Miami Luxury Condos · Commodore Club South
The county records 180 homes at 199 Ocean Lane Drive.
By Josh Stein · Florida license SL3057661 · Updated 30 September 2026
Commodore Club South, at 199 Ocean Lane Drive, Key Biscayne, holds 180 homes on the Miami-Dade property roll, built 1974. 9 sales were recorded in the 12 months to 15 September 2026, at a median of $1,197,000, or $905 per square foot. Across qualified sales since 2023 the median is $933 per square foot.
Verified against public recordsMiami-Dade County Property Appraiser, Josh Stein Realtor4 sources
Key Takeaways
- Commodore Club South recorded 9 sales in the 12 months to 15 September 2026 — at a median of $1,197,000, or $905 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 25 June 2026. Own at Commodore Club South? Ask Josh what yours would sell for on WhatsApp.
- The county records 180 homes at 199 Ocean Lane Drive, built 1974, under the declaration COMMODORE CLUB SOUTH CONDO.
- Home sizes run 895 to 2,825 square feet, median 1,260. The roll records 21 one-bedroom, 131 two-bedroom, 26 three-bedroom and 2 four-bedroom.
- 21 qualified sales since January 2023 have a median of $1,180,000, or $933 per square foot — about one home in 32 changing hands per year.
- 8.7% of recorded resales sold for less than the previous recorded price — 44 of 505 resale pairs on the qualified-sale record, with a median change of +55.9% over a median hold of 7.4 years.
- The highest qualified sale on record is $2,500,000, on 11 October 2022, for a combined residence.
- Address 199 Ocean Lane Drive, Key Biscayne
- Year built 1974 (county record)
- Homes 180 (Miami-Dade County)
- Home sizes 895–2,825 sq ft (median 1,260)
- 2026 assessed value median $748,886
- County declaration COMMODORE CLUB SOUTH CONDO
What the county record shows
Commodore Club South is at 199 Ocean Lane Drive, Key Biscayne. The Miami-Dade Property Appraiser lists 180 homes under the declaration COMMODORE CLUB SOUTH CONDO, with a built year of 1974 on every home folio. It is one of three separately declared Commodore Club towers on Ocean Lane Drive; the other two, at 155 and 177, have their own pages.
Have a question about Commodore Club South? This page is built from the county record, not a listing feed. If you want what has actually closed here, or an honest read on whether it suits you, ask me directly.
Home sizes run from 895 to 2,825 square feet, with a median of 1,260. The roll records 21 one-bedroom, 131 two-bedroom, 26 three-bedroom and 2 four-bedroom. The median 2026 assessed value is $748,886; an assessment is set for tax purposes and is not a market price.
What have homes sold for since 2023?
Qualified arm’s-length sales only. Transfers the county flags as disqualified are excluded, a deed that covers several homes is not counted as one sale, and 2026 is a part year.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 6 | $1,177,500 | $935 |
| 2024 | 3 | $860,000 | $816 |
| 2025 | 8 | $1,250,000 | $972 |
| 2026 | 4 | $1,105,000 | $868 |
Pooled across all 21 qualified sales since January 2023, the median is $1,180,000, or $933 per square foot. With 180 homes, that is about one home in 32 changing hands per year. Median price moves with the mix of floorplans that sold in a given year, so the per-foot column is the better like-for-like guide.
How owners did when they resold
A resale pair is the same home recorded as a qualified sale twice. The county record holds 505 such pairs at Commodore Club South. In 44 of them (8.7%) the later price was lower than the earlier one. Across all pairs the median change was +55.9%, over a median hold of 7.4 years. These are recorded prices only: they leave out closing costs, improvements, assessments and carrying costs, so a small recorded gain can still be a loss in cash.
The highest recorded sale
The highest qualified sale on the record is $2,500,000, on 11 October 2022, for a folio the county describes as a combined residence. Because the folio’s size may have changed when the units were combined, this page does not divide that price by its square footage.
Other Key Biscayne buildings on the same record
The same 12-month measure, taken the same way from the county record, for other buildings this site covers. Each number is the one on that building’s own page.
| Building | Sales, 12 months | Median price | Median $/sq ft |
|---|---|---|---|
| Commodore Club South | 9 | $1,197,000 | $905 |
| Oceana Key Biscayne | 5 | $5,150,000 | $2,701 |
Each building’s 12 months run to the date its county record was retrieved (15 September 2026, 23 September 2026), so the windows differ by days, not months.
See also Commodore Club East, Commodore Club West and Oceana Key Biscayne, and the full Key Biscayne guide.
What to check before you sign
- Confirm the folio, not just the unit number. Ask for the folio and read its own sale history and assessment on the Property Appraiser’s site.
- Ask the association for its milestone inspection status and its reserve study. Both can change what an owner pays after closing.
- Check any comparable you are shown against the county record. A deed that covered more than one unit, or a combined residence, can make a price per foot look far higher or lower than the building really trades.
- Ask what the monthly maintenance covers and whether any special assessment is approved or proposed. Get it in writing from the association.
Verified 29 September 2026 against the Miami-Dade County Property Appraiser record for COMMODORE CLUB SOUTH CONDO (180 folios retrieved 15 September 2026, 180 counted as homes). Sale figures are qualified arm’s-length transfers, with deeds covering several homes removed. Amenities, storey count, architect and developer are not stated here because no primary source was checked for them. Re-check when the next tax roll publishes.
Commodore Club South — Frequently Asked Questions
What have homes at Commodore Club South sold for in the last 12 months?
9 sales were recorded on the Miami-Dade County Property Appraiser record in the 12 months to 15 September 2026, at a median of $1,197,000 ($905 per square foot). The latest recorded sale was on 25 June 2026. These are recorded closings, not asking prices. If you own at Commodore Club South and want to know what your home would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
How many homes are at Commodore Club South?
The Miami-Dade County Property Appraiser records 180 homes at 199 Ocean Lane Drive, Key Biscayne, under the declaration COMMODORE CLUB SOUTH CONDO, retrieved 15 September 2026.
When was Commodore Club South built?
The county record gives 1974 as the year built for every home folio.
What is the price per square foot at Commodore Club South?
Across 21 qualified sales recorded since January 2023, the median is $933 per square foot, on a median sale of $1,180,000. By year: 2023, $935 (6 sales); 2024, $816 (3 sales); 2025, $972 (8 sales); 2026, $868 (4 sales). 2026 is a part year.
Do owners at Commodore Club South lose money when they sell?
On the county record, of 505 resale pairs on the county’s qualified-sale record, 44 (8.7%) sold for less than the previous recorded price. The median change was +55.9% over a median hold of 7.4 years, before closing and carrying costs.
What is the highest price paid at Commodore Club South?
The highest qualified sale on the county record is $2,500,000, on 11 October 2022, for a combined residence.
Sources and further reading
Thinking about Commodore Club South?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Call (305) 695-8257Send me a question
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.com
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