Key Takeaways
- More than half the people who have sold here lost money — 26 of 49 resales — 53.1% — at a median outcome of −3.1% over a 5.2-year hold. The median loss was 24.7% and the worst was 64.4%, the deepest single loss I have measured in any building.
- Thirty-two of the 37 homes are exactly 1,300 sq ft — and five are exactly 2,600. Every home is the same plan or the same plan doubled — there is effectively one floorplan in this building.
- Three qualified sales in four years — none in 2023, one in 2024 and two in 2026. That is about one home in 49 a year, which puts this among the least liquid buildings I measure.
- The building sold out in 2006, and that is the whole story — 32 homes changed hands that year at a median $661,500, or $479 per square foot. Twenty years later the last three sales cleared $723 to $788 per square foot.
- One folio is assessed at $100 and it is not a home — unit CU-1, 560 sq ft, carries an assessed value of $100 in 2026, 2025 and 2024. It is excluded from every price figure here and disclosed rather than dropped.
- The record is $1,847,500 — paid on 13 April 2021 for a 2,600 sq ft home — $711 per square foot.
6000 Indian Creek Drive, Miami Beach, Florida 33140 | Neighborhood: Miami Beach
What is actually in the building
The county returns 38 folios for 6000 Indian Creek Drive, and classifies all of them as residential. Thirty-seven are homes.
The floorplan structure is about as simple as it gets. Thirty-two homes measure exactly 1,300 sq ft and five measure exactly 2,600 — the same plan, and the same plan doubled. The bedroom mix follows: 33 two-bedrooms, three three-bedrooms and one four-bedroom.
The remaining folio needs naming. Unit CU-1 is 560 sq ft and the county assesses it at $100 — not $100,000, one hundred dollars — and has done for 2024, 2025 and 2026. Every other home here is assessed between $404,825 and $1,703,890, median $703,059. I am not going to speculate about why that folio carries the value it does. It is excluded from every figure on this page, and it is disclosed here because a naive average of this building’s assessments is meaningless with it in.
Why has this building been so hard on its owners?
I do not know why, and the county record cannot tell me. What it can tell me is how bad it has been, and the answer is: worse than anywhere else I have measured.
The county records 49 resales at this address. Twenty-six of them — 53.1% — sold for less than the seller paid. The median outcome across all 49 was −3.1%, over a median hold of 5.2 years. Among the 26 losses, the median was 24.7% and the worst was 64.4%. That last figure is the deepest single resale loss I have found in any building I have pulled from this source.
The shape of it is not mysterious, even if the cause is. The building sold through in 2006 — 32 homes, the whole of the main floorplate, at a median $661,500, or $479 per square foot. That is a cyclical peak, and buyers at a cyclical peak in Miami have generally done badly; I have measured the same effect at several 2005–2008 sell-outs.
What distinguishes this one is that the recovery never really arrived. Twenty years after that sell-out, the last three qualified sales here cleared $723, $788 and $769 per square foot. Against $479 in 2006 that is a gain of roughly 60% across two decades — before costs, and before considering that many owners sold in the years between, when the number was lower.
Set against the rest of this series, that is a poor result. Buildings that sold out in the same era have shown median resale gains of 25% to 47% over holds of four to five years; this one shows −3.1% over five. And unlike most of them, it has not had a strong recent run to compensate: the building has recorded three qualified sales in four years.
The honest framing for a buyer today is that this is a cheap entry into a beachside address with a bad history and very little liquidity. Whether that is an opportunity depends entirely on why the history is bad — and that is a question the public record does not answer. Anyone considering a purchase here should be asking about the building itself, its reserves and its assessments, rather than reading the price record and assuming a bargain.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | No qualified sales | ||
| 2024 | 1 | $1,025,000 | $788 |
| 2025 | No qualified sales | ||
| 2026 to date | 2 | $970,000 | $746 |
Two of the four years recorded no qualified sales at all. No four-year change is published for this building and it carries a dash in my Miami Condo Index — there is nothing to compare a 2026 figure against.
Across the three sales the building cleared a median $769 per square foot, in a band from $723 to $788, at a median price of $1,000,000. That band is narrow because all three sales were the same 1,300 sq ft floorplan, which is the one advantage of a building with essentially one home in it: the few comparables that exist are directly comparable.
