Elysee Miami

What’s Actually Inside Elysee Miami, By the County Record

Miami-Dade lists 95 individually deeded folios inside The Elysee Condo at 788 NE 23rd Street, and all 95 of them are residential dwelling units. There is no separately assessed commercial, retail or amenity-level space carried on the roll — a boutique tower, and the county record backs that up.

Sizes run from 1,860 sq ft up to a single 13,779 sq ft residence, with the building’s typical home landing at a median 2,882 sq ft. That’s a wide spread for one declaration, and it’s driven by a cluster of standard floorplates sitting well below the median plus a handful of combined homes near the top of the tower well above it. The two most common floorplates are 2,315 sq ft and 2,322 sq ft, each appearing 16 times — together, a third of the building. Above those, 3,490 sq ft and 3,492 sq ft floorplates each appear five times — ten more homes — and then the record climbs sharply toward the building’s largest residences.

Bed count, straight off the roll: 47 three-bedroom homes, 31 four-bedroom homes, four five-bedroom homes and one six-bedroom home. Twelve folios carry no bedroom figure in the county record at all. I’m not going to guess and call those studios — the smallest unit in this building is 1,860 sq ft, which is not a studio by any reasonable definition, so I’d rather say plainly that the county simply didn’t record a bed count for those twelve.

2026 assessed values on the 95 folios range from $1,220,814 to $18,513,000, with a median assessed value of $2,576,392.

One completeness note worth naming rather than burying: the declaration’s ownership shares summed to 99.2775% on the raw pull. Checking folio by folio turned up a single decimal-point error in the county’s own roll on unit 1202, recorded at 0.08059% of the common elements where the pattern across the rest of the building says it should be an order of magnitude larger. Corrected for that one roll error, the declaration closes at 100.0028% — complete. Nothing about this building is actually missing; one number in the county’s own file is off by a decimal point.

Is Elysee Miami’s Price Record Actually Climbing?

Over the last four years, Elysee Miami has produced 25 qualified, arm’s-length sales — six in 2023, six in 2024, six in 2025, and seven so far in 2026.

Read as raw median price, the record looks like it peaked in 2024 at $3,975,000 and has fallen for two years since. But median sale price lies here, because Elysee’s floorplates vary sharply from year to year in whatever six or seven homes happen to trade — I’d rather lead with median $/sq ft, which controls for that. On that basis: $1,362 in 2023, down to $1,310 in 2024, $1,195 in 2025, and $1,210 so far in 2026. That’s an $/sq ft decline of 11.2% from 2023 to 2026 to date — smaller than the raw price swing suggests, but still a real, sustained softening off the 2023 peak.

I don’t think this record is thick enough to call more than that. Six or seven sales a year is a small sample, and a single outsized or undersized home changes the year’s median meaningfully. My honest reading: the direction — softer pricing since 2023 — is probably real. The exact magnitude of that softening is not something 25 sales can pin down with confidence.

Turnover across those four years works out to one home in 15 changing hands each year on average — 25 sales against 95 homes over four years. That’s a quiet resale market by the standards of this series, and it’s part of why I’d caution against reading too much precision into the year-over-year swings above.

What Makes Elysee Miami’s Record Interesting

Two things stand out once you look past the headline table.

First, the building’s record sale, and it isn’t close: unit 5701, a 13,779 sq ft residence — nearly 4.8 times the building’s median size — sold for $14,664,700 on 7 November 2022. Sales that large in a county record are worth checking before they’re published, because a portfolio deed recorded against multiple folios at the full price can masquerade as one enormous single-home sale. This one checks out clean: one folio, one deed, $1,064/sq ft. It falls just outside the four-year window in the table above, but it’s the building’s ceiling and worth naming on its own.

Second, Elysee shows real liquidity for a 95-home building. Of those 95 homes, 27 show a complete round trip in the county record — bought, then resold, since 2021. Twenty-five of those twenty-seven sold for more than the owner paid, a median gain of 35.3% held for a median 2.2 years. I’d rather disclose the other two than round them off: one home bought for $4,150,000 in April 2023 sold for $3,550,000 in June 2025, a loss of 14.5% over 2.2 years, and one bought for $3,100,000 in March 2022 sold for $3,000,000 in June 2025, a loss of 3.2% over 3.3 years. Twenty-five winners out of twenty-seven is a strong record. It is not a perfect one, and a buyer’s agent will eventually find the two that lost money, so I’d rather they read it here first.

Who Elysee Miami Suits, and Who It Doesn’t

Given everything above, Elysee suits a buyer who wants a large, view-driven home in Edgewater and is comfortable paying the building’s going rate — the 2023–26 $/sq ft band runs $754 to $1,576, with a median of $1,243 — for the privilege. It suits someone planning to hold for a few years rather than flip quickly: the median round-trip hold in the record is 2.2 years, and even the fastest recorded gain took the better part of a year.

It suits a buyer specifically hunting an unusually large home. A floorplate range running up to a combined 13,779 sq ft residence is not typical for this stretch of Edgewater, and if that’s what you’re after, Elysee is one of the few buildings in the neighborhood where the county record shows it’s actually been done.

It suits a buyer less well if they need a deep, frequent comparable set to feel confident about price. Six or seven sales a year is a thin record, and I would not let anyone tell you with certainty exactly where the next closing should land based on it.

A line for anyone selling here specifically: your comparable set is small. Twenty-five sales across four years means the last two or three closings — and how each was priced relative to its own floorplate — carry more weight here than they would in a building that turns over a comp every few weeks. Price off the closest real match, not off the building-wide median.

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Edgewater Condo & Loft Buildings

Edgewater runs along Biscayne Bay between the Venetian Causeway and the Julia Tuttle. Every building below is covered in this series, with its own county sales record:

• 1800 Biscayne Plaza
• 1800 Club
• Aria on the Bay
• Bay House
• Biscayne Beach
• Blue Condominium
• Cite on the Bay
• City 24
• Edgewater Lofts
• Gallery Art Condominium
• Gran Paraiso
• Icon Bay
• Moon Bay
• New Wave
• One Paraiso
• Onyx on the Bay
• Opera Tower
• Paraiso Bay
• Paramount Bay
• Platinum Condo
• Quantum on the Bay
• The Crimson
• The Grand Condos Miami
• Uptown Lofts