Building facts
- Address
- 9901 W. Bay Harbor Drive
- Neighborhood
- Bay Harbor Islands
- Year built
- 2024
- Floors
- 7
- Residences
- 30
- Status
- Completed
- Developer
- Alta Developers
- Architect
- Revuelta Architecture
- Pricing
- Starting at $1 Million
⚠️ About the grey “Building facts” box above this line. It is generated automatically by the site template and it still reads Year built 2024, Status: Pre-Construction and Starting at $1 Million. Alana received its Temporary Certificate of Occupancy on 6 February 2025, the county records the building as built in 2025, and 23 of its 30 homes have already recorded a deed. That box cannot be edited from this page. Everything below is built on the Miami-Dade County Property Appraiser record as of 26 August 2026.
Key Takeaways
- 🔴 This is not a pre-construction building and has not been since February 2025 — Alana took its Temporary Certificate of Occupancy on 6 February 2025 and the county records it as built in 2025. Closings began that month. Anything still advertising it as pre-construction — including the grey box at the top of this page — is out of date.
- ⭐⭐ Seven of the thirty homes have never recorded a deed — 23 of 30 carry a recorded sale. Seven do not, eighteen months after the building opened. Of the four newest Bay Harbor Islands buildings we have pulled from the county roll, Alana is the only one with a home in that position.
- What the homes actually sold for — $985,000 to $2,200,000, median $1,400,000 — $797 to $1,328 per square foot, median $1,060. That is the recorded deed record for all 23 sales, not an asking price.
- ⭐ New in Bay Harbor cost 42.7% more in 2025 than it did in 2021 — Alana’s developer closings ran at $1,060 per square foot. Bijou Bay Harbor, whose median home is 1,345 sq ft against Alana’s 1,339, closed its own buyers at $743 in 2021.
- ⚠️ But it closed 22.6% BELOW the building that opened a year earlier — ONDA delivered in 2024 and closed at $1,369 per square foot. Its median home is 2,320 sq ft. “New Bay Harbor is $1,400 a foot” describes ONDA, not the island.
- Nobody who bought here has sold — Twenty-three deeds across twenty-three different homes. Not one has traded twice. There is no resale record in this building yet, which means there is nothing to price a resale against.
- 🔴 The county does not recognise the marketed address — A search for 9901 W Bay Harbor Drive returns nothing. All 30 homes sit in the declaration ALANA CONDO, folio series 13-2227-129. Check any figure you are quoted against the folio, not the address.
9901 W. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 | Neighborhood: Bay Harbor Islands
Alana is a seven-storey, thirty-home condominium on Bay Harbor Islands, designed by Luis Revuelta and developed by Alta Developers. It has been standing and occupied since February 2025. Most of what is written about it online still describes a building that has not been built yet, so this page starts from the county record and works outwards.
What the county actually records at Alana
The Miami-Dade County Property Appraiser holds 30 folios in the declaration ALANA CONDO, recorded at OR 34586-924. Every one of the thirty is classified RESIDENTIAL — CONDOMINIUM. There is no commercial parcel, no hotel parcel and no reference folio.
The declaration is complete. The undivided ownership shares across the thirty homes sum to exactly 100.0000%. That matters more than it sounds: it means the county record below is the entire building rather than a portion of it, and it is the check that catches a partial pull before it becomes a wrong page.
The county records the year built as 2025.
The building is laid out with residences on five floors, three through seven, six homes on each. The unit numbering runs 301 to 706 in six vertical lines:
- Line 01 — 1,657 sq ft, three bedrooms, three baths (five homes)
- Line 03 — 1,662 sq ft, three bedrooms, three baths (five homes)
- Line 02 — 1,236 sq ft, two bedrooms · Line 04 — 1,312 sq ft, two bedrooms
- Line 05 — 1,229 sq ft, two bedrooms · Line 06 — 1,366 sq ft, two bedrooms
That is 20 two-bedroom and 10 three-bedroom homes, bedroom and bathroom counts recorded for all thirty, spanning 1,229 to 1,662 square feet with a median of 1,339. Total living area across the building is 42,310 square feet. The marketing has always said “1,229 to 1,662 square feet” and the county agrees with it exactly — a rarer outcome on this site than you might expect.
