The short answer
Across 234 Miami-Dade condominium buildings and 42,359 resales the county has on record — every case where the same home sold, then sold again — 23.1% closed below what the seller had paid for it. That is the figure the portals do not publish. The median hold was 5.2 years and the median nominal gain +20.9%. When a resale did lose, the median loss was -13.8%. Source: Miami-Dade County Property Appraiser, pulled 22 September 2026.
In 11 of the 234 buildings, more than half of all recorded resales closed below the seller’s purchase price. In 37, fewer than one resale in ten did. Both kinds of building are in the table below, under their own names, with the count of resales each figure rests on.
What this is, and what it is not
A resale record is the only honest way to answer “did people make money here.” A median sale price cannot answer it: prices rise because bigger or better units trade, not necessarily because any owner gained. This table follows the same home from one recorded deed to the next, which removes that problem entirely.
⚠️ Every figure is nominal. It is not inflation-adjusted, and it is not a total return — it ignores carrying cost, taxes, assessments, improvements and the cost of selling. A +20.9% gain over 5.2 years is a smaller real gain than it looks, and in some cases is not a gain at all once those are counted. Read it as the recorded price difference, which is exactly what it is.
How the record was built
- Qualified deeds only. Quit-claims, corrective deeds, minimum-consideration transfers and anything the county itself flags as disqualified are excluded.
- Bulk and portfolio deeds removed. One deed covering many units is recorded against every folio at the full transaction price. Left in, a single large portfolio sale reads as a dozen enormous individual sales. 12,969 such transactions were identified and the 35,336 resale pairs touching them were dropped.
- Non-dwellings removed. The county gives a deeded parking space, a storage unit and a cabana the same residential classification as a home. 2,428 such folios were excluded, on a three-signal test rather than a size cut-off.
- Re-records removed. 1,058 pairs less than 90 days apart were dropped as corrections rather than holds.
- One row per building, not per declaration. Several buildings are two or three separate condominium declarations at the county — an east and a west tower, a north and a south. 11 rows below combine more than one declaration so a building appears once, not twice.
- Verified pages only. Buildings need at least 20 recorded resales and a building page on this site, so every figure can be traced to the underlying record.
Why recently delivered buildings show high loss shares
A building finished in the last few years has a resale record made almost entirely of short holds — buyers who contracted at pre-construction prices and resold within two or three years, often before the wider building had established a resale market. That produces a high loss share on a small number of sales, and it is a different thing from a long-established building where owners have lost money over a decade. The resales and median hold columns are there so you can tell the two apart. Read them together or the percentage will mislead you.
The record — 234 buildings, alphabetical
Listed alphabetically rather than ranked: this is a reference table, not a league table. Resales is the number of county-recorded repeat sales the figure rests on; a building with 23 is far less settled than one with 481. Sold below purchase is the share of those resales that closed under what the seller paid. Every building name links to its full record.
