Key Takeaways
- This building was permitted as rental apartments and sold as condominiums — permits were issued in December 2021 for a second rental tower behind Caoba at Miami Worldcenter. It opened instead as Flow House, a 466-home condominium, and the county recorded its first closing on 9 June 2025.
- 🔴 It is not sold out — 328 of the 466 homes carry a recorded sale. 138 do not. That is 70.4% of the building on the county record as of 25 August 2026 — a measured figure, not a marketing one.
- The county records 466 homes, and it takes a correction to see all of them — thirty of them are 260 square feet — one on every floor from the 11th to the penthouse level. They are real homes with their own bathrooms, their own common-element shares and their own sales, and a size filter will drop them.
- Identical homes here have sold for wildly different prices — the 614 square foot plan exists 30 times over. Twenty-eight have sold, from $344,900 to $770,000 — a 2.2× spread on homes that are the same size, in the same stack, within eight months.
- Price per square foot runs backwards to size, steeply — the 260 sq ft homes trade at a median $1,730 per square foot; the 1,074 sq ft two-bedrooms at $840. Comparing this building to a large-format tower on price per foot alone will mislead you.
- No home here has resold yet — all 328 sales are first sales. There is no resale evidence in this building at all, so nobody can tell you what a home here resells for.
Flow House is the second residential tower on Block G at Miami Worldcenter, behind
the 444-home Caoba, with which it shares a garage. It is worth knowing how it got here:
it was permitted as rental apartments. Florida YIMBY records construction permits
issued in December 2021 for a 40-storey, 413-foot tower of up to 411 units, designed by Cohen
Freedman Encinosa & Associates. When it launched for sale in October 2024 it launched as
condominiums under Adam Neumann’s Flow — a change The Real Deal reported at the time in
plain terms: the ownership option came after the venture “initially planned a second tower of
rentals, which will now open as condos.”
So the county’s record of this building is barely a year old — the first deed is
dated 9 June 2025 and the most recent 16 June 2026 — and it is unusually legible. Here is what
is actually in it.
What the county records at Flow House
The Miami-Dade County Property Appraiser records the declaration
MWC BLOCK G TOWER 2 CONDO at 697 North Miami Avenue —
466 homes and one 3,412 square foot retail unit across 467 folios. The
common-element shares close at 99.6495%, with a single folio carrying no stated
share, which is the county’s own confirmation that this is the whole building.
The homes run 260 to 1,074 square feet, median 634, and split
118 studios, 256 one-bedrooms and 92 two-bedrooms. There is nothing above a
two-bedroom in this building. Assessed values for 2026 run $324,000 to $837,100, median
$485,760.
The floorplan structure is the unusual part, and it matters for everything that follows.
This tower is a stack of about a dozen repeated plans, each appearing thirty times
— 30 homes at 614 square feet, 30 at 616, 30 at 634, 30 at 666, 30 at 684, 30 at 775, 30 at
879, 30 at 916, 30 at 1,074, and 30 of the smallest home in the building at 260 square feet, one on
each floor from the 11th to the penthouse level. Very few condominiums are this repetitive, and it
makes Flow House something close to a controlled experiment: when thirty identical homes sell within
months of each other, every difference in price is a difference in the deal, not in the home.
Those 260 square foot homes deserve a note, because they are easy to miss. They carry their own
bathroom, their own 0.0855% share of the common elements and their own sales
record, and the county assesses them at $324,000 to $385,560. They are homes. Any
count of this building that filters on floor area will quietly drop all thirty of them and report
436.
A thirteen-month record, and what it shows
The first home closed on 9 June 2025 — which is itself the proof the
building was finished, since a condominium home cannot close without a certificate of occupancy.
Three more followed that summer, and then volume began: 24 closings in October
2025. The county holds 328 qualified sales in total, and they landed like
this:
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 0 | — | — |
| 2025 | 122 | $639,000 | $995 |
| 2026 to date | 206 | $606,950 | $967 |
There were no sales at all in 2023 and 2024, because until the declaration was
recorded there was nothing to sell. The bulk of the record is a delivery wave:
69 closings in December 2025, 74 in January 2026 and 77 in February — 220 of
the 328 inside three months.
What the per-foot figures do not show is a trend. From October 2025, when volume began,
the monthly median per foot runs $1,005, $979, $995, $963, $960, $1,010, $923, $995, $981. That is a flat line inside a narrow
band, and ten months of first sales from one seller is not enough to establish a market
direction in either case. I would rather say that plainly than draw a line through it.
328 of the 466 homes have sold; 138 have not — 50 studios, 54
one-bedrooms and 34 two-bedrooms. On the county record this building is 70.4%
sold. That figure will differ from any percentage quoted in marketing material, and the
reason is worth understanding rather than arguing about: the county sees closings, and
marketing counts contracts. A contract signed today may close next year or not at all. Both
numbers can be honest and different.
One transaction I cannot reconcile, and I would rather flag it than leave it out. The Real Deal
reported on 23 April 2026 that a group of Israeli and U.S. investors paid a
combined $45,000,000 for 72 units — about 15% of the building —
closing on separate days over the course of a month. The county records 16 qualified sales
in April 2026 and 22 in March. Those figures do not add up to 72 and I have not been able
to explain the gap from the public record. Treat the trade report as reported and the county count
as counted.
🔴 The resale count is zero. Not one of the 466 homes has been bought and sold
again. That is normal for a building this new, and it is still the single most important thing to
understand before buying here: there is no evidence of what a home in this building resells
for, because no home has resold. Any resale value quoted to you in 2026 is an estimate.
Why do identical homes here sell for double?
Because the building repeats its plans thirty times, you can watch the same home sell over and
over. The 614 square foot plan is the clearest case: 30 identical homes, 28 of them sold
between October 2025 and June 2026.