Assessed values for 2026 total $34,456,000, median $993,000. ⚠️ Read those with care. The county has assessed this building almost entirely by line, adding about a thousand dollars a floor as you go up, so the assessment does not track what individual homes actually fetched. Across the 23 homes that have both, the 2026 assessment is a median of 75.9% of that home’s own recorded sale price. Useful for estimating a tax bill; useless as a valuation.
The deed record: 23 sales, $34.2 million, no resales
Twenty-three of the thirty homes have a recorded deed. All twenty-three are qualified warranty deeds — arm’s-length transactions, no quitclaims, no corrective instruments, no bulk transfers. Together they total $34,232,200.
| Recorded price | Price per square foot | |
|---|---|---|
| Lowest | $985,000 | $797 |
| Median | $1,400,000 | $1,060 |
| Highest | $2,200,000 | $1,328 |
By home type: the ten three-bedroom homes have a median recorded price of $1,900,000, the twenty two-bedrooms $1,340,000.
The closings are extraordinarily concentrated. The building took its TCO on 6 February 2025. Fourteen of the twenty-three deeds recorded in February 2025 alone — two more in January, two in March, two in April and one in May. Then the record goes quiet for eight months. One deed recorded in January 2026 and one in May 2026, and that is the whole of the last fifteen months.
| Year | Deeds recorded | Median $/sq ft |
|---|---|---|
| 2025 | 21 | $1,060 |
| 2026 to date | 2 | $1,077 |
⚠️ Two sales is not a trend and I am not going to present it as one. The 2026 pair came in a fraction above the 2025 median. That is a fact about two transactions. It says nothing reliable about direction, and anyone building a Bay Harbor forecast on it is guessing.
There are no resales here at all. Twenty-three deeds across twenty-three different homes — every one a first sale. Not a single home in this building has changed hands twice. That is unsurprising eighteen months in, but it has a consequence a buyer should understand: there is no resale comparable inside this building, so a valuation of your home here will be built from other buildings, and so will your lender’s.
One more thing worth publishing because it cuts against a common assumption:
| Floor | Deeds | Median $/sq ft |
|---|---|---|
| 3rd | 4 | $1,106 |
| 4th | 5 | $1,007 |
| 5th | 5 | $1,139 |
| 6th | 5 | $1,029 |
| 7th | 4 | $1,177 |
There is no clean floor premium in the record. The top floor is the dearest, as you would expect — but the third floor beat both the fourth and the sixth. ⚠️ With four or five sales per floor that is far too thin to call a rule, and I am reporting it rather than explaining it away. The honest reading is that at a seven-storey building, view and exposure vary by line more than by altitude, and the pricing followed the line.
The seven homes with no deed
Seven of the thirty homes — units 301, 303, 403, 506, 606, 704 and 706 — carry no recorded deed of any kind. Not a sale, not a transfer, nothing. That is 23% of the building, and it is 10,391 square feet of living area assessed at $8,359,000 for 2026.
Set that against what was published at the opening. PROFILEmiami’s report on the TCO, dated 10 February 2025, described the building as “over 90% sold”.
⚠️ Those two statements are not necessarily in conflict, and I want to be precise about why. “Sold” in a new-development context normally means under contract. A recorded deed means closed. A home can sit under a signed contract for a long time without a deed reaching the Clerk, and the Property Appraiser’s roll can lag a very recent recording. So the correct statement is the narrow one: as of 26 August 2026 the county shows deeds on 23 of 30 homes and none on the other seven.
What makes it worth a section is the comparison. We have pulled the full county record for the four newest condominium deliveries in Bay Harbor Islands. ONDA (41 homes, 2024), Bijou Bay Harbor (41 homes, 2021) and Kai at Bay Harbor (54 homes, 2016) show zero homes without a recorded deed between them. Alana is the only one of the four with any.
If you are buying here, that is a question to ask, not a verdict. Seven homes still held by the developer eighteen months on is either a deliberate hold, a slow tail on a small building, or unsold inventory — and which one it is changes what you should expect from your negotiation and from the association’s budget. Ask the association for the current roster of developer-owned units and ask whether the developer is still paying full assessments on them. In a thirty-home building, seven units is nearly a quarter of the budget.
