900 Biscayne Bay

What’s Actually in 900 Biscayne Bay

The Miami-Dade County Property Appraiser carries 550 folios under the 900 BISCAYNE BAY CONDO subdivision at 900 Biscayne Boulevard in Downtown Miami. Of those, 508 are classified as residential homes and 41 as commercial units. That accounts for 549 of the 550. The remaining folio is a reference folio — an administrative master record carrying zero square feet, not a home — and I would rather name it than guess at what it is.

The 508 residential homes split into 208 one-bedrooms, 153 two-bedrooms and 147 three-bedrooms — that bed-mix count adds up to the full residential total on its own, so there’s no meaningful studio or four-bedroom presence in this subdivision’s county record.

Heated area runs from 912 to 3,654 square feet, median 1,450. In my experience touring towers up and down Biscayne Boulevard and Brickell, a median that large is unusual — most downtown one-and-two-bedroom-heavy stock runs smaller. With 147 three-bedrooms out of 508 homes, nearly 29% of the building, the larger median makes sense: this is a building with real depth in large-format inventory, not a one-bedroom rental machine with a few penthouses bolted on top.

2026 assessed values across the subdivision run from $170,858 to $2,315,480, with a median of $640,393. That spread reflects the building’s mix of unit sizes — a 912-square-foot one-bedroom and a 3,654-square-foot three-bedroom were never going to assess anywhere near each other.

Four Years of Sales, and What They Actually Show

The county record shows 112 qualified, arm’s-length sales at 900 Biscayne Bay across the last four years — a genuinely useful sample size for a single building, not the handful of transactions I have to caveat on some of the smaller enclaves I cover. Bulk and portfolio transfers are already collapsed to a single transaction in these counts, so this is 112 real, individual sales.

Read by price per square foot — the number I lead with, and the reason is below — 900 Biscayne Bay moved from $706 in 2023 to $730 in 2026 to date. That’s a 3.4% gain over roughly three and a half years. It’s not a dramatic number, and I’m not going to dress it up as one. But it’s a gain, on a sample of over a hundred sales, in a Miami condo market where plenty of buildings I’ve pulled this same data for went the other direction over the same stretch. That alone makes 900 Biscayne Bay worth a second look if price direction matters to you.

Turnover here is healthy too. The four-year record carries 112 qualified sales against 508 residential homes — roughly one home in eighteen changing hands annually. That is measured on the same basis as every other building in this series, so the figures are directly comparable. Because 2026 is still incomplete, the true current rate is likely a little higher than eighteen.

2026 itself is incomplete: 17 sales through the date I pulled this record, against 34, 37 and 24 in the three years before it. I’m treating its figures as provisional for that reason: the direction is consistent with the rest of the record, but a partial year shouldn’t be read with the same confidence as a full one.

Did 900 Biscayne Bay Really Fall 26% in 2025?

Look at the table above by median price alone and the building appears to have fallen off a cliff in 2025, then staged a dramatic recovery in 2026. Median price dropped from $1,035,000 in 2024 to $767,500 in 2025, a 25.8% decline. Then in 2026 to date, the median jumped back to $1,110,000, a 44.6% increase over 2025. Read that way, this looks like a building that ran into trouble and then suddenly didn’t.

Neither happened. Look at the same two years by price per square foot instead: $722 in 2024, $709 in 2025, a move of 1.8%, essentially flat. Then $709 to $730 in 2026 to date, up 3.0%. The building didn’t crash and it didn’t roar back. What changed between 2024, 2025 and 2026 wasn’t the market’s opinion of 900 Biscayne Bay — it was which floorplans happened to trade in each year.

This is exactly why I lead with $/sq ft on every building page and treat median price as the secondary number, not the headline. A building with only one or two floorplan sizes doesn’t run into this problem — the two figures move together. 900 Biscayne Bay has a genuinely wide range of unit sizes, 912 to 3,654 square feet, and a deep stock of large three-bedrooms, 147 of 508 homes. When a disproportionate share of smaller units happens to close in a given year, the median price falls even though per-square-foot values hold. When larger three-bedrooms trade instead, the median rises even though per-square-foot values barely move. 2025 and 2026 are a clean demonstration of that mechanism.

The building’s two largest sales on record bracket this well: $3,500,000 in February 2013 for a 2,625-square-foot home, and $3,180,000 in July 2024 for a 3,199-square-foot home. The 2013 sale predates the four-year window above and the July 2024 sale falls inside it; I’m noting both here as ceiling context, not as evidence of a pricing trend. Two data points more than a decade apart can’t establish a trend, and I’m not going to pretend they can.

Who 900 Biscayne Bay Suits — and Who It Doesn’t

This building suits a buyer who wants a price record backed by a real sample size, not a hopeful two-sale anecdote. The 3.4% gain in $/sq ft from 2023 to 2026 to date rests on 112 qualified sales.

It also suits a buyer who actually wants the larger floorplan. 147 three-bedrooms out of 508 homes is real depth, and a 1,450-square-foot median gives you more room than most downtown Miami towers offer at a comparable price. If you’re trading up from a one-bedroom investment unit into a home you plan to live in, this building has genuine inventory in that size range.

Liquidity-minded buyers and investors should take the roughly one-in-eighteen annual turnover rate noted above as a healthy sign — homes here sell with some regularity, which matters if you may need to exit.

It suits this building badly if you read the 2025 numbers and expect a bargain. The $767,500 median that year wasn’t a discount on the building — smaller homes happened to trade. Price by $/sq ft, not by matching last year’s median, or you’ll misprice your offer in either direction.

A word for sellers: if you own a smaller one-bedroom here, don’t let a strong three-bedroom sale in your comp set inflate expectations, and don’t let a soft median year like 2025 talk you into underpricing a well-supported $/sq ft number. Price the square footage, not the headline.

Building age, story count and amenity detail are not in the county record. The year and story count shown at the top of this page come from the building record on this site. What’s above is what the county record actually supports.

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