Hamptons South

What is actually in the building

The county returns 251 folios at 20201 E Country Club Drive. 250 are homes and one is a reference folio carrying no dwelling.

This is a very uniform building of large homes. Every home measures between 2,866 and 3,599 sq ft, a spread of 25.6% from smallest to largest: the largest home here is barely a quarter bigger than the smallest. Three floorplates carry 150 of the 250 homes, at 50 apiece: 2,980 sq ft, 3,262 and 3,264. Another 26 sit at 3,575, 25 at 3,599, 24 at 2,973 and 24 at 3,280, with one at 2,866.

The bedroom mix follows: 74 two-bedrooms, 124 three-bedrooms and 52 four-bedrooms, median size 3,263 sq ft. There are no studios, no one-bedrooms and nothing under 2,866 sq ft. Whatever you buy here, you are buying a large home.

The 2026 assessments are correspondingly tight: $474,401 to $1,617,900, median $1,126,270, a spread of 3.4 times. In a building where the homes barely differ in size, the assessments barely differ either, and the practical effect is that price disputes here have very little room to run.

The price record, and a thin 2026

The most important row in that table is the last one, and it is nearly empty. The county has recorded two qualified sales in this building in 2026, on 4 June and 24 June, and none since. Not a slow year, a near-stop. That follows 22 sales in 2023, 11 in 2024 and 14 in 2025.

Because 2026 rests on two sales, below my threshold of five, no four-year change is published and the building carries a dash in my Miami Condo Index. I want to be careful about what the thin year does and does not mean. It does not mean values have collapsed — the 2025 record was the strongest of the three full years on the board, at $493 per square foot and a median price of $1,612,500, both above 2023, and the two June 2026 sales came in higher still, though two sales prove little. What it means is that the market here has nearly stopped clearing, and I cannot tell you at what level it would clear if it restarted. A building that traded 22 times two years ago and twice this year is telling you something about the gap between what sellers will accept and what buyers will pay. The county record shows transactions; it cannot show you a standoff. This is the closest it comes.

Across the three full years, 2023 to 2025: 47 qualified sales, a median of $463 per square foot in a band from $351 to $671, and a median price of $1,500,000.

Turnover, calculated across the full four years, runs at one home in 21 per year — better than the median of one in 24 across my index. That figure rests on 2023 to 2025, and the thin 2026 row is the reason to read it as history rather than as the current pace.

Five prices on the county record are not market transactions and I have excluded them from the ownership figures below. The largest is $7,406,667 recorded on 1 March 2004 against a single 2,980 sq ft folio — $2,485 per square foot in a building whose genuine ceiling across four years is $671, and the only sale that folio has ever recorded. It is a bulk or portfolio purchase written against one unit. The others are two September 2004 prints of $201,000 and $203,000 on homes that had sold months earlier the same year for $790,000 and $640,000, a $400,000 print in 2009 and a $381,000 print in 2011, all between $61 and $127 per square foot.

The building where the year you bought did not matter

Across almost every building I have measured, the strongest predictor of whether an owner made money is the year they bought. Peak-vintage buyers carry loss rates two and three times those of buyers who came later, and in one Edgewater tower the figure reaches 69.0%. Hamptons South sold out in 2004–05 — 185 sales in 2004 and 80 in 2005, squarely into the run-up — and its original buyers are indistinguishable from everyone else.

Those two rows are, for practical purposes, the same row, and the later buyers did marginally worse, not better. My working explanation is the one this whole page keeps returning to: the homes here are large, uniform and were never priced at a speculative premium per square foot. At $445 to $493 per foot there was no bubble in the price to deflate. The buildings that destroyed their peak buyers were the ones selling small homes at oceanfront prices per foot.

Owners who have sold recently did clearly better than either cohort: of the 75 resales completed in 2021 or later, 9.3% lost money at a median gain of 39.5%. And of the 19 original 2004–05 buyers who held that long, none lost money.

The two ends of the clean record are both 3,280 sq ft homes, which makes them directly comparable. The worst is one bought for $1,450,000 on 1 July 2007 and sold for $625,000 on 23 May 2009 — down 56.9% in under two years, straight through the crash. The best is one bought for $640,000 on 1 March 2004 and sold for $1,525,000 on 30 August 2023, up 138.3%. Same floorplate, same building: one owner bought at $195 per square foot and the other at $442.

Two caveats. 49 folios recorded a sale in the 2004–05 sell-out and have never traded since, so those outcomes are untested. And one 2021 sale of $2,600,000 conveyed a second 3,262 sq ft folio in the same transaction, so its price covers two homes rather than one. The ownership figures in this section are from the 17 August 2026 pull; the two June 2026 sales in the 23 September pull are not in them.

Who this building suits, and who it does not

It suits a buyer who wants a lot of space for the money and values knowing exactly what things are worth. A 3,263 sq ft median home at $463 per square foot is a lot of space for the money, and with 50 identical homes on each of three floorplates there is essentially no ambiguity about value. The ownership record is solid and, unusually, did not depend on catching the right year.

It suits badly anyone who needs to buy or sell now. Only two homes have traded in 2026, the last on 24 June. If you are a buyer that may work in your favor; if you are a seller it is the fact that should shape how you price, more than how long you wait.

It also suits badly a buyer who wants a smaller, cheaper home in the building as an entry point. There is no such thing here — the floor is 2,866 sq ft.

If you are selling here, the thin 2026 row is your problem and pretending otherwise will cost you a year. Twenty-two homes cleared in 2023 and only two have cleared this year, which says the asking level and the bid level have separated. Your comparables are 2025’s fourteen sales at a median of $493 per square foot, plus two June 2026 sales at a median of $515, which are too few to lean on. Price to those rather than above them, use your own floorplate — there are 49 others just like it — and treat a quick sale in this building as worth more than the last few percent.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.

Interested in selling at Hamptons South?

Learn more about selling your condo at Hamptons South with Josh Stein.

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