Marquis Residences

What’s Actually Inside Marquis

Marquis is one Miami-Dade County condominium declaration — MARQUIS CONDO — at 1100 Biscayne Boulevard in Downtown Miami. The county’s roll carries 287 folios; 285 are residential homes. The remaining two are a hotel-classified folio, consistent with the condo-hotel component at this address, and a non-residential reference folio — both excluded from every figure that follows.

Homes run from 1,477 to 6,952 square feet on a single folio, median 1,647. The bed mix is led by 2-bedroom layouts: 190 of the 285 homes, 66.7%, with 38 (13.3%) 1-bedroom, 50 (17.5%) 3-bedroom, 6 (2.1%) 4-bedroom, and one 5-bedroom home. On the 2026 tax roll, assessed values across the 285 homes run from $214,051 to $6,038,865, median $764,108.

One data-quality note worth stating plainly: the county’s own declaration doesn’t sum to a clean 100% here. Three folios carry no recorded common-element share on the current roll; sized from their square footage, they account for essentially the entire shortfall. That means the building is complete — no home is missing from this count — the roll’s own arithmetic is what’s short, not my pull. I have no confirmed year built, story count, architect or amenity detail beyond what’s in the county record.

Is Marquis’s Market Actually Falling, or Just Its Mix?

57 qualified sales closed across the building over those four years, against 285 homes — a turnover of one home in 20 each year. 2026 is an incomplete year: the 6 sales above run only through late August, the thinnest single-year sample of the four.

Both lines here point the same direction, down, which is not the case at every building in this dataset — but they move at different speeds, and that gap is worth naming rather than collapsing into one number. Median $/sq ft fell 16.7%, from $695 to $579. Median sale price fell faster, 24.7%, from $1,175,000 to $885,000. When price falls faster than the per-foot rate, it usually means the mix of homes selling has shifted toward smaller units, on top of whatever softening happened in price-per-foot terms — I’d read this as two things happening together, not one. With 6 to 24 sales in any given year, and 57 across the full window, I’m confident the $/sq ft direction is real; I’d treat the magnitude of the 2026-to-date figure specifically as less reliable, given it rests on only 6 closings. The building’s own $/sq ft band across 2023–26 runs $486 to $1,175, median $651.

A Penthouse That Has Sold Three Times Since 2010

The highest sale a standard county sales pull will show at Marquis is $6,945,000, closed 1/11/2022, for a 6,952 sq ft home — $999/sf. That is not the building’s actual record.

On 3/18/2024, two folios — unit 6401, 5,992 sq ft, and unit 6306, 2,050 sq ft — sold together for $10,000,000. The sale spans two county folios, so a standard qualified-sales tool never assembles it into one transaction and instead reports the smaller $6,945,000 figure as the building’s top sale. The county’s own record flags both folios “Qual on DOS, multi-parcel sale” — positive evidence this was a single deed, not two coincidentally identical prices. Across the combined 8,042 square feet, that’s $1,243/sf.

What makes this one especially well-documented is that the same combined unit has a full sale history on record: $4,200,000 in June 2010 ($522/sf), $8,250,000 in July 2021 ($1,026/sf), and $10,000,000 in March 2024 ($1,243/sf) — three arm’s-length sales of the identical combined home across fourteen years, each higher than the last. A page built only from the standard sales list would understate this building’s record by $3,055,000.

Looking at the building’s completed round trips more broadly — a home bought and later sold, both legs a qualified, arm’s-length transaction — 150 of the 285 homes have one. 124 gained, 26 lost, median gain 24.5% over a median 8.5-year hold. The single largest gain in that set, +272.1% on a 3,776 sq ft home bought for $860,000 in March 2012 and sold for $3,200,000 in May 2022, sits on an entry price from deep in the post-crash trough — I’d treat the direction here as real (the exit price, $847/sf, sits comfortably inside the building’s later trading band) but I wouldn’t anchor to the 272.1% figure itself as a typical outcome; it’s mixing a decade of market recovery with one unit’s specific timing.

Who Marquis Fits Best

The 2-bedroom-dominant mix (66.7% of homes) and size range (1,477 to 6,952 sq ft on a single folio, larger still for combined units) put this building in reach of both a primary-residence buyer in the mid-market range and, at the top end, a buyer after one of the handful of large combined penthouses documented above. The existing disclosure on this page regarding pending litigation involving the hotel component and the association is a separate legal matter I have not investigated independently; ask for its current status before buying.

What a buyer should not assume from the headline numbers is that this building is simply “down 25%.” The $/sq ft decline, the more reliable of the two figures, is 16.7% — still a real, multi-year softening, but a materially different number than the price-only figure, and the gap between them is itself informative about what’s been selling.

To a seller: with sales counts this thin in 2024-26 (6 to 14 a year), I would not lean on the most recent single comp to set a price. Anchor to the $486–$1,175 per-square-foot band from 2023–26 and account for your unit’s size against the mix that has actually traded recently, which has skewed smaller.