Liquidity is severe. Three sales against 37 homes is about one home in 49 a year, against a median of one in 24 across the buildings in my Miami Condo Index. Only a handful of buildings I measure trade more slowly.
The record is $1,847,500, paid on 13 April 2021 for one of the five 2,600 sq ft homes — $711 per square foot. Note that the record price per square foot is lower than the last three ordinary sales: the larger homes here trade at less money per foot, which is the usual pattern.
Who this building suits, and who it does not
It suits a buyer who wants the cheapest per-foot entry to a beachside Miami Beach address that I measure, and who is buying the home rather than the investment case. At $723 to $788 per square foot, on 1,300 sq ft two-bedrooms, this is a genuinely low number for the location.
It suits a buyer prepared to do building-level due diligence properly — financials, reserves, assessment history, litigation — because the price record raises questions that the price record cannot answer.
It suits badly anyone who needs liquidity or a valuation anchor. Two of the last four years produced no sales at all.
It suits badly a buyer expecting the location to carry the investment. Fifty-three per cent of the people who have sold here lost money, and one of them lost 64.4%.
If you are selling here, the good news is that the three recent sales are all the same floorplan as yours and they are tightly grouped: $723, $769 and $788 per square foot. That is a clearer comparable set than most buildings on the beach can offer. The hard part is that there are only three of them across four years, and a buyer who has looked at the resale history will know that more than half of your predecessors sold at a loss. Price to the recent three, be prepared to wait, and do not expect the 2021 record of $1,847,500 — a much larger home, five years ago — to help you.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 6000 Indian Creek Dr — all 38 folios retrieved individually, grouped by subdivision and filtered to residential homes. One folio, unit CU-1 of 560 sq ft, is excluded and disclosed: the county assesses it at $100 for 2024, 2025 and 2026, and including it makes any average of this building’s assessments meaningless. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. 2023 and 2025 record no qualified sales at this address, so no four-year change is published. 2026 is an incomplete year. Assessed values are the county’s, not market valuations. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
6000 Indian Creek — Frequently Asked Questions
Have owners at 6000 Indian Creek made money?
Most have not. Of the 49 resales on the county record, 26 lost money — 53.1% — at a median outcome of −3.1% over a 5.2-year hold. Among those losses the median was 24.7% and the worst was 64.4%, which is the deepest single resale loss I have measured in any building.
How much does a home at 6000 Indian Creek sell for?
On the three qualified sales in the four years to August 2026, a median $769 per square foot in a band from $723 to $788, at a median price of $1,000,000. All three were the same 1,300 sq ft floorplan.
How big are the homes at 6000 Indian Creek?
Thirty-two of the 37 homes measure exactly 1,300 sq ft and five measure exactly 2,600 — the same plan and the same plan doubled. The mix is 33 two-bedrooms, three three-bedrooms and one four-bedroom.
How often do homes here change hands?
Very rarely. The county records three qualified sales in the four years to August 2026 against 37 homes — about one home in 49 a year — and two of those four years, 2023 and 2025, recorded no sales at all.
Why is one unit assessed at $100?
I cannot tell you why. The county assesses unit CU-1, 560 sq ft, at $100 for 2024, 2025 and 2026. Every other home at this address is assessed between $404,825 and $1,703,890. That folio is excluded from every figure on this page and named here so that nobody averages it in by accident.
What is the highest price ever paid at 6000 Indian Creek?
$1,847,500, on 13 April 2021, for one of the five 2,600 sq ft homes — $711 per square foot. Note that per square foot this is below the last three ordinary sales: the larger homes here trade at less money per foot.
Is this building cheap for the location?
On price per square foot, yes — $723 to $788 is a low number for a beachside Miami Beach address. Whether that is a bargain is a different question, and the price record cannot answer it. A 53.1% resale loss rate and two of four years without a single sale are reasons to investigate the building’s finances, reserves and assessment history carefully before drawing a conclusion.
Sources and further reading
Interested in selling in 6000 Indian Creek?
Learn more about selling your condo in 6000 Indian Creek with Josh Stein.
Related coverage
Part of Miami Luxury Condos.