Building facts
- Address
- 11 Island Avenue
- Neighborhood
- Belle Isle
- Year built
- 1972
- Floors
- 22
- Status
- Completed
- Pricing
- Starting at $719,000
Key Takeaways
- This is the oldest continuous sales record I hold — the county has 916 qualified sales here going back to 1973 — earlier than any other building measured for this site.
- Of the 1973 buyers who have resold, not one lost money — 203 qualified round trips, zero losses, a median outcome of +981%.
- One home went from $79,500 to $2,705,000 — bought in May 1973, sold in May 2026 — up 3,303% across 53 years, and it is the building record.
- 4.1% of 703 resales lost money — at a median gain of 65.0% over an 8.5-year hold — one of the strongest ownership records measured for this site.
- I am not publishing a four-year price trend for this building — the size of the median home sold swings every year, so the per-foot figures are not comparable year to year.
- 214 homes at 11 Island Avenue on Belle Isle — a two-bedroom building at heart — 175 of the 214 homes.
11 Island Avenue, Miami, Florida | Neighborhood: Belle Isle, Miami Beach
The oldest record on this site
The Miami-Dade County Property Appraiser holds 916 qualified sales at 11 Island Avenue, and the earliest of them is from 1973. Across every building measured for this site, that is the furthest back the record goes — the next oldest begins in 1974.
197 of those 916 sales fall in 1973 itself, at a median of $55,200 and $41 per square foot. That is the conversion, when the building was sold off as individual homes.
Fifty-three years of record allows a question most condominium pages cannot ask: what actually happened to the people who bought at the very beginning?
203 of the 1973 buyers have since resold in a qualified, arm’s-length transaction. Not one of them sold for less than they paid. Zero, out of 203. The median outcome was +981%. Counted the other way, including foreclosure and nominal deed transfers that are not sales, the figure would be 17.2% — a statement about paperwork rather than about owners.
The strongest single result in the record is also the building’s record sale. A home bought for $79,500 in May 1973 sold for $2,705,000 in May 2026 — up 3,303% across 53 years. That is PH2, 1,950 square feet, at $1,387 per square foot, and it is the highest figure this building has ever recorded.
Two honest qualifications on those numbers, because they are extraordinary and extraordinary numbers deserve caveats. They are gross — before five decades of taxes, assessments, association dues and maintenance, none of which is in the county record. And fifty-three years is long enough that inflation does a great deal of the work: a dollar in 1973 is not a dollar today. What the record shows is that owning here has been durable, not that it was a uniquely brilliant trade.
Across the whole record rather than just the founders, the county shows 703 resales, of which 4.1% lost money, at a median gain of 65.0% over a median hold of 8.5 years. That is one of the strongest ownership records measured for this site.
What is actually inside the building
The county returns 215 folios at 11 Island Avenue: 214 residential homes and a single reference folio. There are no commercial units, no separately deeded parking and no storage folios, so nothing has to be filtered out of the figures on this page.
This is a two-bedroom building. 175 of the 214 homes are two-bedrooms, against 32 one-bedrooms, 6 three-bedrooms and a single four-bedroom. Heated area runs 1,027 to 3,466 square feet, with a median of 1,372.
There is no studio and no small unit here at all: the smallest home in the building is 1,027 square feet. That is larger than the median home in a good number of the buildings covered on this site, and it is the single most useful fact about what kind of building this is.
The largest floorplate, at 1,733 square feet, covers 66 homes, and it is where most of the top of the market sits — five of the six highest sales on record are 1,733 square foot homes.
The 2026 assessed values run $174,985 to $1,943,318, with a median of $626,919.
Why there is no four-year trend on this page
Most building pages on this site carry a four-year change figure. This one does not, and the reason is worth showing rather than asserting.
| Year | Qualified sales | Median price | Median $/sq ft | Median size |
|---|---|---|---|---|
| 2023 | 16 | $1,132,500 | $844 | 1,324 sq ft |
| 2024 | 8 | $864,500 | $629 | 1,372 sq ft |
| 2025 | 11 | $1,225,000 | $911 | 1,324 sq ft |
| 2026 to date | 3 | $1,200,000 | $769 | 1,733 sq ft |
Look at the last column. The median home sold was 1,324 square feet in 2023, 1,372 in 2024, 1,324 in 2025 and 1,733 in 2026. The building is not selling a consistent product year to year, so the per-foot figures in the fourth column are not measuring the same thing four times — they are measuring four different mixes of home.
Run the numbers anyway and you would get a per-foot figure that fell 25% in 2024 and rose 45% in 2025. Neither happened. What happened is that eight homes traded in 2024 and they skewed larger, then eleven traded in 2025 and they skewed smaller.
So I am not going to publish a four-year change for Costa Brava, and the Miami Condo Index does not carry one for it either. A number I cannot defend is worse than no number, and on 8 sales in one year and 3 so far in another there is no honest way to separate the price signal from the mix.
What I can tell you is the level rather than the direction: across all 38 qualified sales in the last four years, the median was $803 per square foot, in a band from $437 to $1,387, at a median price of $1,110,000.
