Bay Harbor One

What is actually in the building

The county returns 36 folios for 1100 100th Street, and every one of them is a home — no reference folio, no commercial unit, no separately deeded parking, cabana or storage.

What is more unusual is what is in them. All 36 homes are two-bedrooms, and they run from 1,376 sq ft to 1,576 sq ft — a spread of 14.5% between the smallest and the largest. Twelve homes measure 1,463 sq ft, and the rest are grouped in sixes at 1,376, 1,377, 1,532 and 1,576.

For 2026 the county assesses the homes between $585,631 and $784,507, median $644,948. That is a range of 1.3 times, the narrowest of any index building with more than ten homes. At the median building in my Miami Condo Index the equivalent figure is about nine times.

What is left to price when every home is the same?

This is why a 36-home building is worth writing about.

Across the buildings in my Miami Condo Index with more than ten homes, the tightest size distribution before this one was 19.6%, at The Tiffany of Bal Harbour. Most buildings run past 80%, and several past 400%. Bay Harbor One runs 14.5%, and unlike Tiffany it has no bedroom variation either — every home is a two-bedroom.

The practical consequence is unusually clean. In most buildings, the first and hardest question about a comparable is whether it is the same kind of home as yours. Here it always is. Any qualified sale in this building is a usable comparable for any home in it, which is worth real money in a negotiation.

What remains, once size and layout are removed, is floor, outlook and condition — and the record suggests those matter less here than at most addresses. The six sales of the last four years span $547 to $658 per square foot, a range of just 1.2 times. At The Tiffany of Bal Harbour, on similarly uniform homes, the equivalent four-year band across 25 qualified sales was 3.3 times ($382 to $1,246 per square foot). At Bay Harbor One the homes are alike and so are the prices.

The one thing the uniformity takes away is information from the tax roll. With every home assessed inside a 1.3-fold range, a county assessment here cannot tell you whether you are looking at a good home or a poor one. You have to see it.

The price record

Six qualified sales in four years, and 2025 produced none. No four-year change is published for this building and it carries a dash in my Miami Condo Index. On samples this small I would not draw a line through the yearly medians, and the drop to $547 in 2024 rests on two transactions.

What the record supports is a level and a narrow one: a median of $612 per square foot across the six sales, in a band from $547 to $658, at a median price of $869,000. The single 2026 sale, at $658 per square foot, is the highest of the six, and it is the most recent evidence the building has.

Turnover is one home in 24 a year, just under the median of one in 23 across the buildings in my Miami Condo Index, which for a 36-home building means roughly one and a half sales a year and long stretches with nothing.

The record is $1,024,700, paid on 3 January 2022 for a 1,532 sq ft home: $669 per square foot. On price per square foot the top is $688, a 1,463 sq ft home at $1,006,500 on that same day. 2022 was the building’s busiest year: 13 qualified sales (same-day, same-price sales counted once) at a median $948,300 or $619 per square foot, against nine in each of 2020 and 2021. Eight of the ten sales recorded on 3 January 2022 were the first sale the county shows for that home, so much of that volume is first sales rather than resales.

On the ownership record there is less to go on than at most addresses, and I would rather say so than over-read it. The county shows 12 resales. Three lost money — 25.0% — at a median outcome of +8.8% over a 1.4-year hold. The median loss was 7.4% and the worst was 11.5%. Twelve transactions is not a basis for a confident statement about a building, but two things are worth noting: the holds have been short, and the losses have been shallow — nothing here has gone badly wrong.

Who this building suits, and who it does not

It suits a buyer who wants a two-bedroom on Bay Harbor Islands and wants to be able to check the price. Thirty-six near-identical homes means every sale in the building is your comparable, and the four-year band is only 1.2 times wide.

It suits a buyer who values a small, consistent building over a large one with a range of product. There is no studio tier here, no penthouse premium, and no floorplan that trades differently from yours.

It suits badly anyone who needs to sell on a timetable. One home in 24 a year across 36 homes means the building went through the whole of 2025 without a transaction.

It suits badly a buyer who wants something distinctive, or anything other than a two-bedroom of about 1,450 sq ft. The building does not have it.

If you are selling here, the useful facts are few but strong. Your comparables are the six sales of the last four years, all of them homes essentially identical to yours, running $547 to $658 per square foot — and the most recent, in May 2026, is the top of that range at $658. Price to that rather than to the 2024 pair at $547 and $548, which are the two lowest prints in four years and will be the first thing a buyer’s agent finds. And be realistic about time: this building recorded no sales at all in 2025.

Interested in selling at Bay Harbor One?

Learn more about selling your condo at Bay Harbor One with Josh Stein.

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