What new construction costs in Bay Harbor Islands
Bay Harbor Islands has been replacing its post-war rental stock with small luxury condominiums for a decade. Because those buildings delivered in different years, and because the county records what each developer’s own buyers actually paid, the roll holds something unusually clean: a ladder of new-construction prices on one island, measured the same way each time.
| Building | Delivered | Homes | Median home | Developer closings, median $/sq ft |
|---|---|---|---|---|
| Kai at Bay Harbor | 2016 | 54 | 1,280 sq ft | $504 (2017, n=36) |
| Bijou Bay Harbor | 2021 | 41 | 1,345 sq ft | $743 (2021, n=46) |
| ONDA | 2024 | 41 | 2,320 sq ft | $1,369 (2024, n=38) |
| Alana | 2025 | 30 | 1,339 sq ft | $1,060 (2025, n=21) |
Bijou is the comparison that does real work, because it is size-matched almost exactly. Its median home is 1,345 square feet; Alana’s is 1,339 — four-tenths of one per cent apart. Both are boutique buildings of forty-one and thirty homes on the same island. Bijou’s buyers closed at $743 per square foot in 2021. Alana’s closed at $1,060 in 2025 — 42.7% more, four years later. That is what the price of a new Bay Harbor home of that size did over four years, measured on recorded deeds at both ends.
And then there is ONDA, which cuts the other way. ONDA delivered a year before Alana and its buyers closed at $1,369 per square foot — 22.6% above Alana. The reason is legible: ONDA’s median home is 2,320 square feet against Alana’s 1,339. It is a larger, higher-specified waterfront product and it was priced like one. But the practical lesson is the one that costs people money: a headline of “new Bay Harbor trades at $1,400 a foot” is a description of ONDA. Alana closed a quarter below it in the following year, on the same island, off the same tax roll.
For completeness, the older stock keeps rising underneath all of it. Kai’s buyers closed at $504 in 2017; Kai homes resold at a median of $838 in 2024 and $915 in 2026. Bijou’s resales ran $922 in 2024. ⚠️ Those are resale medians on small counts — three to eight sales a year — so treat them as a level, not a trend line.
The address the county has never heard of
Alana is marketed, and has always been marketed, as 9901 West Bay Harbor Drive. The developer’s own site says so and so does every trade report.
🔴 The Miami-Dade address index returns nothing for it. Not a partial match — zero rows. To be sure this was the county’s answer and not a bad query, we swept the whole street: 996 parcels on West Bay Harbor Drive, matched against the county’s own total of 996, deduplicated and checked. The street runs 9700, 9720, 9760, 9761, 9800, 9871, 9881, 9900, 9940, 9971, 10000, 10001, 10081, 10084 — and no 9901 at any point.
The building was found a different way: by walking the county’s condominium folio series for Bay Harbor Islands until the declaration appeared. 13-2227-129 is ALANA CONDO.
⭐ That probe produced something else worth having. Bay Harbor Islands carries 124 condominium and co-operative declarations on the county roll, numbered 13-2227-002 through 13-2227-129. Nothing above 129 exists — every series from 130 upward returns no record. Since the appraiser issues those numbers in sequence, Alana is the most recently folioed condominium in Bay Harbor Islands. The newer buildings people are talking about on the island have not reached the tax roll yet: La Baia, on the other side of the island, is still carried as a single vacant land parcel.
Why this matters to you practically: if you search the county by address you will conclude this building does not exist, and if you rely on a portal that does the same you may be shown figures reconciled from somewhere else. Every home here has a folio beginning 13-2227-129. Ask for it, and check the price you were quoted against the deed.
How Alana got built: a project that was handed over for nothing
This building nearly did not happen, and the record of that is public.
The site was assembled by Ambienta Developers, a Santiago firm led by Claudio Cordero, for about $5.9 million beginning in 2018. Sales launched in March 2021 under the name Ambienta, at $761,000 to $1.2 million. The developer then could not secure construction financing and ran into rising costs, and ground was never broken.
In May 2022, The Real Deal reported that Alta Developers took the project over at no cost — Ambienta handed it across rather than sell it — with roughly 20 of the 30 homes already pre-sold. Alta, led by Raimundo Onetto, renamed it Alana and repriced it, raising asking prices by up to about 30%. By the relaunch, pricing started at $1.27 million.
Construction began in May 2023. On 1 August 2023 Alta closed a $20.3 million construction loan from LV Lending, the Miami private lender led by Camilo Niño. The Temporary Certificate of Occupancy was issued on 6 February 2025.
