Across 121 buildings and 30,212 homes, price per square foot runs from $303 to $3,768 — a 12-fold spread inside one county. Of the 55 buildings with enough recorded sales to measure, 32 are worth less per square foot than four years ago and 23 are worth more. Hover or tap a colour to see what each means.
Key Takeaways
- 121 buildings, 30,212 homes and 5,101 qualified sales — all from the Miami-Dade County Property Appraiser record, not asking prices.
- Twenty-three buildings rose and thirty-two fell over four years — there is no single “Miami condo market” direction.
- Turnover ranges from one home in 9 per year to one in 62 — a nearly sevenfold difference in how easily you can sell.
- Price runs from $303 to $3,768 per square foot — King Cole to Apogee South Beach, a factor of more than twelve inside one county.
- Only two buildings rose in every one of the four years — 1010 Brickell and the Ritz-Carlton Residences Sunny Isles. Six fell in every year.
- The Mark on Brickell is the weakest, down 28.9%; the best-evidenced decline is The Club at Brickell Bay, down 20.8% on 132 qualified sales, with Opera Tower a close second at 17.4% on 131.
- Median sale price is misleading in most buildings — Brickell House looks down 34.6% and is actually up 2.7% per square foot.
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 20 August 2026 that is 121 buildings, 30,212 homes and 5,101 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 |
|---|---|---|---|---|---|---|---|---|
| 1 Hotel & Homes South Beach | South Beach | 239 | 893 | $1,534,672 | 37 | 1 in 26 | $2,812 | +11.6% |
| 321 Ocean | South Beach | 21 | 2,675 | $6,059,337 | 3 | 1 in 28 | $2,940 | — |
| 400 Sunny Isles East | Sunny Isles | 133 | 1,687 | $840,510 | 24 | 1 in 22 | $759 | — |
| 400 Sunny Isles West | Sunny Isles | 97 | 1,688 | $856,716 | 22 | 1 in 18 | $650 | -1.1% |
| 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% |
| 1100 Millecento | Brickell | 382 | 910 | $431,159 | 50 | 1 in 31 | $611 | — |
| 1500 Ocean Drive | South Beach | 113 | 1,530 | $1,354,661 | 9 | 1 in 50 | $1,204 | — |
| 1800 Club | Edgewater | 469 | 1,144 | $438,316 | 77 | 1 in 24 | $475 | -10.7% |
| 6000 Indian Creek | Miami Beach | 37 | 1,300 | $703,059 | 3 | 1 in 49 | $746 | — |
| Akoya | Miami Beach | 385 | 1,322 | $891,275 | 38 | 1 in 41 | $996 | -9.7% |
| Apogee South Beach | South Beach | 67 | 3,731 | $7,452,560 | 13 | 1 in 21 | $3,768 | — |
| Aria on the Bay | Edgewater | 648 | 1,079 | $568,436 | 120 | 1 in 22 | $689 | +1.3% |
| Artech Residences | Aventura | 230 | 1,552 | $532,353 | 25 | 1 in 37 | $386 | — |
| Aurora | Sunny Isles | 61 | 1,385 | $834,581 | 65 | 1 in 4* | $821 | — |
| Azure Surfside | Surfside | 73 | 1,910 | $1,454,290 | 5 | 1 in 58 | — | — |
| The Bath Club | Miami Beach | 113 | 3,640 | $3,688,850 | 28 | 1 in 16 | $1,234 | -20.6% |
| Bay Harbor One | Bay Harbor Islands | 36 | 1,463 | $644,948 | 6 | 1 in 24 | $658 | — |
| Bay House | Edgewater | 165 | 1,505 | $637,246 | 43 | 1 in 15 | $535 | -11.9% |