| Building | Resales | Sold below purchase | Median hold (yrs) | Median nominal change |
|---|---|---|---|---|
| 1000 Island Boulevard, Williams Island | 452 | 28.5% | 6.6 | +11.6% |
| 1000 Venetian | 174 | 6.3% | 6.2 | +44.9% |
| 1010 Brickell | 236 | 25.0% | 4.0 | +15.1% |
| 1060 Brickell | 232 | 28.4% | 6.4 | +23.1% |
| 1100 Millecento | 211 | 39.8% | 4.9 | +6.9% |
| 1500 Ocean Drive | 122 | 9.8% | 4.5 | +35.3% |
| 1800 Biscayne Plaza | 146 | 45.9% | 5.4 | +11.2% |
| 1800 Club | 380 | 20.0% | 5.8 | +22.3% |
| 2000 Island Boulevard, Williams Island | 293 | 29.7% | 6.0 | +9.9% |
| 23 Biscayne Bay | 71 | 7.0% | 4.7 | +29.2% |
| 2600 Island Boulevard, Williams Island | 154 | 16.2% | 6.0 | +19.9% |
| 2800 Island Boulevard, Williams Island | 187 | 29.4% | 7.4 | +9.6% |
| 3000 Island Boulevard, Williams Island | 199 | 23.6% | 8.0 | +17.0% |
| 360 Condos | 82 | 45.1% | 4.9 | +4.3% |
| 400 Sunny Isles | 183 | 36.6% | 3.7 | +7.8% |
| 4000 Island Boulevard, Williams Island | 238 | 28.6% | 5.8 | +13.3% |
| 500 Brickell | 566 | 23.5% | 6.3 | +16.2% |
| 57 Ocean | 21 | 0.0% | 2.1 | +37.5% |
| 6000 Indian Creek | 29 | 51.7% | 5.5 | -1.6% |
| 7000 Island Boulevard, Williams Island | 268 | 14.9% | 6.0 | +22.6% |
| 900 Biscayne Bay | 509 | 20.8% | 5.9 | +15.7% |
| Absolut Lofts | 26 | 23.1% | 4.2 | +17.2% |
| Acqualina Residences | 210 | 13.8% | 5.1 | +29.0% |
| Akoya in Miami Beach | 298 | 18.5% | 5.8 | +35.7% |
| Apogee South Beach | 82 | 6.1% | 4.4 | +50.4% |
| Aqua Miami Beach | 115 | 27.0% | 5.0 | +21.5% |
| Aria on the Bay | 275 | 25.8% | 3.8 | +10.9% |
| Aria Reserve Miami | 31 | 12.9% | 0.7 | +9.7% |
| Artech Residences | 188 | 31.9% | 5.4 | +13.8% |
| Artecity | 150 | 22.7% | 5.6 | +16.2% |
| Asia Brickell Key | 140 | 28.6% | 5.1 | +11.7% |
| Aston Martin Residences | 55 | 25.5% | 1.1 | +12.5% |
| Atlantis on Brickell | 157 | 34.4% | 6.2 | +8.3% |
| Aventura Marina | 307 | 38.8% | 5.9 | +7.0% |
| Axis on Brickell | 222 | 23.4% | 6.3 | +19.4% |
| Azure Condos | 43 | 11.6% | 7.2 | +46.9% |
| Baltus House | 69 | 47.8% | 6.4 | +0.0% |
| Bank Lofts | 72 | 31.9% | 6.8 | +17.3% |
| Bay House | 108 | 32.4% | 5.9 | +9.4% |
| Bayside Village | 218 | 15.1% | 5.8 | +37.3% |
| Bellamare | 157 | 17.8% | 5.6 | +27.3% |
| Belle Plaza | 223 | 12.1% | 5.8 | +46.9% |
| Belle Tower | 49 | 10.2% | 5.2 | +61.8% |
| Bellini Bal Harbour | 52 | 19.2% | 6.7 | +19.8% |
| Bentley Bay | 96 | 32.3% | 5.3 | +12.7% |
| Bentley Residences | 55 | 40.0% | 5.6 | +12.3% |