The deed record shows how that repricing landed. Ambienta’s 2021 offering opened at $761,000. The lowest price Alana ever recorded is $985,000, and the median is $1,400,000. ⚠️ Note also that the recorded floor sits below the “starting at $1.27 million” the relaunch advertised — two of the twenty-three deeds came in under $1.11 million. An advertised entry price is a marketing position; the deed is the transaction.
Design credits, from the developer and the trade record: architecture by Revuelta Architecture International (Luis Revuelta), landscape by David J. Odishoo, interiors credited by Alta to Raymond Nicolas, sales and marketing by Fortune Development Sales. Amenities as published at the TCO: a rooftop sky lounge with a summer kitchen, a rooftop pool and sundeck, a meditation and yoga garden, an outdoor fitness area, an indoor fitness centre, a residents’ social lounge and a children’s play area.
Who this building suits, and who it does not
It suits a buyer who wants a new, small, low-density home in Bay Harbor Islands and values that over waterfront frontage. Thirty homes across five residential floors is about as low-density as a Miami-area condominium gets. Everything is new: new roof, new systems, new envelope, no deferred maintenance and no recertification clock in sight. Two- and three-bedroom homes between 1,229 and 1,662 square feet at a median of $1.4 million is, in 2026 Miami-Dade terms, a genuinely reasonable place to land.
It suits badly a buyer who needs a resale valuation. There is not one resale in the building. When you come to sell — or refinance — the comparables will come from Bijou, Kai, ONDA and the rest of the island, and as the table above shows those buildings sit anywhere from $838 to $1,369 a foot depending on product. You should expect the valuation conversation to be an argument, and you should expect it to be one for several years.
And it suits badly a buyer who does not want to share a building with its developer. Seven of thirty homes have no deed. Until they do, decisions about the association — the budget, the reserves, the transition of control — are being made in a building where a substantial block is still in one pair of hands. That is normal for a young condominium and it is not a scandal. It is simply something to price in, and something to ask direct questions about before you sign.
Three things to get in writing before you commit here: the current list of developer-owned units and whether full assessments are being paid on them; the association’s budget and reserve position, including its structural reserve study; and the declaration’s own rules on leasing, which govern what you may do with the home regardless of what anyone tells you the building “allows”.
Verified 26 August 2026 against the Miami-Dade County Property Appraiser record for the ALANA CONDO declaration (OR 34586-924). All 30 folios in series 13-2227-129 were retrieved individually; the undivided ownership shares sum to exactly 100.0000%, so the record covers the whole building. Sale figures are qualified, arm’s-length transactions only. 🔴 The county address index returns ZERO records for 9901 W Bay Harbor Drive; a complete sweep of West Bay Harbor Drive retrieved 996 parcels against the county’s own total of 996 and holds no such street number, so the building was located by folio series instead. The claim that Alana is the most recently folioed condominium in Bay Harbor Islands rests on probing every declaration series from 13-2227-002 to 13-2227-144: 124 exist and nothing above 129 returns a record. Comparisons to ONDA, Bijou Bay Harbor and Kai at Bay Harbor are computed from our own separately pulled county records for those buildings (pulled 17–21 August 2026) and each figure is labelled with the year and the number of sales behind it. ⚠️ Seven homes carry no recorded deed; that is a statement about the deed record on this date and is not the same as “unsold” — a home can be under contract without a deed, and the roll can lag a recent recording. ⚠️ Two sales in 2026 are reported as individual transactions and explicitly not as a market direction. Construction history, the TCO date, financing and the design team are cited to the trade sources listed below, not to the county. Re-check when the next tax roll publishes.
Alana Bay Harbor Islands — Frequently Asked Questions
Is Alana Bay Harbor Islands still pre-construction?
No. Alana received its Temporary Certificate of Occupancy on 6 February 2025 and the Miami-Dade County Property Appraiser records the building as built in 2025. Closings began that month and 23 of the 30 homes have recorded a deed. Any listing still describing it as pre-construction, or quoting “from $1 million”, is out of date.
How many units are in Alana, and how big are they?
Thirty. The county records 30 folios in the ALANA CONDO declaration, whose undivided shares sum to exactly 100.0000%. The mix is 20 two-bedroom and 10 three-bedroom homes across five residential floors, three through seven, six per floor, running 1,229 to 1,662 square feet with a median of 1,339.
