want to know what your home would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
Is the $1,319,540 sale at Latitude on the River real?
It is a real transaction but not a sale of one home. The same price and date — 8 February 2010 — appear against six separate folios for homes of different sizes, which is the signature of a bulk or portfolio transfer. The county records such deals against every folio involved, each carrying the full price. It should not be quoted as a record sale.
What is the most expensive single-home sale here?
$950,000, recorded in October 2007 for a 1,290 square foot home, with the same figure recorded again in April 2008. The strongest recent transaction is $760,000, in April 2026, for a 1,486 square foot home.
Are prices rising or falling at Latitude on the River?
Neither, over four years. Median price per square foot went $481, $522, $469 and $482, a total movement of 0.2%. The year-to-year swings look dramatic but rest on as few as seven sales, so the four-year total of 52 transactions is the better guide.
How many units are in Latitude on the River?
The Miami-Dade County Property Appraiser records 455 folios at 185 SW 7th Street: 452 residential homes and two commercial units. The mix is 183 one-bedrooms, 179 two-bedrooms, 59 studios and 31 three-bedrooms.
Is this an affordable building?
It is one of the more accessible buildings measured in this series. The 2026 median assessed value is $352,158, lower than most buildings covered on this site; Opera Tower, King Cole and Mirador South Beach all assess lower. The range runs from $83,040 to $603,900.
What size are the homes?
Heated area runs from 451 to 1,540 square feet with a median of 899. The building includes 31 genuine three-bedroom homes, which is unusual at this price level.
What does the sale record show about prices at Latitude on the River?
Median price per square foot went $481, $522, $469 and $482 from 2023 to 2026 to date, a net movement of 0.2%, on 52 qualified sales across the four years (23, 11, seven and 11). The 2026 median assessed value is $352,158. The annual figures are too noisy to read as a trend.
Sources and further reading
Interested in selling in Latitude on the River?
Learn more about selling your condo in Latitude on the River with Josh Stein.
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Thinking about Latitude on the River?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comGet this building’s next recorded sale — before the listing sites catch up
- Every closed sale we can verify from the Miami-Dade record — price, date, and $/sqft when the deed supports it — not an IDX feed.
- Optional alert when a new deed posts in this building (or a short list of comps you choose).
- No spam inventory blasts. One building. One record. You decide what happens next.
Tell Josh which building. He’ll send the latest closed sales and set a quiet alert.
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