| Bijou Bay Harbor | 20 | 10.0% | 1.7 | +19.4% |
| Biscayne Beach | 252 | 32.9% | 4.0 | +12.7% |
| Blue & Green Diamond | 240 | 9.2% | 5.3 | +39.7% |
| Blue Condominium | 286 | 44.4% | 6.6 | +3.9% |
| Brickell Bay Club | 437 | 14.2% | 6.5 | +30.9% |
| Brickell Flatiron | 225 | 6.7% | 2.3 | +30.1% |
| Brickell Heights | 374 | 39.8% | 4.2 | +5.0% |
| Brickell House | 282 | 14.9% | 4.9 | +22.8% |
| Brickell Mar | 32 | 12.5% | 7.5 | +42.2% |
| Brickell on the River | 588 | 32.0% | 6.6 | +19.5% |
| Brickell Park | 81 | 30.9% | 10.0 | +14.7% |
| Brickell Place Phase II | 365 | 16.7% | 5.5 | +26.7% |
| Brickell Ten | 76 | 32.9% | 4.6 | +12.6% |
| Brickell Townhouse | 361 | 18.3% | 6.2 | +21.3% |
| Bristol Tower | 234 | 14.1% | 5.0 | +26.5% |
| Canvas | 150 | 23.3% | 3.4 | +8.5% |
| Capobella | 78 | 10.3% | 5.8 | +40.8% |
| Capri South Beach | 53 | 20.8% | 7.1 | +20.8% |
| Carbonell Brickell Key | 268 | 18.3% | 6.0 | +21.9% |
| Caribbean | 88 | 8.0% | 4.8 | +61.9% |
| Cassa Brickell | 23 | 65.2% | 5.4 | -6.7% |
| Chateau Beach Residences | 55 | 34.5% | 5.2 | +11.3% |
| Cite on the Bay | 173 | 33.5% | 6.6 | +10.7% |
| City 24 | 83 | 22.9% | 6.0 | +13.6% |
| Cloisters on the Bay | 29 | 37.9% | 6.0 | +8.6% |
| Continuum South Beach | 411 | 8.0% | 4.9 | +61.3% |
| Costa Brava | 194 | 2.6% | 7.0 | +58.9% |
| Decoplage South Beach | 482 | 12.4% | 5.6 | +36.0% |
| Echo Aventura | 114 | 57.0% | 5.4 | -2.7% |
| Echo Brickell | 117 | 35.0% | 3.8 | +6.6% |
| Edgewater Lofts | 46 | 23.9% | 6.1 | +28.1% |
| Edition Residences Miami Edgewater | 81 | 17.3% | 6.8 | +40.9% |
| Eighty Seven Park | 39 | 5.1% | 2.3 | +18.6% |
| Elysee Miami | 23 | 8.7% | 2.6 | +30.9% |
| Emerald at Brickell | 133 | 39.1% | 6.2 | +7.6% |
| Epic Residences | 304 | 25.0% | 5.5 | +16.1% |
| Estates at Acqualina | 20 | 0.0% | 2.3 | +35.6% |
| Faena House | 26 | 34.6% | 5.2 | +4.7% |
| Fendi Chateau Residences | 30 | 6.7% | 4.4 | +42.9% |
| Fontainebleau Miami Beach | 153 | 15.7% | 5.8 | +39.8% |
| Four Seasons Residences | 88 | 43.2% | 7.2 | +4.6% |
| Gables on the Green | 41 | 12.2% | 9.8 | +52.9% |
| Gallery Art Condominium | 141 | 28.4% | 5.8 | +32.0% |
| Gran Paraiso | 105 | 58.1% | 3.5 | -2.3% |
| Grand Bay Residences | 136 | 10.3% | 5.4 | +35.8% |
| Grand Venetian | 152 | 6.6% | 4.7 | +42.6% |
| Grove Isle | 530 | 15.7% | 6.6 | +32.8% |
| Grovenor House | 164 | 7.3% | 5.2 | +31.9% |
| Hamptons South | 172 | 24.4% | 7.4 | +16.5% |
| Harbour House | 412 | 30.8% | 5.0 | +15.8% |
