Building facts
- Address
- 4250 Biscayne Blvd.
- Neighborhood
- Design District
- Year built
- 2015
- Floors
- 17
- Residences
- 167
- Status
- Completed
- Developer
- Related Group
- Architect
- Cohen Freedman Encinosa & Associates
- Pricing
- Starting at $465,000
Key Takeaways
- 167 residential homes make up Baltus House — at 4250 Biscayne Boulevard, from 168 county folios — the county files the declaration under its address, as 4250 Biscayne Boulevard Condo.
- This is a small-home building: — heated area runs from 472 to 1,626 square feet with a median of just 730, and 65.3% of the homes are studios or one-bedrooms.
- The resale record is weak and this page says so. — 88 homes have a documented round trip and the median gain across them is 4.3% — over a median hold of 6.9 years.
- 39 of those 88 round trips sold for less than the previous owner paid — — 44.3%, one of the highest loss rates in this research batch.
- The rate per square foot fell 16.7% between 2024 and 2025 — — $616 to $513 — and has recovered only partly, to $539 in 2026.
- 2026 assessed values across the 167 homes — range from $159,033 to $815,480, median $312,243.
4250 Biscayne Blvd, Miami, Florida 33137 | Neighborhood: Design District
A Building of Studios and One-Bedrooms
I pulled every folio the Miami-Dade County Property Appraiser holds for Baltus House at 4250 Biscayne Boulevard. The county returns 168 folios, of which 167 are residential dwellings and one is not. The declaration is filed under the address rather than the marketing name — as 4250 Biscayne Boulevard Condo — which is worth knowing if you search the county record yourself and find nothing under “Baltus House”.
This is a small-home building. Heated area runs from 472 to 1,626 square feet with a median of just 730. The bed mix follows: 85 one-bedroom homes (50.9%), 53 two-bedroom (31.7%), 24 studios (14.4%) and five three-bedroom homes (3.0%). Studios and one-bedrooms together are 65.3% of the building. The plates repeat modestly — 19 homes at 640 sq ft, 11 each at 616 and 648, and ten at 472.
On the 2026 tax roll, assessed values run from $159,033 to $815,480, median $312,243 — one of the lowest medians in this research batch, which follows directly from the size profile.
Year built, storey count, architect and amenity detail are not in the county file and are not on this page.
What Happened Between 2024 and 2025
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 14 | $525,000 | $608 |
| 2024 | 11 | $410,000 | $616 |
| 2025 | 6 | $500,000 | $513 |
| 2026 to date | 6 | $481,000 | $539 |
The rate per square foot held steady across 2023 and 2024 — $608 then $616, on 14 and 11 sales — and then fell to $513 in 2025, a drop of 16.7% in a single year. 2026 has recovered part of it, to $539 on six sales, but the level is still well below where the building sat two years ago.
My honest reading: the 2024-to-2025 fall is the one real movement in this table, and I would treat the direction as established while holding the magnitude loosely — 2025 rests on only six sales, and six sales in a building of 167 small, fairly similar homes can move a median more than the underlying market did. The 2023 and 2024 readings are the firmest on the page, and both sit near $610.
Volume itself has thinned sharply: 14 sales in 2023, 11 in 2024, then six and six. Across the four years that is 37 qualified sales, or one home in 18 each year, but the recent half of the window is running at roughly half the rate of the earlier half. The county carries 237 qualified sales at this address across its full record.
Nearly Half of Documented Resales Lost Money
88 of the 167 homes — 52.7% — have a completed round trip on the county record, both legs qualified and arm’s-length.
Of those 88, 49 sold for more than the previous owner paid and 39 sold for less. None closed at an identical price. So 55.7% gained and 44.3% lost — one of the highest loss rates in this batch of buildings. The median gain across all 88 is 4.3%; among the 49 that gained, 14.9%. The range runs from -30.2% to +51.9%, and the median hold is 6.9 years.
Four point three per cent across nearly seven years is, in practical terms, nothing — a seller in the middle of that distribution did not cover the ordinary costs of buying and selling. That is what this building’s own record shows, and a buyer is better served knowing it than discovering it.
