The Miami Condo Index

By Josh Stein — Miami real estate sales associate, Florida license SL3057661. Selling Miami luxury property since 2002, with more than $1 billion closed.

What this index is, and why it exists

Almost every condo statistic published about Miami comes from asking prices, from a brokerage’s own listings, or from a portal repackaging both. Asking prices tell you what sellers hope for. They are not evidence.

This index uses one source and one source only: the Miami-Dade County Property Appraiser record. Every folio in every building below was retrieved individually, filtered to residential homes, and reduced to qualified, arm’s-length sales — the county’s own designation for a genuine open-market transaction between unrelated parties.

As of 18 August 2026 that is 24 buildings, 9,313 homes and 1,525 qualified sales across four years.

It is public record, so you can check every figure yourself. It is also the reason this page can say things no marketing site will: several of these buildings have lost a fifth to a quarter of their value per square foot, and I have named them.

The index — ranked by how often homes actually trade

Sorted by annual turnover, most liquid first. Turnover is the number most buyers never look at and the one that decides whether you can sell.

Building	Area	Homes	Median sq ft	Median assessed 2026	Qualified sales 2023–26	Annual turnover	$/sq ft 2026	4-year change
The Crimson	Edgewater	90	1,154	$468,544	23	1 in 16	$617	-0.3%
The Club at Brickell Bay	Brickell	643	825	$353,775	132	1 in 19	$552	-20.8%
900 Biscayne Bay	Downtown	508	1,450	$640,393	108	1 in 19	$744	+5.4%
1010 Brickell	Brickell	387	1,283	$654,397	76	1 in 20	$872	+9.1%
Canvas	Edgewater	513	857	$389,313	105	1 in 20	$506	-10.4%
Quantum on the Bay South	Edgewater	452	838	$353,710	86	1 in 21	$504	-7.9%
Infinity at Brickell	Brickell	459	785	$337,727	86	1 in 21	$581	+2.5%
Aria on the Bay	Edgewater	648	1,079	$568,436	120	1 in 22	$689	+1.3%
Brickell House	Brickell	374	716	$455,704	67	1 in 22	$868	+2.7%
Mint	Miami River	527	1,118	$477,850	93	1 in 23	$548	+3.0%
Wind by NEO	Brickell	489	920	$317,093	80	1 in 24	$451	-14.4%
Skyline on Brickell	Brickell	360	791	$407,506	60	1 in 24	$640	+3.9%
1800 Club	Edgewater	469	1,144	$438,316	77	1 in 24	$475	-10.7%
Marina Blue	Downtown	514	1,198	$484,538	68	1 in 30	$639	+4.9%
Quantum on the Bay North	Edgewater	239	1,084	$396,122	31	1 in 31	$519	-9.1%
The Mark on Brickell	Brickell	359	1,140	$446,117	47	1 in 31	$467	-28.9%
1100 Millecento	Brickell	382	910	$431,159	50	1 in 31	$611	+0.0%
Porto Vita South Tower	Aventura	150	2,890	$1,382,036	19	1 in 32	$815	+8.2%
The Waves	Surfside	106	1,510	$744,145	13	1 in 33	$686	+4.1%
The Peninsula	Aventura	222	3,078	$1,155,325	26	1 in 34	$531	-1.5%
Ocean Reserve	Sunny Isles	398	1,005	$308,577	47	1 in 34	$381	-20.6%
Latitude on the River	Miami River	452	899	$352,158	51	1 in 35	$488	+1.5%
Harbour House	Bal Harbour	449	896	$658,717	52	1 in 35	$915	-11.2%
Porto Vita North Tower	Aventura	123	3,385	$2,012,296	8	1 in 62	$762	—

Median assessed value is the 2026 tax roll. $/sq ft is the median of qualified sales in 2026, or 2025 where 2026 has none. Four-year change compares 2026 against 2023. Buildings the county records as separate condominiums — Porto Vita and Quantum on the Bay — are listed as separate towers because their numbers genuinely differ.

Turnover is the number that decides whether you can sell

The spread here is enormous. The Crimson turns over roughly one home in sixteen every year. Porto Vita’s North Tower turns over about one in sixty-two — nearly four times slower.

In practice that is the difference between an exit that takes weeks and one that takes seasons. It also decides whether you can price with confidence: in a building trading twenty homes a year there is always a current comparable, and in one trading two there is not.

Five buildings here trade at one home in twenty-two or better — The Crimson, 1010 Brickell, Canvas, Quantum South, Infinity at Brickell, Aria on the Bay and Brickell House. If liquidity matters to you, that is your shortlist, and it has almost nothing to do with which buildings are marketed hardest.