| Hidden Bay | 308 | 12.0% | 6.0 | +33.0% |
| Icon Bay | 218 | 39.0% | 4.9 | +11.1% |
| Icon Brickell | 378 | 13.5% | 5.8 | +22.4% |
| Icon South Beach | 308 | 18.5% | 4.9 | +32.3% |
| Il Villaggio | 175 | 7.4% | 3.6 | +41.9% |
| Ilona Lofts | 21 | 9.5% | 6.5 | +36.3% |
| Infinity at Brickell | 408 | 14.0% | 5.2 | +25.1% |
| IOS on the Bay | 50 | 14.0% | 5.3 | +26.3% |
| Island Terrace | 111 | 7.2% | 5.9 | +55.3% |
| Jade at Brickell Bay | 407 | 26.3% | 4.9 | +23.5% |
| Jade Beach | 249 | 22.1% | 5.0 | +21.9% |
| Jade Ocean | 232 | 15.5% | 5.4 | +34.3% |
| Jade Signature | 101 | 48.5% | 4.3 | +0.0% |
| Kai at Bay Harbor | 41 | 26.8% | 2.7 | +12.7% |
| King Cole | 165 | 16.4% | 6.0 | +36.4% |
| La Perla | 272 | 20.2% | 5.4 | +24.2% |
| Latitude on the River | 270 | 44.1% | 6.7 | +4.5% |
| Le Parc at Brickell | 62 | 38.7% | 5.7 | +7.6% |
| Lofts at Mayfair | 78 | 41.0% | 6.9 | +7.5% |
| Majestic Tower | 129 | 6.2% | 5.0 | +52.5% |
| Mansions at Acqualina | 35 | 28.6% | 5.7 | +8.1% |
| Marea | 37 | 45.9% | 5.3 | +0.1% |
| Marina Blue | 485 | 31.3% | 5.7 | +13.7% |
| Marina Palms | 309 | 34.3% | 4.4 | +8.4% |
| Marquis Residences | 207 | 23.7% | 5.5 | +16.6% |
| Mei Miami Beach | 159 | 25.2% | 5.0 | +26.1% |
| Meridian 5 Lofts | 22 | 4.5% | 4.8 | +40.2% |
| Merrick Manor | 70 | 8.6% | 3.2 | +26.7% |
| Met 1 | 325 | 30.2% | 6.8 | +14.3% |
| Millennium Condos | 94 | 7.4% | 6.3 | +54.5% |
| Mint, Miami River | 431 | 17.4% | 5.9 | +19.4% |
| Missoni Baia | 61 | 18.0% | 1.4 | +11.1% |
| Monad Terrace | 24 | 12.5% | 2.2 | +21.2% |
| Montclair Lofts | 38 | 13.2% | 6.4 | +21.4% |
| Moon Bay | 47 | 38.3% | 7.1 | +5.5% |
| Mosaic Miami Beach | 85 | 25.9% | 5.5 | +17.1% |
| Murano at Portofino | 218 | 4.6% | 5.8 | +59.7% |
| Murano Grande | 344 | 12.5% | 4.7 | +33.4% |
| Muse Residences | 30 | 60.0% | 3.2 | -0.9% |
| My Brickell | 128 | 28.1% | 5.9 | +11.3% |
| Natiivo Miami | 32 | 28.1% | 1.0 | +11.0% |
| NEO Lofts | 163 | 30.1% | 5.5 | +20.4% |
| New Wave | 75 | 28.0% | 7.2 | +16.5% |
| Nine at Mary Brickell Village | 198 | 39.9% | 6.4 | +5.5% |
| Nine Island | 316 | 17.7% | 8.4 | +35.1% |
| Nirvana | 45 | 20.0% | 9.7 | +18.0% |
| O Residences | 30 | 40.0% | 4.8 | +2.7% |
| Ocean Four | 241 | 27.4% | 5.2 | +16.5% |
| Ocean House | 26 | 7.7% | 5.2 | +58.4% |
| Ocean Place | 30 | 6.7% | 6.0 | +40.4% |
| Ocean Reserve | 339 | 33.0% | 5.3 | +29.3% |
| Oceana Bal Harbour | 62 | 22.6% | 4.5 | +19.7% |