| Bellamare at Williams Island | Aventura | 218 | 3,222 | $1,587,860 | 31 | 1 in 28 | $960 | +19.1% |
| Belle Plaza | Belle Isle | 222 | 897 | $438,361 | 39 | 1 in 23 | $627 | — |
| Bellini Bal Harbour | Bal Harbour | 77 | 3,820 | $2,679,288 | 11 | 1 in 28 | $1,077 | — |
| Bentley Bay | South Beach | 167 | 1,059 | $859,699 | 41 | 1 in 16 | $1,173 | +2.8% |
| Bijou Bay Harbor | Bay Harbor Islands | 41 | 1,345 | $1,146,350 | 14 | 1 in 12 | $1,063 | — |
| Blue Diamond | Miami Beach | 313 | 1,530 | $1,236,746 | 34 | 1 in 37 | $1,021 | — |
| Brickell Heights East | Brickell | 358 | 852 | $491,714 | 74 | 1 in 19 | $786 | +2.3% |
| Brickell Heights West | Brickell | 332 | 826 | $464,350 | 62 | 1 in 21 | $748 | -1.7% |
| Brickell House | Brickell | 374 | 716 | $455,704 | 67 | 1 in 22 | $868 | +2.7% |
| Canvas | Edgewater | 513 | 857 | $387,121 | 105 | 1 in 20 | $506 | -10.4% |
| Capri South Beach | South Beach | 65 | 1,842 | $1,403,515 | 17 | 1 in 15 | $1,136 | — |
| The Caribbean | Miami Beach | 104 | 1,621 | $2,143,658 | 14 | 1 in 30 | $1,852 | — |
| Chateau Beach Residences | Sunny Isles | 81 | 2,703 | $2,683,109 | 17 | 1 in 19 | $1,237 | — |
| The Club at Brickell Bay | Brickell | 643 | 825 | $353,775 | 132 | 1 in 19 | $552 | -20.8% |
| The Cosmopolitan | South Beach | 221 | 826 | $465,470 | 37 | 1 in 24 | $878 | — |
| Costa Brava | Belle Isle | 214 | 1,372 | $626,919 | 38 | 1 in 23 | $769 | — |
| The Crimson | Edgewater | 90 | 1,154 | $468,544 | 23 | 1 in 16 | $617 | — |
| The Decoplage | South Beach | 614 | 550 | $308,002 | 106 | 1 in 23 | $725 | +17.7% |
| The Edition Residences | Miami Beach | 24 | 1,984 | $4,170,412 | 4 | 1 in 24 | $2,268 | — |
| The Floridian | South Beach | 334 | 1,078 | $745,321 | 63 | 1 in 21 | $912 | -8.2% |
| Fontainebleau II | Miami Beach | 461 | 980 | $812,430 | 35 | 1 in 53 | $1,814 | — |
| Glass Miami Beach | South Beach | 10 | 3,389 | $5,877,060 | 2 | 1 in 20 | — | — |
| The Grand | Edgewater | 937 | 1,390 | $366,636 | 100 | 1 in 37 | $454 | +5.8% |
| Green Diamond | Miami Beach | 311 | 1,530 | $1,254,378 | 31 | 1 in 40 | $1,328 | — |
| Hamptons South | Aventura | 250 | 3,263 | $1,128,670 | 47 | 1 in 21 | $493 | — |
| Harbour House | Bal Harbour | 449 | 896 | $658,717 | 52 | 1 in 35 | $915 | -11.2% |
| Il Villaggio | South Beach | 120 | 1,740 | $2,403,513 | 14 | 1 in 34 | $1,517 | — |
| Infinity at Brickell | Brickell | 459 | 785 | $337,727 | 88 | 1 in 21 | $581 | +2.5% |
| Jade at Brickell Bay | Brickell | 338 | 1,730 | $1,351,308 | 74 | 1 in 18 | $983 | +3.0% |
| Jade Beach | Sunny Isles | 248 | 1,927 | $1,602,976 | 28 | 1 in 35 | $1,271 | +9.0% |
| Jade Ocean | Sunny Isles | 254 | 1,933 | $1,966,161 | 44 | 1 in 23 | $1,315 | — |
| King Cole | Miami Beach | 266 | 1,133 | $276,206 | 62 | 1 in 17 | $303 | -12.9% |
| La Perla | Sunny Isles | 326 | 1,602 | $714,908 | 41 | 1 in 32 | $679 | -5.7% |
| L’Atelier Miami Beach | Miami Beach | 25 | 2,133 | $3,243,730 | 6 | 1 in 17 | $1,875 | — |
