Majestic Tower

What the county record shows at 9601 Collins Avenue

The Miami-Dade County Property Appraiser carries 208 folios under this condominium. 170 are homes. The other 38 are separately deeded parking spaces of 170 to 230 square feet, which the county classifies as residential and which I exclude.

A note on the name, because it caused me a false alarm and may catch anyone checking my work: the county’s legal description wraps the building’s name across a field break, reading MAJESTIC TOWER AT BAL|HARBOUR CONDO|UNIT 302|.... Read carelessly, a folio here looks as though it belongs to a different subdivision. It does not — all 208 folios are one building.

The homes are large: 320 to 5,010 square feet with a median of 2,250. The bed mix is 82 two-bedrooms, 74 three-bedrooms, nine four-bedrooms, one five-bedroom and four studios. 65 of the 170 homes share a single 2,160 square foot plan, with 14 each at 2,260 and 2,430.

2026 assessed values run from $206,916 to $5,373,865, median $2,221,054. One home sits outside that range and I cannot explain it: Unit 302, a 2,160 square foot two-bedroom, is assessed at $1,000 — in 2024, in 2025 and again in 2026 — while same-sized neighbours assess at $698,548 and $1,486,968. It is a persistent figure rather than a one-year slip, and it is excluded from the median above. I am reporting it because it is in the public record, not because I can account for it.

Too few sales to call a direction

17 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.

Six sales, then five, then four, then two. There is no year in this table that can carry a conclusion, and I am not going to pretend otherwise by quoting a four-year percentage. Two transactions do not measure a 170-home building; they measure two homes.

What the record does support is a band. Every year in the table sits between $1,343 and $1,463 per square foot, a spread of about 9%, which for a building trading this rarely is reasonably tight. If you are pricing a home here, that band plus the closest sale by floorplate is the honest basis — not a trend line through four points.

Turnover is roughly one home in forty per year, among the slowest in my index. The highest qualified sale on record is $7,100,000, in November 2025, for a 2,850 square foot home — $2,491 per square foot, well above the building’s own band, which is what a single exceptional home does to a small sample.

Twenty-six years of ownership

The developer sold this building in 1998 — the county records 132 qualified sales that year.

Sixteen homes have resold since the start of 2023 with an earlier purchase on record, and not one sold at a loss. The median gain was 451.3%, ranging from +52.6% to +693.7%, over a median holding period of twenty-six years.

That is among the largest median gains I have measured, and the explanation is entirely the starting date. A home bought new here in 1998 was bought before a quarter-century of Bal Harbour oceanfront appreciation. It is a fact about 1998, not a projection about 2026, and the four-year table above shows a market that is not moving much at all.

These are gross figures, before commissions, closing costs, taxes, assessments and twenty-six years of carrying costs, and they cover only the sixteen homes that sold. With seventeen sales in four years, the overwhelming majority of owners here are not represented.

Who should be buying at Majestic Tower?

It suits a buyer who wants genuine space on Bal Harbour oceanfront. A median home of 2,250 square feet and 83 homes with three bedrooms or more is a different proposition from most towers on Collins Avenue.

It suits a buyer who can use a repeated floorplate. With 65 homes on the 2,160 square foot plan, that one layout has a better chance of a recent comparable than anything else in the building.

It suits a buyer who needs to sell quickly badly, and this is the central warning on the page. One home in forty trades annually. Four sales in 2025, two so far in 2026. If you need an exit inside a year, or a current comparable for an unusual floorplate, this record cannot give you either.

If you are selling here, expect a long marketing period and expect to argue from the band rather than from a comparable. The $1,343–$1,463 per square foot range is defensible; the November 2025 sale at $2,491 per square foot is not a benchmark for an ordinary home, and a buyer will say so. If you own the 2,160 plan, your position is stronger than most: sixty-four neighbours own the same layout, so the evidence base is real.

Interested in selling at Majestic Tower?

Learn more about selling your condo at Majestic Tower with Josh Stein.

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