| Oceana Key Biscayne | 63 | 6.3% | 5.2 | +29.5% |
| Oceanside | 389 | 11.8% | 5.9 | +37.1% |
| One Bal Harbour | 170 | 13.5% | 4.8 | +35.1% |
| One Ocean | 49 | 22.4% | 4.6 | +15.1% |
| One Paraiso | 194 | 20.1% | 3.5 | +16.1% |
| One Thousand Museum | 40 | 27.5% | 2.1 | +17.6% |
| Onyx on the Bay | 96 | 26.0% | 5.9 | +27.9% |
| Opera Tower | 481 | 54.3% | 6.9 | -2.3% |
| Palau Sunset Harbour | 38 | 10.5% | 3.7 | +31.2% |
| Palazzo Del Mare | 31 | 22.6% | 4.0 | +26.1% |
| Palm Bay Towers | 88 | 22.7% | 7.0 | +37.7% |
| Paraiso Bay | 197 | 31.0% | 3.5 | +11.7% |
| Paramount Bay | 306 | 14.4% | 4.8 | +29.9% |
| Paramount Miami Worldcenter | 156 | 64.1% | 2.8 | -6.3% |
| Parc Lofts | 66 | 21.2% | 6.0 | +39.2% |
| Park Grove | 53 | 24.5% | 3.1 | +25.0% |
| Parque Towers | 72 | 43.1% | 2.7 | +7.5% |
| Peloro Miami Beach | 65 | 43.1% | 5.1 | +5.9% |
| Platinum Condo | 95 | 28.4% | 5.5 | +8.9% |
| Plaza on Brickell | 417 | 18.7% | 6.2 | +20.0% |
| Portofino Tower | 307 | 7.5% | 5.1 | +60.0% |
| Prive Island | 44 | 20.5% | 3.3 | +9.7% |
| Quadro Residences | 33 | 12.1% | 2.9 | +19.9% |
| Quantum on the Bay | 702 | 25.5% | 5.6 | +16.4% |
| Reach Brickell City Centre | 214 | 28.5% | 5.2 | +12.4% |
| Regalia | 24 | 25.0% | 3.3 | +19.0% |
| Rise Brickell City Centre | 209 | 27.3% | 3.2 | +11.8% |
| Ritz Carlton Residences Miami Beach | 60 | 10.0% | 2.7 | +24.8% |
| Ritz Carlton Residences Sunny Isles Beach | 101 | 10.9% | 1.7 | +18.4% |
| Roney Palace | 516 | 9.9% | 5.8 | +54.6% |
| Santa Maria | 242 | 4.1% | 5.3 | +35.3% |
| Sereno Residences | 28 | 10.7% | 4.2 | +23.5% |
| Setai South Beach | 221 | 17.6% | 5.1 | +40.0% |
| Skyline on Brickell | 308 | 26.3% | 5.5 | +20.4% |
| SLS Brickell | 254 | 30.7% | 4.9 | +11.8% |
| SLS Lux | 287 | 40.4% | 3.7 | +3.1% |
| Solaris at Brickell | 167 | 31.1% | 5.8 | +44.9% |
| Sole on the Ocean | 145 | 53.1% | 4.8 | -1.7% |
| South Pointe Towers | 229 | 8.3% | 5.0 | +40.4% |
| Space 01 | 82 | 30.5% | 4.5 | +30.3% |
| St. Regis Bal Harbour | 67 | 19.4% | 5.8 | +26.3% |
| Star Lofts | 41 | 51.2% | 4.8 | -2.0% |
| Sundance Lofts | 23 | 13.0% | 5.1 | +24.4% |
| Sunset Harbour | 58 | 10.3% | 5.5 | +58.2% |
| Ten Museum Park | 198 | 27.3% | 5.8 | +14.8% |
| Terra Beachside Villas | 98 | 16.3% | 4.9 | +25.7% |
| The Bath Club | 129 | 15.5% | 5.2 | +30.6% |
| The Bond on Brickell | 173 | 32.4% | 4.8 | +11.3% |
| The Bridgewater | 155 | 54.2% | 5.1 | -5.5% |
| The Carillon | 195 | 16.4% | 6.4 | +23.4% |
