Bellamare

A price rise that survives the test

Qualified sales from the Miami-Dade County Property Appraiser record, pulled 17 August 2026 — arm’s-length transactions only.

I have added a column most price tables leave out, and it is the one that matters. The median home sold here was 2,840 square feet in 2023, in 2024, in 2025 and in 2026. Identical, four years running.

That matters because the most common way a condominium price table misleads is through size. When smaller homes start trading, the price per square foot rises while nothing has actually appreciated — and I have published buildings on this site where exactly that is happening. It is not happening here. The homes selling this year are the same size as the homes that sold three years ago, so the per-foot move is a price move.

Through the last complete year that move is $806 to $993, up 23.2%. Including the partial 2026 it is 19.1%, the difference being that 2026 has come in slightly below 2025 so far.

One honest limit on how hard I will lean on this. The largest single floorplate here, at 2,840 square feet, covers 50 homes — but only 2, 2, 3 and 2 of them traded in each of the four years. Restricted to that plate alone the series reads $829, $1,120, $927, $915, which on two and three sales a year is noise rather than trend. The constant median size is strong evidence; the floorplate-only series is too thin to add anything. I am resting the claim on the first and telling you the second exists.

What is actually inside the building

The county returns 219 folios at 6000 Island Boulevard: 218 residential homes and a single reference folio. No commercial units, no separately deeded parking, no storage. Nothing is filtered out of the figures on this page, which makes this record cleaner than most.

These are large homes. Heated area runs 550 to 6,663 square feet with a median of 3,222 — more than double the median of most Miami condominium stock measured for this site.

On the bedroom mix I have to be careful, and I would rather say so than paper over it. The county records a bedroom count for 193 of the 218 homes: 112 three-bedrooms and 81 four-bedrooms. For the remaining 25 it records none. Those 25 are not small or unusual homes — they run up to 6,663 square feet and include every penthouse in the building, PH7 among them. It is a gap in the county’s data, not a different class of unit, and it means the three- and four-bedroom counts above are a floor, not a complete census.

The 2026 assessed values run $305,834 to $4,164,294, with a median of $1,587,860.

The record sale is $5,800,000 for PH7 in March 2026 — 4,331 square feet at $1,339 per square foot, the highest figure the building has ever recorded, set in the current year.

It sold out at the peak, and that did not matter

The county holds 498 qualified sales here, and 209 of them fall in 2005 — the sell-out, at a median of $1,050,000 and $369 per square foot.

2005 was close to the top of the last cycle. On the pattern that gets repeated about Miami condominiums, buying a new tower at the 2005–06 peak should have been ruinous.

It was not, here. Of the original 2005–06 buyers, 162 have since resold in a measurable arm’s-length transaction, and only 17 of them — 10.5% — sold for less than they paid. The median outcome was +46.6%.

I have published buildings on this site where the equivalent figure is above 60%, and they sold out in the same years. The difference is not the calendar. It is what the buyer was actually getting for the money: $369 per square foot for a 2,840 square foot home in Aventura was not a speculative price, and the buildings that destroyed their buyers were overwhelmingly the ones selling small homes at premium per-foot prices.

Across the whole record the county shows 288 resales, of which 47 — 16.3% — lost money, at a median gain of 24.0% over a 4.7-year median hold.

Where the evidence thins out

Three qualifications, and the first is structural rather than incidental.

This building barely trades. 31 qualified sales in four years across 218 homes — about one home in 28 per year, among the lower turnover rates measured for this site. Every figure in the four-year table therefore rests on single-digit or low-double-digit samples: 9, 7, 10 and 5 sales. The constant median size is what gives the trend its credibility, not the sample count.

The bedroom mix is incomplete, as set out above: 25 of 218 homes carry no bedroom count in the county record.

Age, storeys, amenities, club membership and monthly costs are not in this record and are not stated here. Williams Island is a managed community with its own cost structure, and none of it appears in the Property Appraiser’s data. I will not estimate it.

Who this building suits

It suits a buyer who wants genuine family-sized space and is willing to pay for it. A four-year median of $927 per square foot, in a band from $591 to $1,339, at a median price of $2,700,000, buys a home around 2,840 square feet — a size that simply is not available in most of the Miami condominium market at any price.

It suits a buyer who wants evidence rather than a story. This is one of the few buildings on this site where the price trend survives the test that matters: the homes selling now are the same size as the homes that sold three years ago, and the per-foot figure still went up 23.2%.

It suits a buyer who needs liquidity poorly. One home in 28 per year means you may wait to buy the specific home you want, and you will certainly wait to sell it. This is a hold, not a trade.

If you are selling here, the 10.5% loss rate among original buyers and the March 2026 record at $1,339 per square foot are both real, both from the county record, and both worth putting in front of a buyer. The honest caveat you should expect back is the sample size: 10 sales in 2025 is not a deep market, and a buyer’s agent will say so.

Interested in selling at Bellamare in Aventura?

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