26 Edgewater

A Building Built Almost Entirely on One Floorplate

Counted individually against the Miami-Dade County Property Appraiser record on 17 August 2026, 26 Edgewater carries 91 folios at 321 NE 26th Street: 86 residential homes, four commercial store folios, and one reference folio that does not represent a separate unit.

Heated area runs 560 to 998 square feet, with a median of exactly 560 — the smallest plan in the building. Forty-four of the 86 homes, 51.2%, sit on that one 560 square foot floorplate. After that, the plans thin out fast: 815 square feet accounts for 14 homes and 814 square feet for 9 more.

The mix is 56 one-bedrooms (65.1%), 29 two-bedrooms (33.7%) and one studio (1.2%). There is no three-bedroom home anywhere in the building.

The 2026 assessed value ranges $210,886 to $395,086 across the 86 homes, with a median of $301,209 — modest figures that track the building’s small median floorplate.

One methodology note worth stating plainly, because I would rather show my work than hide it: four of the building’s commercial store folios carry common-element share entries that read as misplaced decimals in the county’s own roll — 0.03% to 0.04% apiece where the surrounding pattern implies ten times that. The declaration only closes to a clean 100% once those four entries are corrected for the decimal error. Nothing about the 86 homes or their shares is affected; this is a commercial-folio bookkeeping quirk, not a missing residence.

Does the Price Record Show a Trend?

Qualified sales only — arm’s-length transactions, verified against the county record.

I lead with the per-square-foot number, because median sale price is close to meaningless in a building where homes range from 560 to 998 square feet. Per-foot pricing ran $626, $638, $564 and $598 across 2023 through 2026 to date, a band of roughly 12% with the two most recent years reading below the two before them. Across the full window the change is -4.4%. That is a real number, but twelve qualified sales across four years, in an 86-home building, is not enough to call it a confirmed trend. My honest reading: the direction is probably a modest softening; the magnitude is genuinely uncertain on this few a data points, and I would rather say that plainly than dress up four numbers as a market.

The median SALE price swings much harder — $362,500 up to $460,000 and back down to $335,000 — but that is which specific homes happened to trade each year, not the market moving. This is exactly the case where price and price-per-square-foot disagree, and the per-foot figure is the one to trust.

Turnover across the four-year window: 12 qualified sales against 86 homes works out to one home in 29 changing hands each year. That is a slow-moving building. Every one of the four years produced at least one qualified sale — no year is blank — but 2026 to date carries only two, and 2026 is an incomplete year.

Sales from 2019 through 2021, outside this table’s four-year window but drawn from the same county record, priced as low as $350 to $396 per square foot — meaningfully below the $552–$696 band this building has held since 2023. Whatever happened in those years, the building’s per-foot pricing has not returned to that level since.

What Happened to the People Who Bought Here

Twenty-five of the building’s 86 homes, 29.1%, show a complete round trip in the county record — a documented purchase and a later documented sale, both qualified, both above $10,000. That is enough of a sample to say something real about how this building has actually performed for the people who owned in it, rather than just what it is asking today.

Of those 25 round trips, 14 gained value, 9 lost it and 2 resold for exactly what they cost — 56.0% up, 36.0% down, 8.0% flat. The median gain is +7.6%, held for a median of 3.7 years. The full range runs from -21.1% to +62.5%.

The pattern in the record is not random, and it is worth stating plainly rather than averaging away. The clearest gains belong to the longer holds: a 560 square foot home bought for $240,000 in October 2018 sold for $390,000 in January 2024, +62.5% over 5.2 years; an 815 square foot home bought the same month for $330,000 sold for $470,000 in February 2025, +42.4% over 6.4 years. The clearest losses belong to the shortest holds, nearly all of them sold in 2019 or 2020: a 560 square foot home bought for $285,000 in October 2018 sold for just $225,000 in May 2020, -21.1% in 1.6 years; a 605 square foot home bought the same month sold in July 2020 at -13.4% in 1.8 years.

I would rather draw the honest conclusion than a flattering one: 26 Edgewater has rewarded patience and punished a fast exit, particularly an exit landing in 2019 or 2020. Nothing in this record supports buying here for a quick turn.

Who 26 Edgewater Suits, and Who It Doesn’t

This building suits a buyer whose priority is the lowest realistic entry point into Edgewater: a compact one-bedroom, most likely on the 560 or 815 square foot plan, at a median 2026 assessed value of $301,209. It also suits an investor who wants a small, rentable unit in a neighborhood with real rental demand and is not counting on quick appreciation.

It suits badly anyone who needs space. The median home is 560 square feet and the largest home in the building is under 1,000 — there is no three-bedroom here, and the two-bedroom plans top out well short of what a growing household typically needs.

It also suits badly anyone planning a short hold. The round-trip record above says plainly that the fastest exits, landing in 2019 and 2020, lost money; every clear gain in this building took years, not months, to show up.

If you are selling here: anchor your price on $ per square foot, not on what a neighbor’s larger unit sold for. This building’s median sale price has moved by more than 25% between years purely on which floorplate happened to trade — a seller who quotes the wrong comparable will misprice by tens of thousands of dollars in either direction.

Interested in selling in 26 Edgewater?

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