| Latitude on the River | Miami River | 452 | 899 | $352,158 | 51 | 1 in 35 | $488 | +1.5% |
| Le Nautique | Bay Harbor Islands | 12 | 3,200 | $1,458,038 | 2 | 1 in 24 | $765 | — |
| Louver House | South Beach | 9 | 2,224 | $2,992,564 | 3 | 1 in 12 | — | — |
| Majestic Tower | Bal Harbour | 170 | 2,250 | $2,214,092 | 17 | 1 in 40 | $1,420 | — |
| Marea | South Beach | 30 | 1,732 | $1,832,028 | 10 | 1 in 12 | $1,857 | — |
| Marina Blue | Downtown | 514 | 1,198 | $484,538 | 68 | 1 in 30 | $639 | +4.9% |
| Marina Palms North | North Miami Beach | 235 | 1,828 | $803,412 | 36 | 1 in 26 | $450 | — |
| Marina Palms South | North Miami Beach | 235 | 1,836 | $936,018 | 47 | 1 in 20 | $651 | -10.8% |
| The Mark on Brickell | Brickell | 359 | 1,140 | $446,117 | 47 | 1 in 31 | $467 | -28.9% |
| Mei Miami Beach | Miami Beach | 132 | 1,322 | $1,170,000 | 24 | 1 in 22 | $1,025 | — |
| Millennium Condos | Sunny Isles | 117 | 2,210 | $1,100,231 | 13 | 1 in 36 | $914 | — |
| Mint | Miami River | 527 | 1,118 | $477,850 | 93 | 1 in 23 | $548 | +3.0% |
| Mirador South Beach | South Beach | 408 | 837 | $276,971 | 88 | 1 in 19 | $581 | — |
| Mosaic on Miami Beach | Miami Beach | 85 | 1,525 | $1,618,725 | 13 | 1 in 26 | $1,667 | — |
| Murano at Portofino | South Beach | 189 | 2,190 | $2,304,423 | 35 | 1 in 22 | $1,919 | -3.4% |
| Murano Grande | South Beach | 265 | 1,658 | $1,490,680 | 37 | 1 in 29 | $1,501 | +20.7% |
| Muse Residences | Sunny Isles | 62 | 3,195 | $3,624,556 | 14 | 1 in 18 | $1,827 | — |
| The Neville | South Beach | 12 | 845 | $550,898 | 1 | 1 in 48 | $793 | — |
| Nine at Mary Brickell Village | Brickell | 390 | 1,097 | $452,825 | 83 | 1 in 19 | $608 | +2.7% |
| Nine Island Avenue | Belle Isle | 268 | 1,440 | $779,590 | 41 | 1 in 26 | $835 | — |
| O Residences | Bay Harbor Islands | 41 | 1,143 | $715,423 | 12 | 1 in 14 | $836 | — |
| Ocean House | South Beach | 30 | 3,256 | $7,640,714 | 4 | 1 in 30 | $3,445 | — |
| Ocean Park South Beach | South Beach | 9 | 1,581 | $2,500,000 | 9 | — | — | — |
| Ocean Reserve | Sunny Isles | 398 | 1,005 | $308,577 | 47 | 1 in 34 | $381 | -20.6% |
| Ocean Seven | Surfside | 7 | 3,548 | $2,780,129 | 3 | 1 in 9 | $1,127 | — |
| Opera Tower | Edgewater | 635 | 821 | $258,748 | 131 | 1 in 19 | $442 | -17.4% |
| The Palace at Bal Harbour | Bal Harbour | 103 | 3,110 | $1,962,566 | 12 | 1 in 34 | $792 | — |
| Paraiso Bay | Edgewater | 364 | 1,151 | $688,762 | 72 | 1 in 20 | $739 | -6.1% |
| Parque Towers | Sunny Isles | 320 | 1,892 | $1,132,875 | 75 | 1 in 17 | $740 | +0.7% |
| The Peninsula | Aventura | 222 | 3,078 | $1,155,325 | 26 | 1 in 34 | $531 | -1.5% |
| The Pinnacle | Sunny Isles | 242 | 1,840 | $1,185,744 | 26 | 1 in 37 | $897 | — |
| Plaza on Brickell | Brickell | 560 | 774 | $439,788 | 60 | 1 in 37 | $549 | — |
| Porto Vita North Tower | Aventura | 123 | 3,385 | $2,012,296 | 8 | 1 in 62 | $762 | — |
| Porto Vita South Tower | Aventura | 150 | 2,890 | $1,382,036 | 19 | 1 in 32 | $815 | — |
| Quadro | Design District | 198 | 780 | $453,028 | 29 | 1 in 27 | $656 | — |
