The Carillon

What the North Carillon Declaration Actually Contains

I pulled every folio the Miami-Dade County Property Appraiser holds at 6899 Collins Avenue. The county returns 200 folios across two subdivisions: 198 under North Carillon Beach Condo and two under Atlantic Heights Corrected Plat, which are not residential dwellings. Every figure on this page is built on the 198.

One scope point, stated plainly because it changes what this page can claim. The Carillon site on Collins Avenue is not a single condominium declaration, and this record covers the North declaration specifically. Figures below describe those 198 homes. They should not be read as covering every residence on the wider site.

Heated area runs from 820 to 5,106 square feet, median 1,565. The floorplates repeat in substantial blocks: 35 homes at 1,565 sq ft, 31 at 1,280, 29 at 2,050 and 26 at 820. The bed mix is 140 two-bedroom homes (70.7%), 27 one-bedroom (13.6%), 25 three-bedroom (12.6%), five four-bedroom and a single five-bedroom home.

On the 2026 tax roll, assessed values run from $428,548 to $6,022,230, median $1,474,624.

Year built, storey count, architect and amenity detail are not in the county file and are not on this page.

Four Consecutive Years of Rising Rates Per Foot

This is the rarest pattern in this dataset: a rate per square foot that increased in every single year of the window. $1,061 to $1,317 to $1,342 to $1,411, a total increase of 33.0% across the four years. Most of that came in one step, the 24.1% move between 2023 and 2024; the two years since have added smaller increments on top rather than giving it back.

The median price column agrees, which is worth noting because in most buildings it does not. Prices moved $1,364,200, $2,100,000, $2,100,000, $2,150,000. When both columns move the same way, the mix explanation weakens and the price explanation strengthens.

My honest reading: the direction here is well supported. 2023 and 2024 carry 16 and 19 sales, which is enough that the step between them is unlikely to be a sampling artefact, and the two subsequent years extend rather than contradict it. The magnitude I would hold more loosely at the recent end — 2025 and 2026 rest on 11 and 7 sales, and 2026 is incomplete. I would say prices at North Carillon have risen materially since 2023 and have continued to firm since; I would not put a precise figure on the last twelve months.

53 qualified sales closed across the four years, one home in 15 each year — the most liquid building I have measured in this batch. The county carries 407 qualified sales at this address across its full record.

Ninety-One Per Cent of Documented Resales Gained

133 of the 198 homes — 67.2% — have a completed round trip on the county record, with both legs qualified, arm’s-length transactions.

Of those 133, 121 sold for more than the previous owner paid, 11 sold for less and one closed at an identical price. That is 91.0% gaining. The median gain across all 133 is 44.4%; among the 121 that gained, 51.2%. The range runs from -37.4% to +176.0%, and the median hold is 10.0 years.

A 44.4% median over a ten-year median hold is a solid, ordinary result — not spectacular, and considerably more relevant to a present-day buyer than the very large percentages older buildings post over twenty- and thirty-year holds. Eleven homes still lost money, one of them by more than a third, so the record is strong rather than uniform.

Two sales are worth separating, because the headline one is the less useful of the pair. The highest price on the county record is $6,900,000, closed 27 September 2023, for the building’s largest home at 5,106 sq ft — which works out to $1,351 per square foot, a rate below several ordinary sales in 2025 and 2026. The highest rate on record is $2,022 per square foot, set on 25 September 2025 by a 2,670 sq ft home that closed at $5,400,000. For a buyer trying to understand what the top of this building achieves, the second number is the one that means something; the first is mostly a function of size.

Who Carillon Suits, and Who It Does Not

It suits a buyer who wants a two-bedroom home on this stretch of Collins Avenue and wants the building’s own record on their side. Four consecutive years of rising rates per foot, 91.0% of documented resales gaining, and one home in 15 trading each year is an unusually consistent combination — most buildings in this series offer one or two of those three, not all of them.

It suits a buyer who values comparables, too: four floorplates account for 121 of the 198 homes, so whatever you are looking at, dozens of near-identical homes have a sale history.

It suits badly a buyer hoping to find a soft entry. The rate per foot is at its four-year high, the median price has sat at or above $2,100,000 for three consecutive years, and nothing in this record suggests a discount is available on the building’s general level. A buyer here is paying the top of the building’s own range.

It also suits badly anyone who assumes these figures describe the whole Carillon site — they describe the North declaration, and the other declarations on that site have their own records.

If you are selling: the trend is with you, and the $1,342 to $1,411 recent band is defensible. The sharper argument, if your home is in the middle size classes rather than the largest, is the $2,022 per square foot set in September 2025 — it shows this building’s ceiling is set by rate, not by size, and that the largest-home sales at $1,351 a foot understate what a well-positioned smaller home can achieve.

Interested in selling at The Carillon?

Learn more about selling your condo at The Carillon with Josh Stein.

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