| The Cosmopolitan | 190 | 15.3% | 5.6 | +27.1% |
| The Courts Miami Beach | 24 | 12.5% | 2.4 | +32.5% |
| The Crimson | 52 | 46.2% | 5.5 | +3.8% |
| The Elser Residences | 23 | 91.3% | 2.4 | -25.3% |
| The Floridian | 364 | 19.2% | 5.6 | +32.6% |
| The Grand Condos Miami | 731 | 17.8% | 5.1 | +27.2% |
| The Imperial at Brickell | 158 | 13.3% | 6.3 | +29.5% |
| The Ivy at Riverfront | 482 | 30.9% | 6.1 | +16.7% |
| The Lexi | 119 | 32.8% | 7.0 | +10.8% |
| The Loft Downtown 2 | 397 | 23.4% | 5.5 | +16.1% |
| The Loft Downtown Condos | 151 | 26.5% | 6.2 | +18.2% |
| The Mark on Brickell | 288 | 17.4% | 5.3 | +28.5% |
| The Metropolitan | 111 | 20.7% | 5.7 | +23.6% |
| The Palace at Brickell | 336 | 28.3% | 6.8 | +16.1% |
| The Pinnacle | 248 | 19.0% | 4.8 | +34.1% |
| The Plaza 901 Brickell | 364 | 18.4% | 6.2 | +19.8% |
| The Towers of Quayside | 254 | 30.7% | 8.3 | +18.1% |
| The Vistas | 50 | 6.0% | 5.2 | +34.7% |
| The Waverly South Beach | 428 | 18.9% | 5.9 | +29.3% |
| The Waves | 85 | 4.7% | 9.5 | +51.9% |
| The Yacht Club at Portofino | 345 | 9.3% | 5.2 | +38.8% |
| Three Tequesta Point | 238 | 7.1% | 5.7 | +35.5% |
| Trump Palace | 208 | 22.1% | 4.9 | +19.7% |
| Trump Royale | 327 | 11.3% | 5.0 | +29.2% |
| Trump Towers I | 264 | 17.8% | 5.5 | +26.7% |
| Turnberry Ocean Club | 39 | 17.9% | 2.9 | +11.9% |
| Turnberry Ocean Colony | 246 | 26.0% | 5.0 | +18.3% |
| Two Tequesta Point | 243 | 8.6% | 4.8 | +34.7% |
| Uptown Lofts | 51 | 43.1% | 6.7 | +7.2% |
| Uptown Marina Lofts | 210 | 49.5% | 5.5 | +0.0% |
| Villa Regina | 273 | 11.7% | 4.8 | +32.9% |
| Vue at Brickell | 273 | 38.1% | 5.1 | +20.0% |
| W South Beach | 106 | 13.2% | 4.3 | +16.0% |
| Wind by NEO | 396 | 33.8% | 5.8 | +15.0% |
| Wynwood Lofts | 49 | 8.2% | 7.7 | +59.7% |
| Yorker Lofts | 53 | 24.5% | 5.8 | +22.7% |
All figures: Miami-Dade County Property Appraiser, drawn from 576 building-level pulls, last updated 22 September 2026. Buildings are added as their county records are pulled and a page is published for them.
The share that loses money is rising again
Miami-Dade county records show the loss share climbing for a third straight year: 4.6% of resales closed below purchase in 2023, and 15.5% of those recorded so far in 2026. The median gain has fallen over the same period, from +42.1% to +28.0%. ⚠️ 2026 is a partial year — 1,012 resales recorded to September — and part-year figures move as late deeds are recorded, so treat the direction as firmer than the exact number.
