Building facts
- Address
- 1100 West Avenue
- Neighborhood
- South Beach
- Year built
- 2007
- Floors
- 15
- Residences
- 342
- Status
- Completed
- Developer
- The Morgans Hotel Group
- Pricing
- Starting at $310,500
Verified 24 August 2026Miami-Dade County Property Appraiser1 source
Mondrian South Beach — photography to follow
Key Takeaways
- The county has never heard of the Mondrian — the declaration is recorded as 1100 WEST CONDO. The hotel name appears nowhere in the property record, which is worth knowing before you search for it.
- This one really is a lodging building — 334 of 353 folios are classified HOTEL OR MOTEL : CONDOMINIUM. Of the nine buildings I pulled for this section, only four are.
- Sales fell off a cliff after 2022 — the building averaged about 45 qualified sales a year through 2012–2022. Since then: 7, 6, 4 and 8. That is the single most important fact on this page.
- At the current rate a given home trades about once in 53 years — 25 qualified sales across four years against 334 residences. This is not a liquid building and I would not buy here expecting to sell quickly.
- Hold the floorplate constant and the peak was 2022 — on the 694 sq ft plan — 65 units, the building’s most common — $746 per foot in 2022 against $575 in 2026, a fall of 22.9%. Not one of those 65 apartments sold at all in 2023 or 2024.
- Every standard tool reports zero sales here — because they filter out lodging-classified folios. The real figure is 535. I walked the raw record by hand for this page.
Mondrian South Beach, by the numbers
Developer: The Morgans Hotel Group · Starting at $310,500. Source: the building record on this site.
1100 West Avenue, Miami Beach, Florida 33139 | Neighborhood: South Beach
Two things about this building are unusual, and they pull in opposite directions. It is one of the very few places in Miami Beach the county genuinely records as lodging — which is what most buyers looking at this section are actually after. And it has almost stopped trading.
What the county records at 1100 West Avenue
The Miami-Dade County Property Appraiser holds 353 folios at 1100 West Avenue, all of them in a single declaration recorded as 1100 WEST CONDO. The name Mondrian does not appear in the county record at all — not in the declaration, not in any legal description. If you go looking for the building by its hotel name you will not find it.
334 of those folios are classified HOTEL OR MOTEL : CONDOMINIUM, with 17 lodging-commercial folios, one store and one reference folio making up the rest. That classification is rarer than the marketing suggests: of the nine buildings I pulled folio by folio for this section, only four carry it. Several of the best-known “condo hotels” in Miami Beach are recorded as ordinary residential condominiums.
The homes run 466 to 1,895 square feet, median 676, across a handful of repeated plans — 694 sq ft (65 units), then 485, 493, 676 and 1,088 sq ft at 26 units each, and 696 at 25. The mix is 141 studios, 163 one-bedrooms, 29 two-bedrooms and a single three-bedroom.
For 2026 the county assesses the condominium at $119,697,551, a median of $319,283 per home across a range of $238,681 to $3,202,355.
One methodological note I would rather state than bury. The declaration’s common-element shares sum to considerably more than 100% because of errors in the roll itself. That is not a problem for this page: a missing folio can only make a declaration close short, never long, so an over-closing pull is provably not partial. The roll’s arithmetic is wrong here, not mine, and I publish no share-derived figure on this page as a result.
The sales stopped, and that is the story
There is a trap in the standard tooling for a building like this. Because every folio is lodging-classified, the filters that build most of my figures reject the whole building and report zero sales. That is wrong, and badly so. Walking the raw record by hand gives 535 qualified transactions. Here is what they look like by year.
From 2008 to 2022 this was an active building: 44 sales in 2008, 40 in 2011, 58 in 2012, 48 in 2013, 41 in 2014, 48 in 2021, 39 in 2022. Then:
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 7 | $460,000 | $762 |
| 2024 | 6 | $315,000 | $627 |
| 2025 | 4 | $400,000 | $694 |
| 2026 to date | 8 | $399,500 | $590 |
A building that traded around 45 times a year for a decade now trades six or seven. Twenty-five qualified sales in four years against 334 residences is a turnover rate of roughly one home in 53 per year.
I am not going to draw a price trend from those four rows and neither should anyone else. Seven sales, then six, then four, then eight is far too thin to establish a direction — the 2024 median sits below both the year before and the year after it, which is what small samples do. The honest reading is that the price data here is too sparse to support a trend, and that the sparsity is itself the finding.
