Marina Palms

What is actually at this address

Marina Palms is not one building and it does not sit on one address. The county records two separate condominiums: Marina Palms Residences South at 17111 Biscayne Boulevard and Marina Palms Residences North at 17301. Each holds 235 homes, for 470 in total, and each returns 236 folios — the 235 homes plus one shared commercial folio, which is the marina.

The two towers are close to twins on paper. South runs 393 to 4,021 sq ft with a median of 1,836; North runs 394 to 4,046 sq ft with a median of 1,828. These are large homes by Miami condo standards. Across the 52 buildings in my Miami Condo Index the typical building’s median home is 1,153 sq ft; across the fourteen Brickell buildings in it, 881 sq ft. Marina Palms is 59% above the first and 108% above the second.

On bedrooms the county records 155 two-bedrooms and 67 three-bedrooms in South, and 164 two-bedrooms, 68 three-bedrooms and 2 four-bedrooms in North. It also has no bedroom count at all for 13 homes in South and one in North. Those are not studios — they run from 393 sq ft to 4,021 — they are simply gaps in the tax roll, and I would rather say so than quietly report them as zero-bedroom homes.

For 2026 the county assesses South between $169,785 and $2,937,592, median $936,018, and North between $169,900 and $2,699,156, median $803,412. South’s median assessment is 16.5% above North’s on homes that are, to within eight square feet, the same size. Hold that thought.

The price record, tower by tower

Marina Palms Residences South: 235 homes (qualified sales to 18 August 2026)

Marina Palms Residences North: 235 homes (qualified sales to 18 August 2026)

South is down 10.8% per square foot across the four years, with a strong 2024 in the middle of it. That reading rests on fourteen sales in 2023 and eleven so far in 2026, which is enough to trust.

North had recorded exactly one qualified sale in 2026 by the 18 August 2026 pull, at $900,000 and $450 per sq ft. I publish no four-year change for that tower, and no one else should either — a single transaction is a transaction, not a market. Where North’s sample is real, from thirteen sales in 2023 to six in 2025, the tower is down 5.1%.

Now the gap. Over the full four years South cleared a median $723 per square foot and North $602. South is 20.1% dearer per foot, and it also trades more often — 47 qualified sales against 36, which is one home in 20 per year versus one in 26. The county’s assessments agree with the direction, marking South 16.5% higher. Two towers of the same size, built together, on the same water, and the market has separated them. The public record does not say why, and I will not guess: orientation, floor level and outlook are not on the tax roll. What matters practically is that a price quoted for “Marina Palms” without naming the tower is not a usable number.

Ranges, for scale. South’s four-year band runs $536 to $1,031 per sq ft with no anomalous sale in it. North’s runs $404 to $969, with its top end set by two sales of the same 2,219 sq ft floorplan — $2,150,000 in June 2023 and $2,140,000 in January 2024. The record for the whole development is $5,512,900, paid in May 2017 for 4,021 sq ft in South at $1,371 per sq ft. North’s high is $4,320,000 in February 2016, for 4,046 sq ft at $1,068.

What you actually own at the marina

This is the question I would want answered before anything else here, and the county record answers it cleanly.

The marina is a single folio — 07-2209-009-0010 — of 137,996 sq ft, about 3.2 acres, classified by the county as marine mixed-use commercial. It appears against both tower addresses because both towers share it. Critically, it is one property, not a set of individually deeded slips. There is no folio for slip 14, no separate assessment on it, and no sale record for it.

That is worth understanding by contrast. At 400 Sunny Isles, the other bayfront address I have measured with a marina, 116 slips are individually deeded folios with their own assessments and their own sale history — a slip there is real property you buy, own and can sell separately. Here it is not. Whatever rights an owner has to a berth at Marina Palms arise from the condominium documents and the marina operator, not from a deed on the tax roll.

Neither arrangement is better in the abstract. A deeded slip is an asset you can value, finance and sell; a shared marina is one less thing to buy and maintain. But they are completely different propositions, and a buyer choosing between two “condo with a boat slip” buildings on the strength of the phrase alone is comparing things that are not alike. Ask, in writing, exactly what berth right comes with the home, how it is documented, whether it transfers on sale, and what it costs annually. None of that is in the public record, which is precisely why you have to ask.

Who this suits, and who it does not

It suits a buyer who wants genuine space on the water at a price per foot well below the barrier island. A median home of roughly 1,830 sq ft at $651 per sq ft in the South tower is a different kind of purchase from a much smaller home at a far higher price per foot on Collins Avenue, and for a family it is often the better one. Both towers offer real size: 67 and 68 three-bedrooms respectively.

It suits badly a buyer who wants a boat slip they own. If a deeded berth is the point of the purchase, this is not the address for it, and no amount of marketing language changes what the folio record shows.

It suits badly, too, anyone counting on quick resale in the North tower. One qualified sale in 2026 (to the 18 August 2026 pull) against sixteen in 2024 is a sharp slowdown in recorded activity, and while a single incomplete year does not establish a trend, it does tell you that recent comparable evidence in that tower is thin right now.

If you are selling here, lead with your tower. In South you have 47 qualified sales in four years and a defensible per-foot figure — price to it. In North you have 36, only one of them in 2026 as of the 18 August 2026 pull, and a buyer’s agent will reach for the South tower’s comparables if you let them; do not, because those homes have cleared 20.1% more per foot over four years and they are not evidence of what a North home is worth. And in both towers, get the berth arrangement documented before you list. It is the first question a genuine buyer here will ask, and the public record will not answer it for you.

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