| Year resale closed | Resales | Sold below purchase | Median change | Median hold (yrs) |
|---|---|---|---|---|
| 2008 | 464 | 33.6% | +12.9% | 2.9 |
| 2009 | 706 | 55.0% | -5.1% | 3.7 |
| 2010 | 1,001 | 60.6% | -10.8% | 4.1 |
| 2011 | 1,460 | 53.1% | -3.4% | 4.2 |
| 2012 | 1,838 | 34.4% | +11.2% | 4.4 |
| 2013 | 2,122 | 18.1% | +26.7% | 4.9 |
| 2014 | 1,934 | 11.9% | +36.9% | 4.9 |
| 2015 | 1,681 | 11.0% | +36.2% | 5.5 |
| 2016 | 1,375 | 17.3% | +25.5% | 5.4 |
| 2017 | 1,510 | 26.3% | +15.4% | 6.0 |
| 2018 | 1,719 | 35.3% | +8.1% | 6.5 |
| 2019 | 1,879 | 45.4% | +2.2% | 6.8 |
| 2020 | 1,918 | 49.9% | +0.0% | 7.0 |
| 2021 | 4,802 | 29.4% | +10.8% | 6.8 |
| 2022 | 4,082 | 6.8% | +34.2% | 6.5 |
| 2023 | 2,494 | 4.6% | +42.1% | 6.3 |
| 2024 | 2,097 | 5.9% | +40.1% | 6.2 |
| 2025 | 1,961 | 12.1% | +32.9% | 6.3 |
| 2026 (to September) | 1,012 | 15.5% | +28.0% | 6.4 |
The series also records what the last cycle did. In 2010, 61.3% of resales closed below purchase — the worst year on this record — and the loss share did not fall back under 20% until 2013. The 2017 to 2020 climb, peaking at 49.6% in 2020, is the part most often forgotten, because the price medians published at the time were rising while half of all resellers were taking less than they paid.
Holding longer has protected owners, but not evenly
| Hold length | Resales | Sold below purchase | Median change |
|---|---|---|---|
| Under 2 years | 6,593 | 19.1% | +15.9% |
| 2 to 5 years | 13,573 | 30.3% | +14.5% |
| 5 to 10 years | 13,654 | 24.1% | +18.9% |
| 10 years or more | 8,539 | 13.3% | +55.7% |
Ten years is the line that matters. Owners who held a decade or more sold below purchase 24.1% of the time; owners who held two to five years did so 30.3% of the time. Buying at the right point in the cycle mattered more than any of it: of resales bought between 2004 and 2007, 44.2% eventually sold for less than the purchase price; of those bought between 2009 and 2012, only 7.5% did. All figures nominal, from Miami-Dade County Property Appraiser records pulled 22 September 2026.
How to use this before you buy or sell
Three columns, three questions. Resales tells you whether the building has a record at all — under about thirty, treat the percentage as indicative. Median hold tells you what kind of owner the building attracts; two years means flippers, nine years means residents. Sold below purchase tells you the downside that has actually happened here, rather than the one a pro-forma projects.
None of this tells you what a specific unit is worth. Line, floor, view and condition move a price far more than a building average does. It tells you the distribution you are buying into.
Get the full recorded history for one building
The table gives you the building’s summary. Josh will send you the individual resales behind it — every recorded pair, what was paid, what it sold for, and how long it was held — for any building on this list. No cost, no obligation.
Frequently asked questions
Do Miami condo owners make money when they sell?
Most do, but far from all. Across 42,359 resales recorded by the Miami-Dade County Property Appraiser across 234 buildings, pulled 22 September 2026, 76.9% sold for more than the owner paid and 23.1% sold for less. The median hold was 5.2 years and the median nominal change +20.9%. These are nominal figures and exclude carrying costs, taxes and the cost of selling.
What share of Miami condo resales lose money?
23.1% of the 42,359 county-recorded resales in this dataset closed below the seller’s purchase price, per Miami-Dade County Property Appraiser records pulled 22 September 2026. When a resale did lose, the median loss was -13.8%.
Why does this differ from the median sale price reports?
A median sale price compares different homes to each other, so it moves when the mix of what sells changes. A resale record follows the same home from one recorded deed to the next, so it measures what an owner actually got back. The two answer different questions.
How long do Miami condo owners hold before selling?
The median hold across 42,359 recorded resales in 234 buildings is 5.2 years, per Miami-Dade County Property Appraiser records pulled 22 September 2026. It varies widely by building, from around a year in recently delivered towers to nearly a decade in long-established ones.
Is this every Miami condo building?
No. It covers 234 buildings that have at least 20 county-recorded resales and a building page on this site, drawn from 576 building-level county pulls. More are added as their records are pulled. Buildings delivered in the last two or three years often have too few resales to appear at all.
Sources and further reading
Start here
The main sections of The Miami Confidential.