Flow House Miami

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:

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.