The Cosmopolitan

What is actually in the building

The county returns 233 folios for 110 Washington Avenue. 221 are homes. The remaining eleven are ground-floor commercial units, recorded by the county as condominium stores — nine of them between 473 and 1,551 sq ft, and two carried on the roll at a nominal one square foot. All eleven are excluded from every figure on this page.

The homes run 686 sq ft to 2,392 sq ft, median 826. The mix is 125 one-bedrooms, 95 two-bedrooms and a single three-bedroom — the 2,392 sq ft home, which is the only one of its kind in the building. For 2026 the county assesses the homes between $288,030 and $1,409,973, median $465,470.

This is a small-home building in a neighbourhood of large ones, and that shapes everything about how its record reads.

The price record, and what it will not tell you

I want to be straightforward about what this table supports, because the honest answer is: less than you would like.

Read the per-foot column and the building went up, then down, then up — $817, $938, $828, $878. That is a 14.8% range with no discernible direction, on annual samples of fifteen, seven, eleven and four sales. Read the median price column and it went down, up, down. The two columns do not even agree with each other about which way 2024 went.

Only four qualified sales have been recorded in 2026. My rule across the whole Miami Condo Index is that a four-year change gets published only where both 2023 and 2026 rest on at least five qualified sales, and this building fails that test. So it carries a dash rather than a percentage, and I am not going to quietly compute one here instead. For the record, the arithmetic would say +7.5%. It would not mean anything.

What the record does support: a four-year band of $627 to $1,056 per square foot with a median of $835, and — importantly — not a single anomalous sale in it. No transaction sits absurdly high or low against the building’s own range. The data is clean. There is just not very much of it in any one year.

On liquidity, 37 qualified sales across four years against 221 homes is about one home in 24 per year. That is on the thin side, and it is the direct cause of everything above: a building that records seven sales in a year cannot produce a stable annual median, because the median is decided by which seven homes happened to sell.

Read it by floorplan instead

Here is where this building becomes legible, and it is the most useful thing on this page.

The median size of the home sold each year was 1,010 sq ft in 2023, 826 in 2024, 1,196 in 2025 and 826 in 2026. That is a 44.8% swing between the smallest and largest of those four figures. Nothing about the building changed — a different set of floorplans came to market each year, and the headline median obediently followed them up and down.

So group the sales by plan rather than by year. 71.9% of the building sits on just three floorplans — 64 homes at 826 sq ft, 55 at 686 and 40 at 1,196 — and over the four years those three cleared:

Those three rates sit within 6.2% of one another. A building whose annual medians swung 14.8% at random turns out to be, plan for plan, one of the more consistently priced buildings I have measured. The volatility was never in the market. It was in the sample.

One genuine pattern does emerge: the rate falls as the home gets bigger — $875 at 686 sq ft, $835 at 826, $824 at 1,196 — and it keeps falling all the way to the top. The building’s record sale, $1,500,000 in January 2021 for the 2,392 sq ft three-bedroom, worked out at $627 per square foot, 24.9% below the four-year median rate. This is the normal pattern in condominiums and the opposite of what I found the same day at 1 Hotel & Homes. If you are buying the big home here, the per-foot comparison will flatter you; if you are selling it, expect the buyer to make exactly that argument.

Who this building suits, and who it does not

It suits a buyer who wants into South of Fifth without South of Fifth money. With a median assessed value of $465,470 and 125 one-bedrooms, this is one of the more accessible entries into the neighbourhood, and the plan-level record gives you a defensible basis for an offer — which is more than the headline numbers give you.

It suits badly a buyer who wants space. A single three-bedroom in 221 homes, and a median of 826 sq ft, tells you what this building is for. If you need room, the record here is not just unhelpful — the building genuinely does not have the stock.

It also suits badly anyone who needs to transact on a schedule. One home in 24 per year is thin, and four recorded sales so far in 2026 is thinner still.

If you are selling here, do not let anyone value your home off the building’s annual median, in either direction. In 2024 that median said $775,000 while the per-foot figure hit its four-year high; in 2026 it says $734,800 while the per-foot figure is above the four-year median again. Both years are being driven by which plans sold, not by what homes are worth. Pull the comparables for your floorplan — there are seven, nine and ten sales respectively behind the three main ones — and price to those. That is the number a serious buyer’s agent will be working from, and on this building’s record it is the only one that holds still.

Interested in selling at The Cosmopolitan?

Learn more about selling your condo at The Cosmopolitan in Miami Beach with Josh Stein.

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