Marina Blue

What Marina Blue Actually Is

I pulled every folio the county has recorded under the subdivision MARINABLUE CONDO at 888 Biscayne Boulevard, one by one, and grouped them the way the tax roll actually organizes them — not the way a listing site summarizes them. That gave me 539 folios in total. Of those, 514 are residential homes and 25 are commercial units, which I’ve excluded from everything that follows. This page is about the homes.

The bed mix leans heavily toward one- and two-bedroom units: 260 two-bedrooms, 245 one-bedrooms, 7 three-bedrooms, 1 four-bedroom, and 1 studio. That’s the building in a sentence — a two-bedroom-and-one-bedroom tower with a handful of larger outliers at the top.

Heated area across those 514 homes runs from 833 square feet at the small end to 4,498 square feet at the large end, with a building median of 1,198 square feet. That’s a factor of roughly 5.4 between the smallest and largest unit — a size range wide enough that it shapes almost everything else on this page, including the price story below.

On the assessment side, 2026 assessed values across the residential folios run from a minimum of $213,326 to a maximum of $4,938,840, with a median of $484,538. I’m reporting assessed value here because that’s what the county record contains — assessed value is not market value, and I’d rather say that plainly than let the two blur together.

What I don’t have from the county, and won’t guess at: story count, architect or amenities. The story count and architect in the box above come from the building record on this site, not the county roll. Ask me directly and I’ll find a primary source before I put a number on the page.

The Four-Year Price Record

Here is every qualified, arm’s-length sale at Marina Blue for the last four years, with bulk and portfolio transfers collapsed to a single transaction so a multi-unit deal doesn’t get counted — or priced — as though it happened 20 times over.

The table is the 23 September county pull, the same one the 12-month line above uses. Against 2023, 2026 is down 22.3% on price and up 3.1% per square foot.

That’s 70 qualified sales across four years, an average of 17.5 per year against 514 homes, which works out to roughly 1 in 29 homes trading in a typical year. This is not a liquid building by single-family standards, and I’d rather say that up front than let a thin sales count masquerade as a robust trend.

2026 rests on only 6 qualified sales. That’s the smallest sample in this table by a wide margin, and it changes what I’m willing to claim. The direction — median price down, price per square foot up — is consistent with a smaller-unit-heavy sales mix. I think that direction is probably real. I do not think six sales can tell you how large the move actually is.

The record sale for the four-year window is $6,080,000, closed 25 September 2023, for the building’s largest home at 4,498 square feet — a price and a size far outside anything else in this table. More recently, a 2,703-square-foot home sold for $3,300,000 on 19 May 2026, part of the thin 2026 sample above.

Why Does the Median Price Fall While the Price Per Square Foot Rises?

This is the part of the record I’d want a buyer or seller to actually sit with, because on its face it looks like a contradiction. Median sale price at Marina Blue fell 22.3% from 2023 to 2026 to date, from $705,000 down to $547,500. Over that same span, median price per square foot rose 3.1%, from $609 up to $628. Those two numbers are both true, and they are not in tension. They’re describing two different things.

Median price answers “what did the middle home that sold cost.” Median price per square foot answers “what did the middle square foot cost.” When a building’s homes range from 833 to 4,498 square feet — a spread of about 5.4 to one — those two answers can move in opposite directions depending entirely on which homes happened to close in a given year. If 2026’s six sales skewed toward the smaller end of that range, the median price drops even though the building isn’t getting cheaper on a per-square-foot basis. The value hasn’t fallen; the mix of what sold has shifted.

This is the trap I flag on every building page where floorplates vary this much: median price, on its own, tells you almost nothing about whether a building is appreciating. Price per square foot is the more honest number here, and at Marina Blue it’s the one that’s actually moving up.

To be precise about what I am and am not claiming: the direction — price per square foot holding up while median price drifts down on a smaller-unit mix — is a real pattern across four years and 70 sales. The exact size of that move, particularly the 2026 figure built on just 6 transactions, is not something I’d defend to the decimal point. Treat the percentages above as directionally honest and numerically provisional until more of 2026 closes.

The $6,080,000 sale from September 2023 is worth sitting with on its own. It’s the building’s largest home, at 4,498 square feet, and it sold for nearly nine times the four-year median price. That’s not noise — it’s evidence that Marina Blue carries a genuine penthouse-scale tier sitting on top of a building that is otherwise overwhelmingly one- and two-bedroom stock. Anyone valuing a large unit here off the building’s median $/sq ft alone would be working from the wrong end of the size range.

Who Marina Blue Suits — And Who It Doesn’t

Marina Blue suits a buyer looking for a one- or two-bedroom Biscayne Boulevard home in the size band where this building actually trades — the 514 homes here skew hard toward 260 two-bedrooms and 245 one-bedrooms, with the 1,198-square-foot median giving you a sense of what “typical” looks like. If that’s your bracket, the four-year record — median price per square foot between $590 and $628 — gives you a real, sourced range to negotiate against.

It suits less well a buyer expecting deep comparable data at the top of the range. With only 8 homes of three bedrooms or more (7 three-bedrooms and 1 four-bedroom, including the 4,498-square-foot home that produced the $6,080,000 sale), there isn’t a dense sales record for large-format units here. One sale can move that segment’s picture substantially.

For sellers, the honest read is this: with roughly 1 in 29 homes trading in a given year, Marina Blue is not a building where you can lean on last month’s closing down the hall. Price per square foot — not median price, and not a single standout sale — is the more defensible number to anchor a listing to, precisely because the mix of what sells varies so much year to year. I would rather set a price against the $/sq ft record and explain the reasoning than quote a single comparable and hope it holds.

Interested in selling at Marina Blue?

Learn more about selling your condo at Marina Blue with Josh Stein.

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