Building facts
- Address
- 50 & 100 S. Pointe Drive
- Neighborhood
- South of Fifth
- Year built
- 2008
- Floors
- 37
- Residences
- 203
- Status
- Completed
- Developer
- Bruce Eichner
- Architect
- Sieger Suarez
- Pricing
- Starting at $4.5 Million
Verified 3 August 2026Miami-Dade County Property Appraiser1 source
Aerial view of Continuum South Beach
Aerial view of Continuum South Beach
Aerial view of Continuum South Beach
Key Takeaways
- Continuum is two condominiums, not one — the county files 100 and 50 South Pointe Drive as separate declarations that happen to share a name — 294 homes and 202 homes.
- Every well-evidenced floorplate in the north tower has fallen in every year — the 1,870 square foot plate is down 16.0% and the 1,791 down 16.9% since 2023.
- The north tower’s median is down 22.3% over four years — $3,592 per square foot in 2023 against $2,790 in 2026.
- The record sale is $30,000,000 — in June 2021 — and the same home had sold for $21,000,000 in December 2014, a gain of 42.9%.
- 496 homes and about one in twenty-five trades each year — 79 qualified sales across the two declarations in four years.
- Two combined homes carry only one unit’s common-element share — an omission in the county roll, not a missing residence — no share-derived figure is published for them.
Continuum South Beach, by the numbers
Developer: Bruce Eichner · Architect: Sieger Suarez · Starting at $4.5 Million. Source: the building record on this site.
50 & 100 S. Pointe Drive, Miami Beach, Florida 33139 | Neighborhood: South of Fifth
Two condominiums that share a name
Continuum occupies two towers at 100 and 50 South Pointe Drive. The Miami-Dade County Property Appraiser records them as two separate condominium declarations — and both are named “CONTINUUM ON SOUTH BEACH CONDO”.
They sit under different folio prefixes and each closes at its own 100% of common elements independently, which is the test that settles it. They are not two halves of one condominium. They are two condominiums with the same name.
That is an unusually easy thing to get wrong, and it matters: two declarations mean two budgets, two reserve studies, two boards and two sets of assessments. A document handed to you for “Continuum” may cover only the tower it came from. Establish which one your home sits in and ask for that declaration’s own budget.
It also means anyone pulling the county record for a single address gets one tower and no indication that the other exists. This page is built on both, pulled separately and reported separately.
What is actually in each tower
| 100 South Pointe Dr | 50 South Pointe Dr | |
|---|---|---|
| Homes | 294 | 202 |
| Size range | 1,201–10,750 sq ft | 609–6,702 sq ft |
| Median home | 1,870 sq ft | 1,606 sq ft |
| 2026 assessed median | $3,735,753 | $3,433,072 |
| 2026 assessed top | $29,562,500 | $22,752,892 |
496 homes in total. Both are overwhelmingly two-bedroom buildings — 200 of 294 in the north tower, 110 of 202 in the south — and the south tower holds the smaller stock, down to 609 square feet against a north-tower minimum of 1,201.
Four floorplates carry much of the north tower: 2,122 square feet (24 homes), 1,591 (23), 1,870 (23) and 1,757 (23). In the south, 1,443 square feet (26 homes) and 1,606 (21) lead.
One disclosure from the county roll. Two combined homes in the north tower carry only one unit’s worth of common-element share between them — when the units were joined the county never summed the shares. The pull is whole and the roll is short; no share-derived figure is published for those two homes.
The north tower has fallen in every year
Qualified, arm’s-length sales from the county record, retrieved 21 August 2026, reported separately by declaration.
| Year | North — sales | North — median $/sq ft | South — sales | South — median $/sq ft |
|---|---|---|---|---|
| 2023 | 10 | $3,592 | 12 | $2,334 |
| 2024 | 18 | $3,016 | 7 | $3,144 |
| 2025 | 14 | $3,039 | 3 | $3,482 |
| 2026 to date | 9 | $2,790 | 6 | $2,528 |
The north tower is down 22.3% on its median price per square foot since 2023, and unusually for this site, the floorplate evidence does not soften it — it confirms it.
| Floorplate (north tower) | 2023 | 2024 | 2025 | 2026 | Change |
|---|---|---|---|---|---|
| 1,870 sq ft (23 homes) | $3,182 | $2,781 | $2,687 | $2,674 | −16.0% |
| 1,791 sq ft | $3,347 | $3,127 | $2,792 | $2,781 | −16.9% |
Both of the well-traded north-tower floorplates have declined in every single year of the record — not up and down, not flat, but lower each year for four consecutive years. Between them they rest on fourteen qualified sales, which is enough to take seriously.
The larger 2,508 square foot plate has held up better, at $4,041 in 2023 and $4,187 in 2026 on six sales. So the decline is concentrated in the mid-sized homes that make up most of the building.
The south tower cannot be read the same way. Its per-foot median rose from $2,334 to $3,482 and then fell to $2,528, on twelve, seven, three and six sales — and the median home that sold ranged from 1,071 to 1,941 square feet across those years. That is a mix effect on a thin sample, and no direction should be drawn from it.
