The Meridian

What the county records at 2001 Meridian Avenue

The Miami-Dade County Property Appraiser holds 113 folios at 2001 Meridian Avenue, all in one declaration, THE MERIDIAN CONDO. 111 are saleable homes; the other two are a reference folio and a commercial office unit. The declaration’s common-element shares close at 100.9756% — slightly over, which is an error in the roll rather than a gap, since a missing folio can only make a declaration close short.

All 111 homes are classified RESIDENTIAL — TOTAL VALUE : CONDOMINIUM — RESIDENTIAL. They run 802 to 2,378 square feet with a median of 966, and there is not a studio among them: 71 one-bedrooms and 40 two-bedrooms. The dominant plan is 966 sq ft, repeated 36 times, followed by 1,450 sq ft at twelve.

For 2026 the county assesses the homes at $63,139,939, a median of $474,047 across a range of $107,089 to $1,311,000.

One thing I have deliberately left out: a build or conversion year. Several South Beach loft buildings were demolished and rebuilt behind retained facades, and the county roll can carry the original structure’s year on a redeveloped parcel. A year gap is a question, not a finding, and I am not going to publish one I cannot source.

Why the median price rose while the price per foot fell

The record holds 262 qualified transactions. A hundred and six of them closed in 2005, when the apartments were first sold off individually; since then the building has traded steadily, between three and eighteen times a year, with no year missing entirely.

Read the median price column alone and 2026 looks like a 46.7% jump on 2023. Read the per-foot column alone and it looks like a 10.4% fall. Both are correctly calculated from the same six transactions, and the second one is the one that tells you about value.

The explanation is mix, not movement. This building spans 802 to 2,378 square feet — a factor of three — so which apartments happen to sell in a given year swings the median price around completely. In 2026 the larger homes sold. The median price went up because bigger things were bought, not because the same thing became dearer.

This is why I lead with price per square foot. On 23 sales across four years I would not draw a firm direction from either column; what the per-foot figures support is a level, and the level has sat between roughly $660 and $740 throughout.

One sale that does not belong with the others

On 13 May 2026 a 2,143 square foot home sold for $3,050,000 — and that works out at $1,423 per square foot, against a four-year median of $677 and a four-year high, excluding it, of about $1,020.

It is the highest price and the highest per-foot figure in the building’s entire recorded history, and it is more than double the building’s own median. I am reporting it and declining to explain it, because the county record shows amounts and dates and never reasons. It could be an exceptional apartment, an exceptional renovation, or a price that will look odd in hindsight. What it is not is a comparable for an ordinary unit here.

The rest of the recent top end is more sober: $2,100,000 for a 2,058 sq ft home in February 2023 ($1,020/sf), $1,475,000 for a 2,090 sq ft home in May 2024 ($706/sf), $1,440,000 for a 1,450 sq ft home in January 2023 ($993/sf).

One good feature of this building’s record: all 111 homes have at least one qualified sale on the county record. Five of them show only a 2005 sale at the same price and date as other units, which the tables here count once per date-and-price pair. For the rest, there is a checked, unit-level price history.

Who this building suits, and who it does not

The absence of studios is the defining fact. A median of 966 square feet, all one and two-bedroom homes, in a South Beach building with a recorded sale on every unit, is a different proposition from the studio blocks common in this part of the market. If you want genuine loft space rather than a small pied-à-terre, that is the case for looking here.

It suits you badly if you need liquidity. Twenty-three sales in four years across 111 homes is about one apartment in 19 per year, and the median home here last changed hands in 2017. You should expect a slow sale and a small buyer pool.

It also suits you badly if you are pricing from headline figures. Anyone quoting you the 2026 median price of $1,045,000 as evidence that this building has appreciated is reading the wrong column, and the per-foot data does not show appreciation.

If you are selling here, find the recent sales of your own floorplate rather than the building median — with 36 apartments on the 966 sq ft plan, most owners have real like-for-like comparables. And be careful about anchoring to the May 2026 record: it is a genuine recorded sale, but it sits so far outside the building’s own band that a serious buyer’s agent will discount it, and they will be right to ask why.

The Meridian — Frequently Asked Questions

How many units are there at The Meridian?

111 homes, plus a reference folio and one commercial office unit, in the THE MERIDIAN CONDO declaration at 2001 Meridian Avenue. The declaration closes at 100.9756% of its common elements, so that count is complete.

Did prices at The Meridian go up in 2026?

Not per square foot. The median price paid rose to $1,045,000 from $712,500 in 2023, but the median price per square foot fell to $661 from $738. The difference is which apartments sold: this building ranges from 802 to 2,378 square feet, so a year in which larger homes trade lifts the median price without anything becoming dearer.

What is the most expensive sale on record here?

$3,050,000 for a 2,143 square foot home on 13 May 2026, which works out at $1,423 per square foot. That is more than double the building’s four-year median of $677 and the highest figure in its recorded history. It is reported here as a fact, not used as a comparable.

How big are the apartments?

From 802 to 2,378 square feet, median 966. There are no studios — 71 one-bedrooms and 40 two-bedrooms. The most repeated plan is 966 square feet, which appears 36 times.

How often do apartments sell here?

Twenty-three qualified sales across the last four years against 111 homes, roughly one apartment in 19 per year. The median home last changed hands in 2017. The building has traded every year since individual sales began in 2005, so it is thin but not dormant.

Does every unit here have a price history?

Yes. All 111 homes have at least one qualified sale on the county record. Five of them show only a 2005 sale at the same price and date as other units, which the tables here count once per date-and-price pair.

Why does this page not give the year the building was built or converted?

Because it cannot be sourced reliably. Several South Beach loft buildings were demolished and rebuilt, and the county roll can keep carrying the original structure’s year on a redeveloped parcel. A gap between a stated year and the county year is a question rather than a finding, and I would rather omit the figure than publish one I cannot stand behind.

Interested in selling at The Meridian?

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