Kai at Bay Harbor

What is actually inside the building

The Miami-Dade County Property Appraiser holds 55 folios for Kai at Bay Harbor, of which 54 are residences. The declaration’s common-element shares close at 99.8700%, so this is the whole condominium.

One note on the address before the numbers. The county records this condominium at 9940 West Bay Harbor Drive. The number 9960 has circulated for it; if you have had trouble finding tax records or sales history for a home here, that is likely why. I established the correct address by sweeping every folio on the street and matching the county’s own subdivision name.

The homes run 1,106 to 3,717 square feet, with a median of 1,280. This is a two-bedroom building almost throughout: 40 of the 54 are two-bedrooms, with six one-bedrooms, six three-bedrooms and one four-bedroom.

Four floorplates cover two thirds of it: 1,335 square feet (11 homes), 1,239 (10), 1,276 (8) and 1,106 (6). That concentration, in a building that has traded heavily, is what makes the next section possible.

The 2026 assessed values run $514,823 to $2,670,921, with a median of $702,860.

What happened to the people who bought here

This is the most complete ownership record I have been able to assemble for any building on this site, and it is worth the whole page.

Thirty-four of the 54 homes — nearly two thirds of the building — have recorded a complete round trip: bought and later sold, both legs qualified arm’s-length transactions. Foreclosures, deeds in lieu and nominal transfers are excluded rather than filtered by price, so these are real purchases followed by real sales.

Across all 34:

• 29 gained, 5 lost.
• Median outcome: +16.7%, over a median holding period of 4.3 years.
• Range: −27.1% to +59.8%.

The original cohort is cleaner still. The building sold in 2017, and 22 of those original purchasers have since sold. Eighteen gained and four lost, with a median of +21.7%.

Two examples at each end, because the spread is the point:

• A 1,330 square foot home bought for $828,100 in December 2020 sold for $1,323,000 in February 2024 — up 59.8% in 3.2 years.
• A 1,106 square foot home bought for $584,000 in March 2017 sold for $920,000 in May 2025 — up 57.5% over 8.2 years.
• A 1,239 square foot home bought for $850,000 in August 2018 sold for $620,000 in September 2021 — down 27.1% in 3.1 years.
• A 1,335 square foot home bought for $675,000 in March 2017 sold for $575,000 in March 2021 — down 14.8% over four years.

The homes that lost money are the same floorplates as the homes that gained. A 1,239 square foot home lost 27.1% while other 1,239 square foot homes gained 6.0% and 8.0%. What separated them was what the buyer paid and when they sold — not which apartment they bought.

The county record shows transactions and not reasons, so it cannot tell you why any individual owner sold or what condition a home was in. But with 34 round trips in a 54-home building, the aggregate is about as solid as this kind of evidence gets: buying here has been favourable more often than not, and the outcome has depended heavily on timing.

The price record

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.

Twenty qualified sales in four years across 54 homes — about one home in eleven each year, which is high turnover and the reason the round-trip evidence above exists at all.

Median price per square foot is up 28.0% across the period, from $715 to $915. I would treat the exact figure with some caution — 2026 rests on three sales and the median home sold that year was 1,882 square feet against 1,335 in 2023 — but the direction is corroborated by the round-trip data, which does not depend on the mix at all.

The record sale is $3,400,000, on 6 February 2026, for the 3,717 square foot penthouse — $915 per square foot. That home has its own three-point history: $2,450,000 in March 2017, $2,575,000 in November 2019, and $3,400,000 in February 2026 — up 38.8% over nearly nine years.

Who this building suits

It suits a buyer who wants a two-bedroom in Bay Harbor Islands and wants to know what they are buying into. Very few buildings anywhere let you look at 34 completed round trips in 54 homes; here you can see almost exactly what ownership has produced, and it has mostly been positive.

It is also the most liquid building on this site at its size. One home in eleven trades each year, four floorplates cover two thirds of the building, and there are recent comparables for almost anything you might buy. If you need to be able to price a purchase and exit against real numbers rather than argument, this is where that is possible.

The warning in the data is about timing rather than the building. Five owners lost money, one by 27.1%, and they held the same floorplates as owners who gained. Short holds through a soft window produced the losses; the median holding period across all 34 round trips is 4.3 years. If your horizon is under three years, the record says that is where the risk sits.

If you are selling here, you have an unusually strong evidence base and so does the buyer. A prepared buyer can see what you paid, when, and what comparable homes have done since — the same county record I have used. Price against your floorplate’s recent sales rather than against the building’s headline, and if you bought in 2017 the record is on your side: eighteen of twenty-two original purchasers who sold came out ahead. Ask me for the comparables on your line before you set a number.

Interested in selling at Kai at Bay Harbor?

Learn more about selling your condo at Kai at Bay Harbor with Josh Stein.

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