| Quantum on the Bay North | Edgewater | 239 | 1,084 | $396,122 | 31 | 1 in 31 | $519 | — |
| Quantum on the Bay South | Edgewater | 452 | 838 | $353,710 | 86 | 1 in 21 | $504 | -7.9% |
| Reach at Brickell City Centre | Brickell | 390 | 1,265 | $754,927 | 83 | 1 in 19 | $692 | -17.1% |
| Regalia | Sunny Isles | 39 | 4,992 | $6,975,118 | 6 | 1 in 26 | $2,163 | — |
| Residences by Armani/Casa | Sunny Isles | 308 | 2,468 | $3,078,241 | 52 | 1 in 24 | $1,699 | — |
| Rise at Brickell City Centre | Brickell | 388 | 1,264 | $769,342 | 91 | 1 in 17 | $764 | -6.9% |
| Ritz-Carlton Residences Sunny Isles | Sunny Isles | 209 | 2,137 | $3,772,971 | 39 | 1 in 21 | $2,246 | +15.2% |
| Sereno Residences | Bay Harbor Islands | 38 | 1,647 | $1,485,210 | 8 | 1 in 19 | $1,099 | — |
| Skyline on Brickell | Brickell | 360 | 791 | $407,506 | 60 | 1 in 24 | $640 | — |
| SLS Brickell | Brickell | 453 | 961 | $569,036 | 111 | 1 in 16 | $755 | -7.6% |
| SLS Lux Brickell | Brickell | 437 | 1,152 | $708,907 | 109 | 1 in 16 | $740 | -7.0% |
| Sole on the Ocean | Sunny Isles | 147 | 908 | $348,179 | 51 | 1 in 12 | $536 | -7.9% |
| South Pointe Towers | South Beach | 202 | 1,169 | $1,063,525 | 34 | 1 in 24 | $1,221 | -9.2% |
| Sunset Harbour North | South Beach | 219 | 1,160 | $651,913 | 25 | 1 in 35 | $774 | +2.9% |
| Sunset Harbour South | South Beach | 208 | 1,140 | $621,653 | 39 | 1 in 21 | $867 | — |
| Ten30 South Beach | South Beach | 32 | 930 | $521,616 | 9 | 1 in 14 | $833 | — |
| Terra Beachside Villas | Miami Beach | 116 | 1,700 | $612,763 | 24 | 1 in 19 | $441 | — |
| Three Hundred Collins | South Beach | 19 | 1,860 | $2,674,647 | 6 | 1 in 13 | $1,698 | — |
| The Tiffany of Bal Harbour | Bal Harbour | 135 | 2,018 | $923,600 | 21 | 1 in 26 | $637 | — |
| Trump Palace | Sunny Isles | 274 | 1,873 | $1,421,770 | 36 | 1 in 30 | $1,329 | — |
| Trump Royale | Sunny Isles | 382 | 1,577 | $982,272 | 58 | 1 in 26 | $885 | +0.1% |
| Trump Tower I | Sunny Isles | 271 | 2,106 | $1,305,752 | 49 | 1 in 22 | $881 | +15.3% |
| Trump Tower II | Sunny Isles | 271 | 2,106 | $1,313,465 | 40 | 1 in 27 | $711 | -7.1% |
| Trump Tower III | Sunny Isles | 271 | 2,084 | $1,334,300 | 53 | 1 in 20 | $709 | -5.0% |
| Turnberry Ocean Colony North | Sunny Isles | 129 | 3,480 | $2,570,543 | 12 | 1 in 43 | $1,135 | — |
| Turnberry Ocean Colony South | Sunny Isles | 128 | 3,480 | $2,479,388 | 22 | 1 in 23 | $1,075 | — |
| Vue at Brickell | Brickell | 323 | 1,069 | $334,864 | 48 | 1 in 27 | $411 | — |
| W Brickell | Brickell | 520 | 842 | $458,060 | 87 | 1 in 24 | $700 | — |
| W South Beach | Miami Beach | 407 | 563 | $1,008,108 | 41 | 1 in 40 | $2,208 | -4.1% |
| Waverly South Beach | South Beach | 395 | 1,127 | $574,507 | 64 | 1 in 25 | $658 | -11.2% |
| The Waves | Surfside | 106 | 1,510 | $744,145 | 13 | 1 in 33 | $686 | — |
| Wind by NEO | Brickell | 489 | 920 | $317,093 | 80 | 1 in 24 | $451 | -14.4% |
| The Yacht Club at Portofino | South Beach | 359 | 1,090 | $736,883 | 52 | 1 in 28 | $1,000 | -1.3% |
