Arte Surfside

What is actually inside the building

The Miami-Dade County Property Appraiser holds sixteen folios at 8955 Collins Avenue, and every single one is a residence — no commercial units, no separately assessed parking, cabana or storage. The common-element shares close at 99.9998%, so this is the whole condominium.

Sixteen homes. That is the fact that governs everything else on this page, and I will come back to it.

They run 2,817 to 6,668 square feet, with a median of 4,280. The mix is eight four-bedrooms, four three-bedrooms, two six-bedrooms and one five-bedroom; one folio — Penthouse B — carries no bedroom count in the county record at all.

The 2026 assessed values run $3,627,640 to $24,000,000, with a median of $12,068,100. To put that in context: that is the highest median assessed value of any building in my county files, ahead of the Fisher Island palazzos ($10,045,406) and Faena House ($8,904,001). This is a very small building of very large, very expensive homes.

The price record — and the years with nothing in them

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.

Three qualified sales in four years. No qualified sales at all in 2024, and none so far in 2026. I am putting the empty years in the table rather than quietly showing you the three years that have something in them, because the emptiness is the most important thing here.

This record cannot establish a price direction and I am not going to pretend it can. One sale in 2025 against two in 2023 is not a trend; it is three transactions. Anyone quoting you an appreciation figure for Arte is extrapolating from a sample that would embarrass a market report.

What the record does establish is the shape of the building’s life so far. Nineteen of the twenty qualified sales ever recorded here fall between May 2020 and March 2023: the original sell-out and its first resales, at remarkable prices: $2,272 to $4,949 per square foot. Since March 2023, the building has produced one qualified sale in three and a half years.

The highest price ever recorded is $33,000,000, on 14 December 2020, for Penthouse A at 6,668 square feet — $4,949 per square foot. It is a single-folio sale, so that figure is directly supported.

There is one genuinely useful comparison hiding in the thin record. A 2,824 square foot home sold for $12,225,000 on 1 February 2022. A 2,824 square foot home sold for $12,250,000 on 30 June 2025 — twenty-five thousand dollars apart, three and a half years later. Two sales is not a market, but it is the closest thing to a like-for-like reading this building offers, and it says flat.

What happened to the homes that sold twice

In sixteen homes over six years, four have changed hands more than once, and the first record is worth the whole page.

Penthouse B — 4,628 square feet — sold for $22,500,000 on 27 May 2020. It sold again for $16,500,000 on 21 December 2022. Down $6,000,000, or 26.7%, in two and a half years. Both are qualified, arm’s-length transactions in the county record: $4,862 per square foot, then $3,565.

I want to be careful with this, because one transaction is one transaction. The county record shows what was paid, not why — it does not tell you whether the first price was exceptional, whether the second was a motivated sale, or what was or was not included in either deed. I cannot answer any of that from public records, and neither can anyone else who has only looked at them.

But it is the only repeat sale with a clearly lower second price, it is a large one, and it happened during the period when everything else here was still selling at record numbers. If you are being shown Arte’s sell-out prices as evidence of what your money will do, this transaction belongs in the same conversation. Ask about it directly.

The other three homes that have sold twice: a 3,597 square foot home bought for $10,200,000 in January 2021 and sold for $14,097,900 in March 2023 (+38.2%); a 2,824 square foot home bought for $9,000,000 in March 2021 and sold for $12,250,000 in June 2025 (+36.1%); and a 3,864 square foot home with two qualified sales on 31 March 2022, $11,480,000 and $13,225,000. The county does not record which came first, so I do not call that one a gain or a loss.

Who this building suits

It suits a buyer who wants something close to a private house on the ocean and is not buying it as a trade. Sixteen residences with a median of 4,280 square feet make this a small, private building.

It suits anyone who might need to sell within a few years extremely badly, and I would say that plainly to a client. One qualified sale since March 2023 is not a market you can exit into on a schedule. In a sixteen-home building, if two owners want out in the same year they are competing directly with each other, and there is no depth of comparable evidence for either of them to price against. Of the four homes that have sold twice, Penthouse B is down 26.7%.

The other consequence of sixteen homes is worth saying out loud: the association here is sixteen owners. A special assessment, an insurance renewal or a reserve shortfall divides across sixteen units rather than two hundred. That cuts both ways — decisions are simpler and the building is easier to run — but the per-home exposure to any single cost is very large. Ask for the reserve study and the last three years of budgets.

If you are selling here, you will be pricing without comparables and you should plan for time rather than for a number. The most defensible evidence available is the 2,824 square foot pair — $12,225,000 in 2022 and $12,250,000 in 2025 — which suggests the building has held rather than grown. Ask me before you set a price; on a building this thin, the pricing decision matters more than the marketing.

Interested in selling at Arte Surfside ?

Learn more about selling your condo at Arte Surfside with Josh Stein.

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