What did one identical apartment do?
The one way to get a signal out of thin data is to hold the apartment constant. The 694 square foot plan is repeated 65 times here, more than any other.
| Year | Sales of the 694 sq ft plan | Median price | Median $/sq ft |
|---|---|---|---|
| 2019 | 7 | $300,000 | $432 |
| 2020 | 6 | $302,500 | $436 |
| 2021 | 6 | $456,000 | $657 |
| 2022 | 12 | $517,500 | $746 |
| 2023 | 0 | — | — |
| 2024 | 0 | — | — |
| 2025 | 1 | $400,000 | $576 |
| 2026 to date | 3 | $399,000 | $575 |
Sixty-five identical apartments and not one of them sold in either 2023 or 2024. The two blank rows are the clearest statement of the liquidity problem anywhere on this page. On the sales either side of them, the plan ran from $432 a foot in 2019 to a $746 peak in 2022 and sits at $575 now — up 72.7% to the peak, then down 22.9% from it.
The 493 sq ft plan tells a similar story with more data: $771 a foot in 2019, $882 at the 2022 peak, $847 in 2025 and $649 in 2026. The direction after 2022 is probably real. The magnitude is not something I would put weight on, because it rests on one or two sales a year.
Who this building suits, and who it does not
If what you actually want is a Miami Beach property the county records as lodging, this is one of four buildings in this section that genuinely is. That is a real answer to a real question, and most pages on this subject will not give you one.
It suits you badly if you need an exit. A building trading four to eight times a year is one where your buyer pool is small and your sale timeline is not under your control. Buy here because you want to use it, not because you expect to sell it.
On short-term rental: the lodging classification is a tax assessment category and it grants nobody a right to rent. What decides is Florida’s state preemption, the City of Miami Beach’s zoning and licensing rules — which are among the strictest in the state and carry real penalties — and the condominium declaration. Have all three checked by your own lawyer before you buy, whatever any listing says.
If you are selling here, price against the 2025–26 sales and be patient. The 2022 comparables are not going to be met, and a buyer’s agent can establish that from the county record in an afternoon. Your realistic advantage is that so little competing stock comes to market.
Mondrian South Beach — Frequently Asked Questions
Is the Mondrian a real condo-hotel?
By the county’s classification, yes — 334 of the 353 folios at 1100 West Avenue are recorded as HOTEL OR MOTEL : CONDOMINIUM. That makes it one of only four buildings out of the nine I pulled for this section that carries the lodging classification. Several better-known names on the list do not.
Why can I not find the Mondrian in the county property records?
Because the county does not use the name. The declaration is recorded as 1100 WEST CONDO, and the word Mondrian appears nowhere in the property record. Search by the address, 1100 West Avenue, or by folio.
Does the lodging classification mean I can rent my unit nightly?
No. A use code is an assessment category and it grants no rental right whatsoever. Three things decide it together: Florida’s state preemption of vacation-rental regulation, the City of Miami Beach zoning and licensing rules, and the condominium declaration. Miami Beach enforces aggressively and the penalties are substantial. Take your own legal advice.
How often do apartments here sell?
Rarely, now. Twenty-five qualified sales across the last four years against 334 residences is about one home in 53 per year. The building averaged roughly 45 sales a year from 2012 to 2022, so this is a sharp change rather than a long-standing pattern.
Are prices rising or falling at the Mondrian?
The four-year sample is too thin to answer honestly at building level — seven, six, four and eight sales a year. Holding the most common floorplate constant gives a better signal: it peaked at $746 per square foot in 2022 and sits at $575 now, down 22.9%. I would treat the direction as probably real and the exact magnitude as uncertain.
What does a unit cost here?
Across eight qualified sales in 2026 to date the median paid is $399,500, at a median $590 per square foot. The 2023 figures were $460,000 and $762. These are recorded deeds, not asking prices.
How big are the units?
From 466 to 1,895 square feet, median 676. The most repeated plan is 694 sq ft, which appears 65 times. The mix is 141 studios, 163 one-bedrooms, 29 two-bedrooms and one three-bedroom.
Sources and further reading
Interested in selling at Mondrian South Beach?
Learn more about selling your condo at Mondrian South Beach with Josh Stein.
Thinking about Mondrian South Beach?
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.comRelated coverage
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