Bayside Village

What is actually here, and why it is hard to look up

Bayside Village is not one condominium and not one address, and both of those facts get in the way of finding out anything about it.

The Miami-Dade County Property Appraiser holds two separate declarations here: Bayside Village, with 76 homes, and Bayside Village East, with 34. That is 110 homes in total. Each declaration’s common-element shares close at exactly 100.0000%, so both are complete and neither is part of the other.

The second problem is the addressing. Every one of the 110 folios is recorded at its own street number on Fisher Island Drive — 2211, 2221, 2231, 2212, 2222, 2232 and so on for the western declaration, 2011 through 2042 for the eastern one. There is no single address that returns the property. Query any one of them and the county gives you back one villa, correctly, with no indication that 109 others exist. I assembled this page by sweeping every folio on Fisher Island Drive — 782 of them — and grouping by the county’s own subdivision names.

Across both declarations the homes run 1,847 to 5,800 square feet, with a median of 2,744. The mix is 65 three-bedrooms and 40 two-bedrooms, with three four-bedrooms and one five-bedroom.

Six floorplates cover more than three quarters of it: 2,744 square feet (32 homes), 1,847 (21), 1,912 (20), 3,192 (11), 2,858 (11) and 2,234 (7). That concentration matters, and it is the reason the next section can say something most buildings cannot.

The 2026 assessed values run $488,771 to $4,913,168, with a median of $2,121,392.

The price record — and one plate that proves it

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

On most building pages I have to warn that a table like this is distorted by which floorplates happened to sell. Here I do not, and that is unusual enough to be the most useful thing on this page.

Ten of the 24 sales in the four-year record are the same 2,744 square foot plate. Taken on its own — same size, same layout, no mix effect at all — it reads:

• 2023: four sales, median $1,457 per square foot.
• 2024: three sales, median $1,640 per square foot.
• 2025: three sales, median $1,749 per square foot.

That is +20.0% over two years on genuinely like-for-like homes. Ten sales is still ten sales and I would not put a decimal point of confidence on the exact figure — but the direction is not a mix artefact, which is more than I can say for most four-year tables. My honest reading is that the direction is real and the magnitude is uncertain.

Two things the table does not show. The western declaration recorded no qualified sale at all in 2025 — all three of that year’s transactions were in Bayside Village East. And 24 qualified sales in four years across 110 homes is about one home in eighteen each year, which is ordinary turnover for a property of this kind but thin when you break it down by declaration and floorplate.

The record sale is $6,119,400, on 21 August 2024, for a 2,744 square foot home — $2,230 per square foot, the highest per-foot figure in the four-year record. The second highest is $6,100,000 in February 2024 for a 2,858 square foot home.

What happened to the people who bought in 1987

This property has one of the deepest ownership records I have been able to assemble anywhere.

One hundred and four of the 110 homes — 94.5% of the property — have a complete round trip in the county record: bought and later sold, both legs qualified arm’s-length transactions. Portfolio transfers are excluded outright rather than filtered by price, and so are foreclosures, deeds in lieu and corrective transfers.

Of those 104: 101 gained, two lost and one broke exactly even. The median outcome is +215.7% over a median holding period of 29.2 years, with a range from −19.1% to +1,466.7%.

Ninety-six of the 104 begin between 1987 and 1989 — 53 in 1987 alone — which is to say almost every completed round trip here starts at the original sell-out.

• A 1,847 square foot home bought for $300,000 in March 1987 sold for $4,700,000 in December 2024 — up 1,466.7% over 37.8 years.
• A 2,744 square foot home bought for $460,000 in April 1987 sold for $6,119,400 in August 2024 — up 1,230.3%.
• A 2,744 square foot home bought for $2,450,000 in November 2005 sold for $1,981,000 in September 2020 — down 19.1%, the only substantial loss on the record.

I want to be honest about what that median means. Twenty-nine years is doing an enormous amount of the work. Almost nobody in this record bought and sold inside a decade, so it says very little about a short hold, and a great deal about what nearly forty years of Fisher Island ownership has produced. The one home that lost 19.1% is instructive precisely because it is the exception: it bought in 2005, near a peak, and sold in 2020. The county record shows transactions and not reasons, so it cannot tell you why.

Who this suits

It suits a buyer who wants space on Fisher Island rather than a tower apartment. A median home here is 2,744 square feet with three bedrooms; the smallest is 1,847. There is no small unit and no entry point.

It suits a long holder, and the record is unambiguous about that. Nearly every completed round trip on this property runs for decades, and essentially all of them are positive. There is almost no evidence here about what five years does, because almost nobody has done it.

It suits a buyer who wants to price precisely, because for once that is possible. Thirty-two of the 110 homes share the same 2,744 square foot plate and ten of them have traded since 2023. If you are buying or selling that plate, you have a genuine like-for-like series rather than an argument.

It suits anyone doing their own research least well, and that is worth saying plainly. You cannot look this property up by address, and if you look up one of the two declarations you will see only part of it. Two thirds of the homes are in Bayside Village and one third in Bayside Village East, and the county treats them as separate condominiums with separate common elements.

If you are selling here, know which declaration you are in before you price. Bayside Village East accounted for every qualified sale in 2025 while the western declaration recorded none — so a buyer’s agent pulling recent comparables may be pulling from the other condominium entirely. Price against your own plate: the 2,744 square foot series is the strongest evidence on the property and it has been rising. Ask me for the per-foot record on your floorplate, and on your declaration, before you set a number.

Interested in selling at Bayside Village?

Learn more about selling your condo at Bayside Village with Josh Stein.

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