Grove at Grand Bay

Two towers, one condominium

The two twisting towers at 2669 and 2675 South Bayshore Drive are a single condominium in the county record. The Miami-Dade County Property Appraiser files all 99 homes under one declaration, and the common-element shares only close when both addresses are counted — each tower alone accounts for roughly half of the whole.

That means one budget, one reserve study, one board and one set of assessments across both buildings. A cost arising in one tower is shared by the owners of the other.

It also means that anyone pulling the county record for a single address gets half a building, and the half they get is internally consistent enough that nothing looks wrong. This page is built on both, merged.

What is actually inside it

The county holds 100 folios across the two addresses, of which 99 are residences.

The striking thing is the variety. The homes run 1,050 to 11,865 square feet, with a median of 3,669 — and almost no floorplate repeats. The most common size appears just twice. In most towers on this site, three or four plates cover half the building; here, nearly every residence is its own configuration.

That has a direct consequence for anyone buying or selling: there is essentially no like-for-like comparable evidence in this building. Everything has to be reasoned from homes of different sizes, and the usual floorplate-by-floorplate analysis this site relies on cannot be done here. I would rather say that plainly than present a table that implies precision the record cannot support.

The recorded mix is 21 five-bedrooms, 19 six-bedrooms, 13 three-bedrooms, seven four-bedrooms and seven two-bedrooms, with 32 folios carrying no bedroom count in the county record at all — reported as such rather than assumed.

The 2026 assessed values run $622,471 to $15,090,560, with a median of $3,896,939.

The price record, and what part of it is real

Qualified, arm’s-length sales from the county record, retrieved 23 September 2026.

I have added the median size sold to the table because without it the per-foot column is misleading, and in this building it is the whole caveat.

Median price per square foot went $1,635, $1,701, $1,899, $1,819: up 11.2% in total, and down 4.2% in the latest year. But look at the last column: the median home that sold shrank from 4,499 square feet in 2023 to 2,896 in 2025, then rose to 4,232 in 2026. Smaller homes generally carry a higher figure per foot, so part of those swings is the mix rather than the market, and with no repeating floorplates I cannot separate the two.

My honest reading: values here have probably risen since 2023, and I cannot tell you by how much. The direction is supported by per-foot medians that are higher in 2025 and 2026 than in 2023 and by the repeat sales below; the magnitude is not something 28 transactions across 99 unique homes can settle.

The cleanest evidence is a repeat sale of one home, and it is worth more than the table. A 9,513 square foot residence sold for $13,000,000 on 15 November 2016 and $19,250,000 on 30 August 2023 — the same folio, both qualified single-folio sales, $1,367 then $2,024 per square foot. Up 48.1% over six years and nine months. No mix effect, no interpretation required. It is not the only one: 26 homes have resold since the start of 2023 with an earlier purchase on record, none below its earlier price, at a median gain of 73.3%. Most of those earlier prices are 2016 developer prices, so that measures how far entry prices have moved rather than the market since 2023.

The record sale is $19,500,000, on 14 August 2024, for a 10,065 square foot residence — $1,937 per square foot. Twenty-eight qualified sales in four years across 99 homes works out at about one home in fourteen each year, which is reasonable liquidity for a building at this price.

Who this building suits

It suits a buyer who wants something architecturally distinct and genuinely large in Coconut Grove, and who is choosing a specific home rather than a floorplan. With almost no repeating layouts, the variety is the product — you are picking a particular residence, not a line.

It suits a buyer who values comparables badly, and that is the trade-off of the same feature. Because no two homes are alike, neither you nor a seller can point to a recent sale of the same thing. Every valuation here is an argument rather than a lookup, and the building-wide per-foot figure is contaminated by which sizes happened to sell.

What the record does show is the direction so far. Per-foot medians are higher in 2025 and 2026 than in 2023, and repeat sales are ahead of their earlier prices, including one home up 48.1% over six years and nine months. The exact size of the move is unavailable, and the record says nothing about what comes next.

Liquidity is fair at one home in fourteen a year, and the building has traded in every year of the record.

If you are selling here, build the case for your specific home rather than pointing at the building. The 2025 median looks strong partly because smaller homes sold that year; a buyer’s agent will notice. The most useful evidence you have is the 2016-to-2023 repeat sale and the two 2023–2024 sales above $17,000,000. Ask me for the comparables closest to your home before you set a number.

Interested in selling at Grove at Grand Bay?

Learn more about selling your condo at Grove at Grand Bay with Josh Stein.

I'M READY