Bellini Bal Harbour

What is actually in the building

The county returns 78 folios for 10225 Collins Avenue. 77 are homes; the remaining one is a reference folio carrying no dwelling. No parking, cabana or storage is filed separately and there is no commercial folio.

This is one of the most standardised buildings I have measured, and one of the largest-homed. 36 homes measure exactly 3,820 sq ft and another 34 measure exactly 2,918 — 70 of the 77, or 90.9% of the building, on two floorplans. The remaining seven are larger: two at 5,896 sq ft, two at 6,738, and one each at 5,836, 7,640 and 9,013.

The smallest home at this address is 2,918 sq ft. There is no entry tier, no one-bedroom, no studio. The bedroom mix is 34 two-bedrooms and 38 three-bedrooms, plus two four-bedrooms, two five-bedrooms and one six-bedroom — and it is worth pausing on the fact that a two-bedroom here is 2,918 sq ft.

For 2026 the county assesses the homes between $1,322,900 and $7,856,880, median $2,679,288.

What can nine sales of one floorplan tell you?

Rather more than eleven sales of a mixed building, which is the usual problem.

On most pages in this series I spend a paragraph warning that a change in a building’s median price is really a change in which homes sold. Here that problem is largely absent: nine of the eleven qualified sales in the last four years were the same 3,820 sq ft floorplan. Same size, same layout, same building — so the differences between the prices are mostly the market and the individual home rather than the mix.

Read that as a sequence and the shape is hard to miss. The three 2023 sales of this plan cleared a median $903 per square foot. The three 2024 sales cleared $1,283. The two 2025 sales cleared $1,230 and $1,361, and the single 2026 sale cleared $1,416 — the highest price per square foot this building has ever recorded, on any plan, in its history.

I want to be careful about how much weight that carries. Three sales a year is thin, the 2023 group spans $838 to $1,178 which is a 41% spread on identical floorplans, and one sale does not make 2026. Floor, exposure and condition are clearly doing real work inside this plan. But the direction is consistent across four consecutive years and it is measured on the same product each time, which is a good deal more than most buildings on this stretch can offer.

My honest reading is that the 3,820 sq ft plan has moved from the $900s to the $1,300s per square foot over four years, and that the direction is well supported even though the magnitude is not settled. No four-year change is published for this building in my Miami Condo Index — eleven sales across four years, with two in 2026, is below the five I require at both ends — and I would rather point you at the nine sales above than at a percentage.

The price record

The 2026 row is the one to treat carefully, and it illustrates the mix problem in miniature. Its two sales are the 3,820 sq ft home at $1,416 per square foot and a 5,836 sq ft home at $737 — the largest home to trade in four years. The median of those two, $1,077, describes neither of them and no home in the building. This is exactly why I lead with the single-plan series above.

Across all eleven sales the building cleared a median $1,178 per square foot, in a band from $737 to $1,416, at a median price of $4,500,000. Liquidity is modest: one home in 28 a year, against a median of one in 24 across the buildings in my Miami Condo Index.

The highest total price is $9,500,000, paid on 1 December 2007 for the building’s single 9,013 sq ft home, at $1,054 per square foot. That home had sold twice earlier the same cycle — $8,450,000 in September 2005 and $8,450,000 again in March 2007 — so the December 2007 buyer paid 12.4% more than the March buyer nine months before. It has not traded since, and the price has stood for nineteen years.

The ownership record here is among the best I have measured. The building sold through in 2004, when 40 homes changed hands at a median $1,900,000, or $518 per square foot. Of those original buyers, 27 have since resold and exactly one lost money — 3.7% — at a median gain of 35.3%. Across all 71 resales the county records, 13 lost money, or 18.3%, at a median gain of 19.3% over a 6.7-year hold.

Who this building suits, and who it does not

It suits a buyer who wants a very large home in Bal Harbour and values knowing exactly what they are buying into. With 70 of 77 homes on two plans, the comparable set for your home is deep even though the building trades slowly, and the nine same-plan sales above are a better evidence base than most buildings of this size can offer.

It suits a long holder. The median hold among resellers here is 6.7 years and the 2004 cohort has a loss rate of 3.7%, which is the kind of record that comes from people who did not need to sell.

It suits badly a buyer who wants anything under 2,900 sq ft. The building does not have it, and the running costs of a home this size are not a small consideration.

It suits badly anyone needing speed. One home in 28 a year means eleven transactions in four years across 77 homes.

If you are selling here, the strongest thing you have is the single-plan sequence. If your home is one of the 36 at 3,820 sq ft, your comparables are nine sales of your exact floorplan running from $838 to $1,416 per square foot, with the three most recent at $1,230, $1,361 and $1,416 — and that last one, in March 2026, is the highest per-foot price in the building’s history. Argue from the recent three, not from the four-year median of $1,178, which is dragged down by 2023 and by one very large home. If your home is one of the seven larger than 3,820 sq ft, be aware that the only recent evidence for you is the April 2026 sale at $737 per square foot, and plan the pricing conversation around that rather than around the building’s headline.