Two qualifications, both real. The 6.9-year median hold is short, and short holds are systematically less likely to show gains than the twenty- and thirty-year holds that flatter older buildings. And the distribution is tight — the worst outcome is -30.2% and the best is +51.9%, a much narrower spread than most buildings in this series, several of which carry individual losses beyond -50%. Baltus House has not been a place where owners lost badly. It has been a place where a large minority did not gain.
The highest price on the county record here is $975,000, closed 24 January 2023, for a 1,623 sq ft home at $601 per square foot. The next two are also among the building’s largest homes: $964,000 in June 2022 and $920,000 in April 2026, the latter a 1,626 sq ft home at $566 a foot. The pattern is consistent — the top of this building is set by its handful of large homes, and even those trade at rates per foot close to the building’s general level rather than at a premium to it.
Who Baltus House Suits, and Who It Does Not
It suits a buyer who wants a low entry point on the Biscayne Boulevard corridor and intends to live in the home. The median assessed value is $312,243 and half the building is one-bedroom homes; for a first purchase or a pied-à-terre that is a genuinely accessible position, and the tight resale distribution means the downside has historically been contained.
It suits badly a buyer counting on appreciation. 44.3% of documented resales here closed below their purchase price and the median round trip returned 4.3% over 6.9 years. That is the clearest statement this record makes and it should be weighed before an offer, not after.
It also suits badly a buyer who needs to be confident of a quick exit. Sales have halved from 14 a year to six, and a thinning market in small, similar homes means competing directly with other sellers of near-identical units.
If you are selling: price against the recent $513 to $539 band rather than the $608 to $616 of 2023 and 2024, and recognise that in a building of repeating small plates your competition is other units in the same building. The building’s large homes are the exception worth arguing separately — the April 2026 sale at $920,000 shows that end still transacts.
Verified 24 August 2026 against the Miami-Dade County Property Appraiser record for 4250 Biscayne Boulevard — all 168 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding commercial folios along with parking, cabana and storage. The county files this declaration under its address, as 4250 Biscayne Boulevard Condo, rather than under the name Baltus House. 167 of the 168 folios are residential dwellings; the one non-dwelling folio is excluded from every count, median, range and sale figure here. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. Round-trip figures pair each folio’s first surviving qualified sale with its last and report gains, losses and identical-price resales separately. 2026 is an incomplete year and had recorded 6 qualified sales at this pull. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Baltus House — Frequently Asked Questions
How many homes are in Baltus House?
167. The Miami-Dade County Property Appraiser records 168 folios at 4250 Biscayne Boulevard, of which 167 are residential dwellings. The county files the declaration under the address — 4250 Biscayne Boulevard Condo — not under the name Baltus House.
Are prices rising or falling at Baltus House?
The rate per square foot was steady at $608 and $616 across 2023 and 2024, then fell 16.7% to $513 in 2025 and has recovered partly to $539 in 2026. The fall is the one clear movement in the record, though 2025 rests on only six sales.
Have homes at Baltus House gained value?
Barely, and often not at all. 88 of the 167 homes have a documented round trip: 49 sold for more than the previous owner paid and 39 sold for less. The median gain across all 88 is 4.3% over a median hold of 6.9 years.
Is Baltus House a risky building to buy in?
The record shows a high rate of resales that did not gain — 44.3% — but a contained downside: the worst documented round trip is -30.2%, a narrower spread than several buildings in this series that carry individual losses beyond -50%.
What size are the homes at Baltus House?
472 to 1,626 square feet, median 730. The mix is 85 one-bedroom homes, 53 two-bedroom, 24 studios and five three-bedroom — so studios and one-bedrooms together are 65.3% of the building.
What is the highest price ever paid at Baltus House?
$975,000, closed 24 January 2023, for a 1,623 sq ft home at $601 per square foot. The building’s largest homes set its top prices, but they trade at rates per foot close to the building’s general level rather than at a premium.
How often do homes sell at Baltus House?
About one home in 18 each year across the last four years, but the rate has thinned — 14 sales in 2023 and 11 in 2024, against six in each of 2025 and 2026 to date.
Sources and further reading
Interested in selling at Baltus House?
Learn more about selling your condo at Baltus House with Josh Stein.
Related coverage
Part of Miami Luxury Condos: What Buyers Actually Paid, Building by Building.