Building facts
- Address
- 185 SW 7th Street
- Neighborhood
- Miami River
- Year built
- 2007
- Floors
- 44
- Residences
- 452
- Status
- Completed
- Developer
- EA Fish Associates
- Architect
- Arquitectonica
- Pricing
- Starting at $390,000
Key Takeaways
- Price per square foot has moved 1.5% in four years — $481, $522, $469, $488 — noisy year to year, flat overall.
- This is the most accessible building measured in this series — a 2026 median assessed value of $352,158.
- 452 homes and two commercial units at 185 SW 7th Street — with a median home of 899 square feet.
- It has a real three-bedroom tier — 31 homes — unusual at this price level.
- The often-quoted $1,319,540 sale here is not a sale of one home — it is a bulk transfer the county recorded against six separate folios.
- The highest genuine single-home sale is $950,000 — in October 2007, with $760,000 recorded in April 2026.
185 SW 7th Street, Miami, Florida 33130 | Neighborhood: Miami River
Noisy year to year, flat over four
Qualified sales from the Miami-Dade County Property Appraiser record, counted 18 August 2026 — arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 23 | $434,000 | $481 |
| 2024 | 11 | $560,000 | $522 |
| 2025 | 7 | $560,000 | $469 |
| 2026 to date | 10 | $400,000 | $488 |
Year by year this looks volatile: up 8.5%, down 10.2%, up 4.1%. Across the whole period it is almost still — $481 to $488, a movement of 1.5%.
The volatility is a sample-size effect rather than a market one. The middle two years rest on 11 and seven qualified sales, and at that count a handful of larger or smaller homes swings the median several percent in either direction. The four-year total of 51 sales is a much better guide than any single year within it.
So the honest summary is: this building has held its value, and the annual figures should not be read as a trend. The most recent year, at $488, sits slightly above where the period started.
The $1.3m sale that never happened
There is a figure attached to this building that needs correcting, and it is a good illustration of how county data can mislead if you take it at face value.
The record shows a qualified sale of $1,319,540, dated 8 February 2010. It looks like the building’s record transaction, and it would be quoted as such by anyone reading the file quickly.
It is not a sale of one home. The same price and the same date appear against six separate folios, for homes of different sizes. That is the signature of a bulk or portfolio transfer — several units sold together in one deal — which the county records against every folio involved, each carrying the full transaction price.
Left uncorrected, that single artefact would invent a record sale no individual home here ever achieved, and it would distort the median for any year it fell in. The same pattern appears in this building against several 2007 prices, each recorded three times.
Every figure on this page has these collapsed to one transaction each. The highest genuine single-home sale on the record is $950,000, from October 2007 for a 1,290 square foot home, with the same figure recorded again in April 2008. The strongest recent transaction is $760,000, in April 2026, for a 1,486 square foot home.
If you see $1.3m quoted for this building, that is where it comes from, and it is not what it appears to be.
What is in the building
The county record returns 455 folios at 185 SW 7th Street: 452 residential homes and two commercial units.
The mix is 183 one-bedrooms, 179 two-bedrooms, 59 studios and 31 three-bedrooms. Heated area runs 451 to 1,540 square feet, with a median of 899.
The 2026 assessed values run $83,040 to $603,900, with a median of $352,158 — the tenth lowest median of any building measured in this series. Opera Tower, King Cole and Mirador South Beach all assess lower. This is still one of the most accessible addresses covered on this site.
The 31 three-bedroom homes are worth flagging. At this price level a genuine three-bedroom tier is unusual, and it is the part of the building most likely to be undersupplied relative to demand.
Who this building suits
It suits a buyer entering the market at the accessible end who wants a real address on the river rather than a compromise. Values have held across four years, which is more than a good deal of more expensive stock in this series can say.
It suits a buyer who wants certainty about the current price level less well. With 11, seven and ten sales in the last three years, the annual figures bounce, and you should price against the four-year record rather than the most recent number in either direction.
For an investor, the appeal is the entry point: one of the ten lowest median assessed values measured here, on a per-foot trend that has been essentially flat. The constraint is that turnover has thinned from 23 sales in 2023 to around ten, so an exit is slower than it was.
If you are selling here, two things. Price against the four-year band rather than any single year. And if anyone quotes the $1,319,540 figure at you — in either direction — it is a bulk transfer, not a comparable.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 185 SW 7th Street — all 455 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding two commercial folios along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers — which the county records against every folio in the deal at the full transaction price — collapsed to a single transaction. That correction matters here: the $1,319,540 figure dated 8 February 2010 appears against six folios and is not a sale of one home. 2026 is an incomplete year. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Latitude on the River — Frequently Asked Questions
Is the $1,319,540 sale at Latitude on the River real?
It is a real transaction but not a sale of one home. The same price and date — 8 February 2010 — appear against six separate folios for homes of different sizes, which is the signature of a bulk or portfolio transfer. The county records such deals against every folio involved, each carrying the full price. It should not be quoted as a record sale.
What is the most expensive single-home sale here?
$950,000, recorded in October 2007 for a 1,290 square foot home, with the same figure recorded again in April 2008. The strongest recent transaction is $760,000, in April 2026, for a 1,486 square foot home.
Are prices rising or falling at Latitude on the River?
Neither, over four years. Median price per square foot went $481, $522, $469 and $488 — a total movement of 1.5%. The year-to-year swings look dramatic but rest on as few as seven sales, so the four-year total of 51 transactions is the better guide.
How many units are in Latitude on the River?
The Miami-Dade County Property Appraiser records 455 folios at 185 SW 7th Street: 452 residential homes and two commercial units. The mix is 183 one-bedrooms, 179 two-bedrooms, 59 studios and 31 three-bedrooms.
Is this an affordable building?
It is the most accessible measured in this series. The 2026 median assessed value is $352,158, the tenth lowest of any building covered on this site — Opera Tower, King Cole and Mirador South Beach all assess lower, with the range running from $83,040 to $603,900.
What size are the homes?
Heated area runs from 451 to 1,540 square feet with a median of 899. The building includes 31 genuine three-bedroom homes, which is unusual at this price level.
Is Latitude on the River a good investment?
The entry point is the strongest argument: one of the ten lowest median assessed values measured here, on a per-foot trend that has been essentially flat across four years. The constraints are thinning turnover — down from 23 sales in 2023 to around ten — and annual figures too noisy to time an entry against.
Sources and further reading
Interested in selling in Latitude on the River?
Learn more about selling your condo in Latitude on the River with Josh Stein.
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