Eleven up, eleven down, and the gap between them is wide

Of the twenty-two buildings with a full four-year record, eleven rose and eleven fell. Anyone telling you “the Miami condo market” is doing one thing is not looking at buildings.

The strongest: 1010 Brickell, up 9.1% per square foot, and it rose in every single year — on 76 sales, so it is well evidenced. Porto Vita’s South Tower is up 8.2%, though on only 19 sales.

The weakest: The Mark on Brickell, down 28.9% — falling every year, accelerating, and its record sale is from 2014. Ocean Reserve is down 20.6% on 47 sales, which makes it one of the better-evidenced declines in the set. Wind by NEO is down 14.4% and the fall is steepening.

Two buildings barely moved at all: 1100 Millecento ended exactly where it started, and Aria on the Bay moved 1.3% across 120 sales — the most heavily evidenced stability in the index.

The trap: why median sale price lies

If you take one thing from this page, take this. In a building with varied floorplates, the median sale price is close to meaningless, and it is the number most often quoted.

Three examples from this index, all real:

• Brickell House. Median sale price down 34.6%. Price per square foot up 2.7%. The building spans 355 to 6,902 square feet — a factor of nineteen — so the median tracks which homes sold, not what they are worth.
• Infinity at Brickell. Median down 21.8%, per square foot up 2.3%, on 86 sales.
• Skyline on Brickell. Median sale price up 78.6%. Actual value per square foot: up 3.9%. Seven in eight homes there are one of two sizes, so whichever tier trades sets the headline.

The reverse also happens. At Wind by NEO the median price rose in 2026 while price per foot fell 9.8% — slightly larger homes sold. A reader watching the median would have concluded the market turned. It did not.

Ask for the per-square-foot figure, every time. Where a building’s homes are nearly identical — Ocean Reserve, where 276 of 398 homes are the same 1,005 square feet — the two measures converge and the median becomes trustworthy again.

How to use this

If you are buying, start with turnover, then per-foot direction, then size. A building that trades freely at a stable per-foot price is a materially safer purchase than one that trades twice a year at a headline number nobody can verify.

If you are selling, find your building above and price against its per-foot column, not against the last big sale. In several of these buildings the last big sale is a different floorplate from yours and hundreds of thousands of dollars away from being a fair guide.

If a figure here disagrees with something you have been told, the county record is public and I have named the source. Check it.

This index will grow. Each building links to its own page, where the full year-by-year record, the size and bedroom mix, and the caveats specific to that building are set out in detail.

Since2002Selling Miami luxury

Closed$1B+In career sales volume

Years24In this market

Buildings478Tracked across Miami

The Miami Condo Index — Frequently Asked Questions

Where does the data in this index come from?

Entirely from the Miami-Dade County Property Appraiser, the public tax and transaction record. Every folio in each building was retrieved individually and reduced to qualified, arm’s-length sales — the county’s own designation for a genuine open-market transaction between unrelated parties. No asking prices, no listing data, no aggregator figures.

Why rank by turnover instead of price?

Because turnover decides whether you can act. A building trading one home in sixteen each year gives you current comparables and a realistic exit. One trading one in sixty-two gives you neither, however attractive the price looks. It is the number buyers most often overlook and the one that most affects the outcome.

Is the Miami condo market going up or down?

Both, depending on the building. Of the eighteen buildings here with a full four-year record, eleven rose and eleven fell. The spread runs from 1010 Brickell up 9.1% to The Mark on Brickell down 28.9%. Any single claim about “the Miami condo market” hides that range.

Why do you use price per square foot instead of median sale price?

Because in a building with varied floorplates the median sale price mostly reports which homes happened to sell that year. Brickell House shows a 34.6% fall in median price and a 2.7% rise per square foot over the same 67 transactions, because its homes range from 355 to 6,902 square feet. The per-square-foot figure is the like-for-like measure.

Which building has held its value best?

1010 Brickell rose in all four years measured, up 9.1% per square foot on 76 qualified sales. For stability rather than growth, Aria on the Bay moved just 1.3% across 120 sales — the most heavily evidenced flat trend in the index.

Which buildings should I be careful about?

On this record, The Mark on Brickell has fallen 28.9% per square foot with the decline accelerating and its record sale dating from 2014. Ocean Reserve is down 20.6%, and Wind by NEO 14.4% with the fall steepening. These are statements about the public transaction record, not predictions.

How often is this index updated?

It is re-checked when the county publishes a new tax roll, and each building page carries its own verification date. The index will also expand: more buildings are being added to the same standard.

Sources and further reading

• Miami-Dade County Property Appraiser — Property Search (all folio records for the 24 buildings in this index, retrieved 18 August 2026)miamidade.gov

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