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, Quantum on the Bay, Sunset Harbour, Brickell Heights, Marina Palms, Turnberry Ocean Colony, 400 Sunny Isles, Blue and Green Diamond, and Trump Towers I, II and III — are listed as separate towers because their numbers genuinely differ. A four-year change is shown only where BOTH 2023 and 2026 rest on at least five qualified sales; 66 of the 121 buildings show — instead, and their own pages explain why. This rule exists because the arithmetic would otherwise report The Palace at Bal Harbour as down 34.5% on the strength of a single 2026 transaction, and Green Diamond as up 39.9% on four. * Aurora’s turnover figure is a sell-out, not liquidity — 59 of its 61 homes sold new in 2023 and 2024 — and it is excluded from the liquidity commentary below.
Turnover is the number that decides whether you can sell
The spread here is enormous. Ocean Seven turns over roughly one home in nine every year — though on seven homes and three qualified sales, that figure rests on a very small base. The best-evidenced fast mover is Solé on the Ocean at one home in twelve, across 51 qualified sales. Porto Vita’s North Tower turns over about one in sixty-two — nearly seven times slower. The median across all 121 buildings is one home in 24.
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.
Fifty-two buildings here trade at one home in twenty-two or better. Setting aside two sell-out artifacts, the most liquid are Solé on the Ocean, Bijou Bay Harbor, Louver House and Marea at one in 12, Three Hundred Collins at one in 13, then O Residences and Ten30 South Beach at one in 14. If liquidity matters to you, that is where to start, and it has almost nothing to do with which buildings are marketed hardest.
At the other end, eight buildings trade at worse than one home in 40 a year: Akoya, Turnberry Ocean Colony North, The Neville, 6000 Indian Creek, 1500 Ocean Drive, Fontainebleau II, Azure Surfside and Porto Vita North Tower. Azure has recorded no qualified sale at all since December 2024 — twenty months. That is a fact worth knowing before you buy into a building, and it is not something a listing will tell you.
Twenty-three up, thirty-two down, and the gap between them is wide
Of the fifty-five buildings whose 2023 and 2026 each rest on at least five qualified sales, twenty-four rose and thirty-one fell. Anyone telling you “the Miami condo market” is doing one thing is not looking at buildings.
The strongest on the published method: Murano Grande, up 20.7% per square foot — but I would not lean on it. Two January 2023 sales at about $727 per sq ft hold that base down, and without them the same sum gives 10.5%. The best-evidenced rise is The Decoplage, up 17.7% per square foot on 106 qualified sales — and it survives a size control, with its studios up 16.8% and its larger homes 23.8%. Trump Tower I is next at 15.3% on 49 sales, with the Ritz-Carlton Residences Sunny Isles a hair behind at 15.2% on 39.