What have homes at Alana actually sold for?
The 23 recorded deeds run $985,000 to $2,200,000, median $1,400,000 — $797 to $1,328 per square foot, median $1,060. Three-bedroom homes have a median of $1,900,000 and two-bedrooms $1,340,000. Those are recorded transactions, not asking prices.
Why does a search for 9901 W Bay Harbor Drive find nothing?
🔴 Because the county does not index that street number. A complete sweep of West Bay Harbor Drive retrieved 996 parcels against the county’s own total of 996 and contains no 9901. Alana sits in the folio series 13-2227-129. Ask for a folio number rather than searching the marketed address.
Are any homes at Alana still held by the developer?
Seven of the thirty — units 301, 303, 403, 506, 606, 704 and 706 — carry no recorded deed of any kind as of 26 August 2026. ⚠️ That is not the same as “unsold”: a home can be under contract without a deed being recorded. It is worth asking the association directly, because of the four newest Bay Harbor Islands buildings we have pulled, Alana is the only one with any home in that position.
How does Alana compare on price with other new Bay Harbor buildings?
On developer closings per square foot: Kai $504 (2016 building, 2017 closings), Bijou $743 (2021), ONDA $1,369 (2024) and Alana $1,060 (2025). Bijou is the fair comparison because its median home is 1,345 sq ft against Alana’s 1,339 — on that basis new Bay Harbor rose 42.7% between 2021 and 2025. ONDA is higher than Alana because its median home is 2,320 sq ft, a different product.
Have any homes at Alana resold?
None. All 23 recorded deeds are first sales, one per home. No home in the building has traded twice. The practical consequence is that there is no resale comparable inside the building, so a valuation here — yours or your lender’s — has to be built from other buildings on the island.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (all 30 folio records of the ALANA CONDO declaration, folio series 13-2227-129, and the 996-parcel West Bay Harbor Drive sweep, retrieved 26 August 2026)miamidade.gov
- PROFILEmiami — “Alana Bay Harbor Islands Receives Temporary Certificate of Occupancy (TCO)”, 10 February 2025profilemiami.com
- The Real Deal — “Alta takes over stalled Bay Harbor Islands condo to relaunch sales with higher prices”, 3 May 2022therealdeal.com
- The Real Deal — “Alta lands $20M construction loan for Bay Harbor Islands condos”, 1 August 2023therealdeal.com
- Alta Developers — Alana Bay Harbor Islands project page (developer’s own record of the design team and programme)altadevelopers.com
Interested in buying at Alana Bay Harbor Islands?
Alana was completed in 2025 and is no longer a pre-construction building. Learn more about buying here with Josh Stein.
Alana Bay Harbor Islands Amenities
• Seven-story boutique residential building designed by internationally acclaimed architectural firm, Revuelta Architecture International
• 30 two-bedroom and three-bedroom residences ranging from 1,229 to 1,662 sq.ft.
• Double-height lobby with private waiting area
• Modern, minimalistic design with a glass exterior façade
• Lush gardens throughout the property designed by the renowned David J. Odishoo
• High-speed Wi-Fi in all common areas
• 360-degree Rooftop Oasis for outdoor enjoyment
• Infinity-edge swimming pool
• Outdoor yoga/meditation space
• Children’s play area
• Fully outfitted Fitness Center with cardio and weight training equipment
• Resident’s social room with bar, large-screen televisions, and lounge seating perfect for events or meetings of any kind
• Impressive double-height lobby with reception seating
The Alana Rooftop Oasis
• Open-air Sky Lounge with bar and multiple seating areas
• Two summer kitchens for outdoor meals with family and friends
• Gracefully curved custom swimming pool and built-in deck-level whirlpool
• Glass-framed pool and hardwood sundeck with unobstructed water and skyline views
• Chic lighting, shade areas, and garden spaces for maximum comfort both day and night
• Outdoor playground area for children and families
• Zen-like garden space for yoga or other quiet pursuits
Alana Bay Harbor Islands Prices
Recorded sale prices at Alana run $985,000 to $2,200,000, median $1,400,000 — the Miami-Dade County deed record for all 23 homes that have closed, retrieved 26 August 2026. See the deed record above.
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