Where the evidence thins out
Three qualifications.
The volume is low and the years are uneven — 16, 8, 11 and 3 qualified sales, about one home in 23 per year. That is the root cause of the mix problem described above, and it is a permanent feature of a 214-home building where owners stay for a median of 8.5 years.
The county’s own roll contains errors here. Three folios record their share of the common elements as “UNDIV . 43%”, “UNDIV . 56%” and “UNDIV . 33%” — a stray space that makes each read a hundred times too large. Read literally, the building’s shares sum to 230% instead of 100%. Corrected for those 3 entries they reconcile to exactly 100.0000%, which is how I know the pull is complete and that nothing is missing. I am reporting the county’s errors, not silently repairing them.
Age, storeys, amenities and monthly costs are not in this record and are not stated here. For a building of this vintage the association’s reserve position and any assessment history would matter a great deal to a buyer, and none of it is in the Property Appraiser’s data. That is your diligence to do, not mine to guess at.
Who this building suits
It suits a buyer who wants space on Belle Isle and intends to keep it. The smallest home here is 1,027 square feet, the median is 1,372, and the ownership record — 4.1% of 703 resales at a loss, median gain 65.0% over 8.5 years — describes a building people buy and hold rather than trade.
It suits someone who values a long record over a current trend. Fifty-three years of county data through multiple full cycles tells you more about durability than any four-year figure could, and this page has deliberately declined to give you the four-year figure because it would not be true.
It suits a buyer looking for an entry-level home poorly — there is no such thing here. There are no studios and no one-bedrooms under 1,027 square feet, and the four-year median price is $1,110,000.
If you are selling here, your strongest evidence is the 1,733 square foot line, where five of the six highest recorded sales sit, and the May 2026 record at $1,387 per square foot. Your weakest ground is arguing a recent trend: the year-to-year figures move on mix, and a buyer’s agent who looks at the size column will say so.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 11 Island Avenue, Miami Beach — all 215 folios retrieved individually on 17 August 2026, grouped by subdivision and filtered to residential homes. The building carries no commercial, parking or storage folios; the only non-home folio is a single reference folio, excluded. Sale figures are qualified, arm’s-length transactions only, and the 1973-cohort analysis counts only transactions the county flags as qualified and arm’s-length AND above $10,000; foreclosure, deed-in-lieu and nominal transfers are excluded, and the effect of that choice is stated on the page. The undivided-interest shares recorded for 3 folios are malformed in the county roll (a stray space renders them a hundred times too large); corrected, the declaration reconciles to exactly 100.0000% and the pull is confirmed complete. No four-year change is published for this building: the median size of the home sold varies materially year to year, so the annual per-foot figures are not comparable. Building age, storey count, amenity detail and association costs are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Costa Brava — Frequently Asked Questions
How far back does the sales record go at Costa Brava?
To 1973, which is the oldest continuous record among the buildings measured for this site. The county holds 916 qualified sales here, 197 of them in 1973 itself at a median of $55,200, which was the conversion.
Did the original buyers make money?
Almost without exception. 203 of the 1973 buyers have resold in a qualified, arm’s-length transaction and not one sold for less than they paid, at a median outcome of +981%. Those are gross figures before 53 years of taxes and dues, and inflation over that span does much of the work — the record shows durability rather than a uniquely good trade.
Are prices rising at Costa Brava?
I will not publish a four-year change for this building, because the numbers would not be trustworthy. The median home sold was 1,324 sq ft in 2023, 1,372 in 2024, 1,324 in 2025 and 1,733 in 2026 — so the per-foot figures measure four different mixes rather than one market four times. What I can give you is the level: a four-year median of $803 per square foot across 38 sales, at a median price of $1,110,000.
How many units are in Costa Brava?
The county records 215 folios at 11 Island Avenue: 214 residential homes and one reference folio. There are no commercial units, no deeded parking and no storage folios. The mix is 175 two-bedrooms, 32 one-bedrooms, 6 three-bedrooms and one four-bedroom.
How large are the homes?
Heated area runs from 1,027 to 3,466 square feet with a median of 1,372. There are no studios and no small units at all — the smallest home in the building is 1,027 square feet, which is larger than the median home in a number of buildings covered on this site.
What is the most expensive home ever sold here?
$2,705,000 for PH2 in May 2026 — 1,950 square feet at $1,387 per square foot. The same home sold for $79,500 in May 1973, which makes it a 3,303% gain across 53 years and the longest single round trip in the record.
How easy is it to sell at Costa Brava?
Slowly. Turnover runs at about one home in 23 per year — 38 qualified sales in four years against 214 homes — and the median owner holds 8.5 years. The compensation is that when homes do sell, 4.1% of resales across the full record lost money, which is among the lowest rates measured for this site.
Sources and further reading
Interested in selling at Costa Brava in Miami Beach?
Learn more about selling condo at Costa Brava with Josh Stein.
Related coverage
Part of Miami Luxury Condos.