Building facts
- Address
- 10 Venetian Way
- Neighborhood
- Belle Isle
- Year built
- 2001
- Floors
- 25
- Residences
- 134
- Status
- Completed
- Developer
- Apex & Zapata Development Groups
- Architect
- Kobi Karp
- Pricing
- Starting at $1.65 Million
Key Takeaways
- Price per square foot has fallen from $1,340 to $940 since 2023 — roughly 30%. That is the steepest decline of any building I have measured against the county record.
- 121 residences at 10 Venetian Way, on Belle Isle, with no commercial folios.
- Volume collapsed alongside it — 11 qualified sales in 2023, nine in 2024, four in 2025, four so far in 2026.
- Median floorplate is 1,463 square feet, running from 850 all the way to 4,750.
- The mix is 67 one-bedrooms, 43 two-bedrooms, 10 three-bedrooms and one four-bedroom.
- The 2026 median assessed value is $1,164,783, with the highest home assessed at $5,885,717.
10 Venetian Way, Miami, Florida | Neighborhood: Belle Isle, Miami Beach
A premium building on Belle Isle
Belle Isle is the smallest and easternmost of the Venetian Islands, reached from the Venetian Causeway and a short walk from Sunset Harbour and Lincoln Road.
Counted against the Miami-Dade County Property Appraiser record on 17 August 2026, The Grand Venetian returns 122 folios, of which 121 are residential, with no commercial units.
The mix is 67 one-bedrooms, 43 two-bedrooms, 10 three-bedrooms and one four-bedroom, with heated area running 850 to 6,422 square feet, median 1,463. That top figure matters — a 4,750 square foot residence is larger than anything in the older Island Avenue buildings, and the $5,885,717 top assessed value reflects it.
By median assessed value at $1,164,783, this is materially above the mid-century Island Avenue stock, where medians run from $387,346 to $774,044. Only Belle Towers at $1,381,598 sits higher on the island.
The steepest decline I have measured
Qualified sales from the county record — arm’s-length only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 11 | $1,960,000 | $1,340 |
| 2024 | 9 | $1,850,000 | $1,218 |
| 2025 | 4 | $1,150,000 | $822 |
| 2026 to date | 4 | $1,375,000 | $940 |
I have measured more than thirty buildings against this record, and this is the sharpest fall in the set: $1,340 to $940 per square foot, a decline of about 30% in three years.
Both columns move together, which is what makes it credible rather than a mix effect. Median price fell from $1,960,000 to around $1,375,000 while per-foot pricing fell in step. When the size-adjusted and headline figures agree, the underlying market really has repriced.
Volume tells the same story from another angle: 11 qualified sales in 2023 down to four so far in 2026. Falling prices and falling volume together is the pattern that distinguishes a genuine repricing from a change in what happened to sell.
I cannot tell you from the public record why. Rising association costs, insurance, and post-Surfside structural reserve requirements have weighed on Miami condominium values broadly — but they have not produced a 30% fall in the buildings next door, so something more specific is likely at work here. I would read this building’s financials and reserve study carefully before buying or selling.
The building a mile away that went the other way
The most useful comparison is 1000 Venetian Way, further along the same causeway. Over exactly the same period its per-foot pricing rose from $961 to $1,088 and its volume increased.
Two buildings, the same road, minutes apart, three years — one down 30%, one up 13%. That is a strong argument against treating “the Venetian Islands market” as a single thing, and a reason to price building by building rather than by area.
Who this building suits
For a buyer, this is the most interesting building on Belle Isle right now. Premium inventory — the largest floorplates on the island outside the trophy stock — at per-foot pricing that has come back to $940 from $1,340. If the decline reflects sentiment rather than something structural, that is a genuine opportunity.
The condition is that you do the work. Read the association’s financials, the reserve study and any special assessment history before you commit. A 30% fall while neighbouring buildings held is a question that deserves an answer.
If you are selling here, pricing to the 2023 record will not work. The last two years are your market, and a buyer with access to the same public data will know it.
Verified 17 August 2026 against the Miami-Dade County Property Appraiser record for 10 Venetian Way — all 122 folios retrieved individually, then filtered to dwelling-sized residential units before any figure here was calculated. The comparison with 1000 Venetian Way uses an identical pull taken the same day. Building age and storey count are omitted: published sources conflict and none has been confirmed. Re-check when the next tax roll publishes.
The Grand Venetian — Frequently Asked Questions
How many units are in The Grand Venetian?
The Miami-Dade County Property Appraiser records 122 folios at 10 Venetian Way, of which 120 are residential. There are no commercial folios.
Have values fallen at The Grand Venetian?
Sharply. Median price per square foot fell from $1,340 in 2023 to $940 so far in 2026 — about 30%, the steepest decline of any building I have measured against this record. Median sale price fell in step, and volume dropped from 11 qualified sales to four.
Why have values fallen so much?
The public record shows the decline but does not explain it. Rising association costs, insurance and post-Surfside reserve requirements have weighed on Miami condominium values generally, but they have not produced a 30% fall in neighbouring buildings — so I would read this building’s financials, reserve study and special assessment history before drawing a conclusion.
What size are the residences?
Heated area runs from 850 to 4,750 square feet with a median of 1,463. The mix is 67 one-bedrooms, 43 two-bedrooms, 10 three-bedrooms and one four-bedroom. The 2026 median assessed value is $1,164,783, with the highest home at $5,885,717.
Is The Grand Venetian a good buy now?
It offers premium Belle Isle inventory at per-foot pricing well below its own recent history, which is a genuine opportunity if the decline reflects sentiment. It is a poor buy if the cause turns out to be structural, so the association’s financials are the deciding factor.
How does it compare with 1000 Venetian Way?
Over the same three years, 1000 Venetian Way rose from $961 to $1,088 per square foot with rising volume, while The Grand Venetian fell 30% with falling volume. Same causeway, opposite outcomes — which is why these buildings should be priced individually rather than as an area.
Sources and further reading
Interested in selling at The Grand Venetian?
Learn more about selling your condo at The Grand Venetian with Josh Stein.
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Part of Miami Luxury Condos.