Only three buildings rose in every single one of the four years: 1010 Brickell (+9.1% on 76 sales), the Ritz-Carlton Residences Sunny Isles (+15.2% on 39) and O Residences (+6.1% on 12). A fourth building, Mirador South Beach, also has a per-foot series that rose in all four years — but 212 of its 408 homes share one identical floorplate, and held at that constant size the building actually fell through 2025. Its rise is a change in what was selling, not in what the homes are worth, so it is excluded from this count and shows no four-year change in the table above. Six fell in every year: The Mark on Brickell, The Club at Brickell Bay, Bay House, Wind by NEO, SLS Brickell and La Perla. Marina Palms North and L’Atelier Miami Beach also fell in each of the four years, but each rests on a single qualified sale in 2026, so the five-sale rule that governs the table applies here too and they are left out.
The weakest: The Mark on Brickell, down 28.9% — falling every year, accelerating, and its record sale is from 2014. The best-evidenced decline in the whole index is The Club at Brickell Bay, down 20.8% across 132 qualified sales — more transactions than any other building here, which makes it the hardest figure on this page to argue with. Ocean Reserve is down 20.6% on 47 sales, and Wind by NEO 14.4% on 80, with the fall steepening.
One number in that column deserves its caveat read alongside it. The Bath Club shows −20.6%, and its own page sets out why I do not believe the building fell: every 2026 sale there was on the twelfth floor or lower, while five of the nine 2023 sales were on the seventeenth or above, and all six homes that resold in 2026 sold for more than their owner paid. The method produces the number; the building page produces the evidence.
Some buildings barely moved at all: Trump Royale ended 0.1% from where it started on 58 sales, Parque Towers 0.7% on 75, and Aria on the Bay 1.3% across 120 — 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 2.5%, on 88 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 the two measures converge and the median becomes trustworthy again — Ocean Reserve, where 276 of 398 homes are the same 1,005 square feet, or Terra Beachside Villas, where 78 of 116 are the same 1,700.
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.
Verified 20 August 2026 against the Miami-Dade County Property Appraiser record. Every folio in all 121 buildings was retrieved individually, grouped by county subdivision, and filtered to residential homes — excluding commercial units, parking, cabana, locker and storage folios, along with second residentially-classified unit classes such as cabana and service units that are not apartments. Sale figures are qualified, arm’s-length transactions only, with bulk and portfolio transfers — which the county records against every folio in the deal at the full transaction price — collapsed to a single transaction. Where a condominium spans more than one street address, every address was pulled and merged: Parque Towers and Bentley Bay each occupy two. One sale is excluded and disclosed on its building page: a same-home double transfer at Chateau Beach Residences in April 2026. 2026 is an incomplete year throughout. Building ages, storey counts and amenity details are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
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 twelve 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 55 buildings whose 2023 and 2026 each rest on at least five qualified sales, 23 rose and 32 fell. The spread runs from Murano Grande up 20.7% 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?
Three rose in every one of the four years: 1010 Brickell, up 9.1% per square foot on 76 qualified sales; the Ritz-Carlton Residences Sunny Isles, up 15.2% on 39. O Residences also rose in each of the four years, but with four qualified sales in 2023 and two in 2026 it does not meet the five-sale rule this index applies to the table, so it is not counted here. For stability rather than growth, Trump Royale moved 0.1% across 58 sales and Aria on the Bay 1.3% across 120.
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. The Club at Brickell Bay is down 20.8% on 132 sales, which is the best-evidenced decline here. Ocean Reserve is down 20.6%, Marina Palms North 26.6%, and Wind by NEO 14.4% with the fall steepening. These are statements about the public transaction record, not predictions.
What is the most and least expensive building in the index?
Apogee South Beach, at a 2026 median of $3,768 per square foot, and King Cole at $303 — a factor of more than twelve between two buildings in the same county. 1 Hotel & Homes South Beach is second at $2,812 and the Ritz-Carlton Residences Sunny Isles third at $2,246.
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
Start here
The main sections of The Miami Confidential.