The record sale is $30,000,000, on 1 June 2021, for an 8,229 square foot home in the north tower. The same home had sold for $21,000,000 in December 2014 — a gain of 42.9% over six and a half years, on a clean single-folio round trip. The top of this building did very well in that period.
More recent large sales include $23,900,000 in December 2025 for a 4,776 square foot home, and $18,800,000 in November 2025 for a residence formed from two joined units totalling 3,717 square feet. I am publishing those figures without ranking them per square foot: co-conveyed multi-folio sales in this building are easy to mis-price, and a per-foot superlative here would not survive scrutiny.
Who this building suits
It suits a buyer who wants South of Fifth oceanfront with real depth of evidence behind the price. With 496 homes and 79 qualified sales in four years — about one home in twenty-five each year — and floorplates repeating twenty-plus times, this is one of the few luxury buildings in Miami where you can genuinely know what a comparable home has done.
1 Hotel & Homes South Beach keeps 156 residences behind 600 feet of oceanfront, one of the most luxurious South Beach condos.
And what it has done, in the north tower, is fall every year for four years. That is not a reason to avoid the building; it is a reason to buy it at 2026 pricing and to be sceptical of anyone quoting you 2023 comparables. A buyer here has an unusually strong, unusually well-documented negotiating position.
The very top of the building is a different market and has behaved differently — the $30,000,000 record, the $23,900,000 sale in December 2025, and a 2,508 square foot plate that has held its level. If you are buying at that end, the mid-market decline is not your comparable set.
Confirm which declaration you are buying into, and get that tower’s budget, reserve study and insurance position. Two condominiums sharing a name is the most likely way to end up reading the wrong documents.
If you are selling in the north tower, price against 2026, not against your purchase. The 1,870 and 1,791 square foot plates have both fallen in every year since 2023 and a prepared buyer will have the same county record I have used. If you are selling in the south tower, the record is too thin to anchor on and the specific comparable will be argued — prepare for that. Ask me for the comparables in your tower and on your line before you set a number.
Continuum South Beach — Frequently Asked Questions
Is Continuum one condominium or two?
Two. The county records 100 South Pointe Drive and 50 South Pointe Drive as separate declarations that happen to share the name CONTINUUM ON SOUTH BEACH CONDO, and each closes at its own 100% of common elements independently. That means two budgets, two reserve studies and two boards — so establish which tower your home is in and ask for that declaration’s documents.
Are prices at Continuum falling?
In the north tower, yes, and clearly. Median price per square foot went $3,592 in 2023 to $2,790 in 2026, down 22.3% — and both well-traded floorplates confirm it rather than softening it: the 1,870 square foot plate is down 16.0% and the 1,791 down 16.9%, each falling in every single year. The south tower’s record is too thin and too mix-affected to read.
What is the most expensive sale at Continuum?
$30,000,000 on 1 June 2021, for an 8,229 square foot home in the north tower. The same home had sold for $21,000,000 in December 2014, so the county holds a clean round trip on it — up 42.9% over six and a half years. More recently, $23,900,000 was paid in December 2025 for a 4,776 square foot home.
How many homes are there at Continuum?
496 across the two declarations — 294 at 100 South Pointe Drive and 202 at 50 South Pointe Drive. Both are overwhelmingly two-bedroom buildings. The north tower runs 1,201 to 10,750 square feet with a median of 1,870; the south runs 609 to 6,702 with a median of 1,606.
Has the whole building fallen, or only part of it?
The decline is concentrated in the mid-sized homes that make up most of the north tower. The larger 2,508 square foot plate has held its level, at $4,041 per square foot in 2023 against $4,187 in 2026 on six sales, and the very top of the building has traded strongly — $23,900,000 in December 2025. If you are buying at that end, the mid-market decline is not your comparable set.
How often do homes at Continuum sell?
79 qualified sales across the two declarations in four years, in 496 homes — about one home in twenty-five each year. Combined with floorplates that repeat twenty-plus times, that makes this one of the few luxury buildings in Miami where genuine like-for-like comparables exist.
Sources and further reading
Continuum is two buildings on a shared 12-acre oceanfront site at the tip of South Beach. The South Tower at 100 South Pointe Drive completed in 2002 — 40 storeys, 318 residences, units 1,201 to 4,973 square feet. The North Tower at 50 South Pointe Drive completed in 2008 — 37 storeys, 203 residences. Developer: The Continuum Company (Ian Bruce Eichner). Architect: Sieger Suarez. Recent trades: $19.9M at roughly $3,900 per foot in February 2026, and $11.3M at about $3,800 per foot in June 2026. Note: the developer markets 530 residences; the tower-by-tower counts total 521. Broker listings frequently swap the two towers’ unit counts — the South Tower is the larger one.
Verified 3 August 2026. Source: The Real Deal, 11 Feb 2026 and The Real Deal, 24 Apr 2019
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Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comRelated coverage
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