They sold for $344,900 to $770,000. That is a 2.2× spread on the
same floorplate inside eight months, and it is not explained by size, layout or year. The
low sits alone — $344,900 on 20 November 2025, at $561 per square foot, a week after another
home on the same plan closed at $1,040. The two highest sales on the plan are also the two most
recent: $770,000 in May 2026 and $700,000 in June. That ordering is suggestive, but two sales cannot
establish a direction and I am not going to pretend otherwise.
The second pattern is cleaner and holds across the whole building: price per square foot
runs backwards to size.
- 260 sq ft — 15 sales, median $1,730 per sq ft
- 415 sq ft — 11 sales, median $1,219
- 614 sq ft — 28 sales, median $1,029
- 666 sq ft — 23 sales, median $923
- 916 sq ft — 22 sales, median $977
- 1,074 sq ft — 20 sales, median $840
In whole-dollar terms the ladder is conventional — studios at a median $473,000,
one-bedrooms at $615,000, two-bedrooms at $884,650 — and the extremes of the record
are $344,900 for that 614 sq ft home and $1,080,000 for a 916 sq
ft two-bedroom on 10 April 2026.
One comparison is worth making because it is checkable. When Flow launched sales in October 2024
it advertised studios from $450,000 and one-bedrooms from $600,000. The county’s median
closing price on the smallest homes in the building is $450,000, and on
one-bedrooms $615,000. The advertised entry prices held. In a
market where launch pricing is frequently discounted on the way to closing, that is a real finding,
and it is one of the few places where a marketing number and a county record agree exactly.
Who this building suits, and who it does not
This suits a buyer who wants a new, small, well-documented home at Miami Worldcenter and who
values being able to see what thirty identical neighbours paid. That transparency is unusual and
genuinely useful: on most floorplates here you are not guessing at comparables, you are reading
them.
It suits badly anyone who needs space or a family layout. Nothing here exceeds 1,074 square feet
and there are no three-bedroom homes. It also suits badly a buyer who wants proof that homes here
hold value — that proof requires resales, and there are none.
And a word to owners thinking about selling. You would be the first. There is no
resale in this building to price against, 138 homes remain unsold by the developer, and until that
inventory clears you are competing with a seller who has more of them than you do and a different
cost basis. That is not a reason to hold or to sell — it is the condition you would be selling
into, and you should know it before you list.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for
697 N Miami Avenue — all 467 folios in the MWC BLOCK G TOWER 2 CONDO declaration retrieved
individually, grouped by subdivision and filtered to residential homes, excluding the commercial
unit along with parking, cabana and storage. Common-element shares close at 99.6495%. Sale figures
are qualified, arm’s-length transactions only, with bulk and portfolio transfers collapsed to
a single transaction. 2026 is an incomplete year. One deed dated 20 October 2020 is excluded from
every figure here: the tower’s permits were issued in December 2021, so that date cannot be
correct, and it appears to be a county keying error. Storey count, architect and the rental-to-condo
history are attributed to Florida YIMBY and The Real Deal, not to the county record; amenity detail
is omitted because no primary source has been confirmed for it. Re-check when the next tax roll
publishes.
Flow House Miami — Frequently Asked Questions
How many units are in Flow House?
The Miami-Dade County Property Appraiser records 466 homes and one retail unit in the MWC BLOCK G TOWER 2 CONDO declaration at 697 North Miami Avenue. That matches the 466 units Flow publishes for the building. ⚠️ Thirty of those homes are 260 square feet, and any count that filters on floor area will miss them and report 436.
Is Flow House sold out?
No. As of the county record on 25 August 2026, 328 of the 466 homes carry a recorded qualified sale and 138 do not — the building is 70.4% sold on closings. Marketing figures count contracts rather than closings, so a higher percentage quoted elsewhere is not necessarily wrong; it is measuring something different.
Was Flow House originally going to be apartments?
Yes. Construction permits were issued in December 2021 for a second rental tower behind Caoba at Miami Worldcenter. The Real Deal reported at the October 2024 sales launch that the ownership option came after the venture “initially planned a second tower of rentals, which will now open as condos.”
What do homes at Flow House sell for?
Across 328 qualified sales the median is $615,000 at a median $980 per square foot. By type: studios a median $473,000, one-bedrooms $615,000, two-bedrooms $884,650. The recorded range runs from $344,900 to $1,080,000.
Have any homes at Flow House resold?
No — not one. All 328 recorded sales are first sales. There is no resale evidence in this building at all, which means no one can tell you from the record what a home here resells for.
Why is the price per square foot so high on the small homes?
The ladder runs backwards to size, which is normal in small-format buildings. The 260 square foot homes trade at a median $1,730 per square foot and the 1,074 square foot two-bedrooms at $840. Comparing Flow House to a large-format tower on price per foot alone will make it look expensive when it is not the same product.
Why does the county call it MWC Block G Tower 2?
That is the plat name on the recorded declaration, from the building’s origin as the second tower on Block G at Miami Worldcenter. It is sold as Flow House. Both names describe the same 466-home building at 697 North Miami Avenue, but only the declaration name returns the county record.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (467 folio records for 697 N MIAMI AVE, retrieved 25 August 2026)miamidade.gov
- The Real Deal — “Adam Neumann’s Flow launches Miami condo sales” (2 October 2024)therealdeal.com
- The Real Deal — “US, Israeli buyers acquire 72 units at Adam Neumann’s Flow House” (23 April 2026)therealdeal.com
- Florida YIMBY — “Permits Issued For Another 40-Story Tower At Miami Worldcenter In Park West, Downtown Miami” (22 December 2021)floridayimby.com
Related coverage
Part of Miami Luxury Condos.