Montclair Lofts

Forty Homes on Miami Beach’s Meridian Avenue

I pulled all 40 folios the Miami-Dade County Property Appraiser has on file for Montclair Lofts at 1700 Meridian Avenue, Miami Beach, FL 33139. The declaration closes at exactly 100.0000% on the county’s common-element share test, and all 40 folios are residential homes; there are no commercial, parking or storage folios to exclude.

Most of the building carries 2 bedrooms — 36 of the 40 homes (90.0%) — with the remaining 4 carrying 3. Heated area runs from 995 to 2,073 square feet, median 1,014, and one floorplate dominates: 1,014 sq ft accounts for 16 of the 40 homes, 40.0% of the building on its own. Two more sizes, 995 and 1,018 square feet, add 7 homes each.

On the 2026 tax roll, assessed values run from $381,222 to $1,213,040 across the 40 homes, with a median of $539,784.

The county record carries a year built of 2005 for 38 of the 40 homes; two folios (units 101 and 102, 1,845 square feet each) show 1954. Story count, architect and amenity list are not part of the county record, and I’d rather say so than fill them in from a listing site.

Seven Sales in Four Years: A 14.4% Rise on Thin Volume

Only 7 qualified sales have closed across the whole four-year span, with just one sale in each of 2023 and 2025 — thin enough that I wouldn’t lean hard on any single year’s median. What the record does show: median $/sq ft never fell below $604 in any year and moved from $702 in 2023 to $804 in 2026 to date, up 14.4%, with the $604 in 2025 a single sale. With volume this light I’d call that direction probably real, not a confirmed trend. Against 40 homes, that’s a turnover of roughly one home in 23 each year. 2026 is an incomplete year.

The building’s current-window record — and its all-time record — is $1,650,000, closed 6/23/2026, for a 2,073 sq ft home at unit 306, the building’s single largest unit, at $796 per square foot. That’s not, however, the highest RATE per foot recorded this year: a smaller, 1,014 sq ft home at unit 501 sold the same year for $1,145,000, working out to $1,129 per square foot — a reminder that a building’s biggest price and its biggest per-square-foot rate don’t always belong to the same sale, and why I lead with $/sq ft rather than price when the two disagree.

What Explains This Building’s Two Losing Round Trips?

Looking at homes bought and later resold, first recorded sale to latest sale (one per home, which can span several owners), both legs a qualified transaction over $10,000: 36 of the building’s 40 homes (90.0%) have one. 34 sold for more than the previous owner paid; 2 sold for less. The median change across all 36 is +34.7%, over a median 14.8-year hold; among the 34 gainers alone the median gain is 35.9%. The range runs from -26.0% to +165.5%.

Both of the building’s losing round trips share a pattern: an August 2005 purchase near $525,000-$570,000, resold in 2013 for $422,000-$500,000 — the larger loss, -26.0%, belongs to a 1,018 sq ft home recorded 7.7 years apart, though the county shows a May 2009 certificate of title on that home between the two sales, so it was not a clean single hold. Set against that, the building’s largest documented gain: unit 407, 1,014 square feet, bought for $339,000 in August 2005 and sold for $900,000 in April 2024, +165.5% over 18.7 years — one of the two sales that made up 2024’s window total. Almost every one of the building’s original sales, in August 2005, clustered between $310,000 and $590,000, and the homes that have held longest since then show the largest gains.

Who Montclair Lofts Suits, and Who It Doesn’t

Montclair Lofts suits a buyer who wants real size variety in one Miami Beach building — from a 995 sq ft standard unit to a 2,073 sq ft home — and who’s comfortable with a modest but genuinely positive $/sq ft trend on light recent volume. It also suits a patient buyer: the building’s clearest gains belong to owners who held 17 years or more.

It suits buyers badly who need a wide set of current comparables — a single sale closed in each of two of the last four years — or who assume every home here has been a guaranteed win; two documented round trips, both tracing to 2005 purchases resold into 2013, show a real loss is possible depending on timing.

If you are selling: price off the $604-$837 four-year $/sq ft band and your unit’s specific floorplate, keeping in mind that this building’s biggest recent PRICE and its biggest recent RATE per foot came from two different-sized units in the same year. With volume this thin, be ready to make your own case to a buyer’s agent alongside whatever comparable you can point to.

Montclair Lofts — Frequently Asked Questions

How many homes are in Montclair Lofts?

The Miami-Dade County Property Appraiser lists 40 folios for Montclair Lofts at 1700 Meridian Avenue, Miami Beach, FL 33139, all residential homes. The declaration closes at exactly 100.0000% on the county’s common-element share test.

What does the sale record show about $/sq ft at Montclair Lofts?

It rose 14.4% from 2023 to 2026, $702 to $804, and never fell below $604 in any year of the window. With only 7 sales across the four years, I’d call that direction probably real, not confirmed.

What is the highest price a home has sold for at Montclair Lofts?

The building’s current and all-time record is $1,650,000, closed June 2026, for a 2,073 sq ft home at unit 306 — the building’s single largest unit, at $796 per square foot.

What is the highest rate per square foot recorded at Montclair Lofts?

$1,129 per square foot, from a $1,145,000 sale of a smaller, 1,014 sq ft home the same year, 2026 — a different unit from the building’s highest-priced sale, since price and $/sq ft don’t always belong to the same home.

Do owners at Montclair Lofts typically make or lose money?

Of the building’s 40 homes, 36 (90.0%) have a documented round trip: 34 gained, 2 lost. The median change across all 36 is +34.7% over a median 14.8-year hold.

How often do homes turn over at Montclair Lofts?

With 7 qualified sales across the last four years against 40 homes, turnover works out to roughly one home in 23 each year.

What is not known about Montclair Lofts from the county record?

The county record gives a year built of 2005 for 38 of the 40 homes (two folios show 1954). Story count, architect and amenity details are not part of the Property Appraiser’s record, so none of those facts are stated from it on this page.

Interested in selling at Montclair Lofts?

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