Artech Residences

What is actually in the building

The county returns 230 folios at 2950 NE 188 Street and every one of them is a home. No parking folio, no deeded storage, no cabana, no commercial unit, no reference folio. Nothing has to be filtered out of the figures below.

The homes run from 779 sq ft to 4,684 sq ft, median 1,552 — a spread of six to one, and the widest range of home sizes I have measured in Aventura. The mix reflects it: 46 studios, 42 one-bedrooms, 87 two-bedrooms, 52 three-bedrooms, two four-bedrooms and one five-bedroom. This is really two buildings stacked in one: a compact rental-scale product at 779 to 1,214 sq ft, and a family product from 1,552 up.

The floorplates repeat usefully: 44 homes at 779 sq ft, 41 at 1,214, 35 at 1,663, 34 at 1,552, 28 at 1,869 and nine at 1,858. 229 of the 230 measure 3,381 sq ft or less; a single 4,684 sq ft residence sits above a 1,303 sq ft gap and is a genuinely separate asset.

For 2026 the county assesses the homes between $217,096 and $2,483,205, median $532,353.

The price record

Across four years that is 25 qualified sales, a median of $464 per square foot in a band from $358 to $615, and a median price of $760,000.

No four-year change is published here. Eight sales in 2023 and three in 2026, against a rule requiring five in both. The literal arithmetic says the building fell 15.2%; three sales in an incomplete year cannot establish that, and the building carries a dash in my Miami Condo Index until the sample supports better.

What is worth noting is how tight the band is. $358 to $615 per square foot across four years is a range of 1.7 times, in a building whose homes range six to one in size. That is unusual — in most buildings with this much size variation the price band is three or four times as wide. It suggests the studios and the large homes here are priced off the same per-foot logic rather than as different products, which is not what I usually find.

The three-year path of $455, $470, $506 was rising steadily before the 2026 reading of $386 on three sales. My honest reading: the defensible level is somewhere around $460–$500, the 2025 figure is the best-evidenced recent one at five sales, and the 2026 figure is too thin to interpret in either direction.

Turnover runs at one home in 37 per year against a median of one in 24 across the buildings in my Miami Condo Index — roughly six homes a year out of 230.

The building where the later buyers did worse

195 qualified sales closed here across 2009, 2010 and 2011 — 116, 12 and 67 — which is to say this building sold out at the exact bottom of the Miami cycle. Across almost every tower I measure, that is the best thing that can happen to a set of owners, and the buildings that sold out in 2005–08 carry loss rates two and three times those that sold out in 2010–12.

Artech shows the same effect, and it shows it from the other side.

The people who bought this building new lost money far less often than the people who bought it second-hand. That is the reverse of the usual ordering, and it is not a quirk — it rests on 217 resales. The explanation is the same one that runs through every building I measure, just pointing the other way: the original buyers here got the trough price, and everyone who came after them paid a recovery price. A 38.0% loss rate among later buyers, at a median gain of 8.2% across roughly a decade, is what paying up in 2012–15 looked like in this part of Aventura.

The extremes bracket it precisely. The worst outcome on the record is a 1,858 sq ft home bought for $1,513,000 on 24 September 2008 — before the sell-out, at pre-crash pricing — and sold for $590,000 on 4 December 2013, down 61.0%. The best is the building’s largest home, 4,684 sq ft, bought for $1,300,000 on 4 November 2009 at the very bottom and sold for $2,850,000 on 6 March 2014, up 119.2% in four years. Fourteen months apart, in the same building: one buyer paid $814 per square foot and the other paid $277.

That same 4,684 sq ft home went on to set the building’s record, selling again for $4,100,000 on 9 November 2022 — a further 43.9% on top.

Owners selling recently have done well: 83 resales completed in 2021 or later, an 18.1% loss rate and a median gain of 30.8%. One caveat — 52 folios recorded a sale in the 2009–11 sell-out and have never traded again, so a substantial share of the original cohort’s outcomes remain untested.

Who this building suits, and who it does not

It suits a buyer who wants an Aventura home at a genuinely moderate price and wants options on size. At $464 per square foot and a median price of $760,000 this is inexpensive for the area, and few buildings offer a 779 sq ft studio and a 4,684 sq ft residence under one roof. The tight price band means you are unlikely to overpay badly at either end.

It suits badly a buyer expecting the original owners’ returns to repeat. They will not, and the record says so explicitly: the people who bought after 2011 have a 38.0% loss rate against the original buyers’ 22.5%. That gap is the entry price, and today’s entry price is a recovery price, not a trough price.

It also suits badly anyone who needs to transact quickly. Six homes a year trade here, and 2026 has produced three.

If you are selling here, the size mix is your trap and your opportunity. A 779 sq ft studio and a 1,869 sq ft three-bedroom are not the same market, but this building’s unusually tight per-foot band means the median is a more honest guide here than in most towers. Price against your own floorplate — there are likely 27 to 43 others — work from the 2025 figure of $506 per square foot rather than the three-sale 2026 reading, and if you bought after 2011, check your entry price before setting an expectation: on this record, close to two in five of your cohort have sold at a loss.

Interested in selling at Artech Residences?

Learn more about selling condo at Artech Residences with Josh Stein.

I'M READY