Building facts
- Address
- 92 SW 3rd Street
- Neighborhood
- Miami River
- Year built
- 2010
- Floors
- 56
- Residences
- 530
- Status
- Completed
- Developer
- Key International
- Architect
- Revuelta Vega Leon Architects
- Pricing
- Starting at $435,000
Key Takeaways
- $532, $563, $543, $548 per square foot across four years — a change of just 3.0% from 2023 to 2026 to date, on 93 qualified sales.
- 317 of Mint’s 527 homes are two-bedrooms — 60% of the building, and there is not a single studio recorded anywhere in it.
- 91 homes are three-bedrooms and one is a four-bedroom — a real family-sized tier stacked on top of the two-bedroom majority, not compact investor stock.
- The record sale is $2,355,000 — on 19 October 2023, for a 2,103 square foot home — roughly double the building’s typical price per square foot that year.
- 2026 rests on only 8 qualified sales so far — fewer than each of the three full years before it, and the year is not finished.
- Turnover runs close to one home in twenty-three every year — 93 qualified sales across 527 homes over four years.
92 SW 3rd Street, Miami, Florida 33130 | Neighborhood: Miami River
Five hundred twenty-seven homes, and not a studio among them
The address at 92 SW 3rd Street returns three separate county records. Two are single, unrelated parcels; the building itself is the Mint Condo subdivision, and it accounts for 533 folios — 527 residential homes and 6 commercial units.
The bed mix is 317 two-bedrooms, 118 one-bedrooms, 91 three-bedrooms, and exactly one four-bedroom home. Run the arithmetic and two-bedrooms are 60% of the building — 317 of 527 homes — with a real three-bedroom tier of 91 stacked on top. What is missing is more telling than what is there: there is not a single studio on record, anywhere in the building.
Heated area runs 754 to 2,439 square feet, with a median of 1,118. The 2026 assessed values run $184,516 to $1,410,000, with a median of $477,850 — a top-to-bottom spread of roughly 7.6 times, which tells you Mint holds a wide range of home sizes and price points under one roof, even without a single studio pulling the bottom down further.
So how has the price actually moved?
Median sale price can mislead when floorplates vary this much inside one building, so I lead with median price per square foot — the more honest number.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 33 | $650,000 | $532 |
| 2024 | 25 | $700,000 | $563 |
| 2025 | 27 | $667,500 | $543 |
| 2026 to date | 8 | $652,500 | $548 |
$532, $563, $543, $548 — from 2023 through 2026 to date. That is a four-year change of 3.0%, essentially flat with a small positive drift, and the widest gap between any two years in the table is 5.8%, between 2023 and 2024. Median sale price tells nearly the same story — $650,000, $700,000, $667,500, $652,500 — a four-year change of just 0.4%. When the per-foot figure and the median price both hold this close together, it is a genuine reading of the building, not a coincidence of which floorplans happened to sell in a given year.
What makes this worth trusting is the sample underneath it: 93 qualified, arm’s-length sales across four years. I have written up buildings in this series where the entire four-year trend rests on three or four transactions — those pages can describe a direction, at best, and I say so plainly, because the number cannot support a confident claim. Mint is not one of those buildings. Ninety-three sales, in a single building, is a real record.
My honest reading, though, is that 2026 needs a caveat the other three years don’t: it rests on only 8 qualified sales so far, fewer than any full year before it, and the year is not finished. The direction — flat to slightly up — is almost certainly real, because it is consistent with three prior years on a much larger base. The exact $548 figure for 2026 on its own is not something I would lean on hard until more of the year is on the books.
The two-bedroom majority, and the one four-bedroom outlier
Sixty percent of Mint — 317 of 527 homes — is a two-bedroom. Add the 91 three-bedrooms and 408 of 527 homes, 77% of the building, carry two bedrooms or more. That is unusual for this stretch of the market, where compact one-bedroom and studio stock is the norm and buildings get built for turnover rather than for people who actually want to live in the space. Mint has no studios at all, and its one-bedroom share — 118 homes, 22% — is the smaller of the three real categories, not the dominant one.
There is exactly one four-bedroom home on the county record. I don’t have enough on that single folio to say anything more about it than that it exists — one home, not a pattern — but it marks the outer edge of what Mint actually offers.
The record sale supports the same read. The highest qualified sale in the building was $2,355,000, on 19 October 2023, for a 2,103 square foot home — call it roughly $1,120 per square foot, more than double the building’s typical $532-to-$563 range in the same period. That sale sat well above the building’s median in the same year it closed, which is the clearest evidence in the record that Mint’s larger, higher-floor homes trade in a different tier than its median suggests.
Who Mint suits, and who it suits badly
It suits a buyer who actually wants two or three bedrooms of living space, not compact investor stock. With 527 homes and zero studios, this is a building built around people staying, not turning units. It also suits a buyer who wants price certainty going in: a four-year, 93-sale record showing 3.0% total movement is about as flat and well-supported as this kind of data gets.
Turnover is real, too. Ninety-three sales across four years, against 527 homes, works out to roughly one home in twenty-three trading every year. That is enough activity that a comparable for your specific floorplan is likely to exist, which matters both going in and coming back out.
It suits a buyer chasing appreciation poorly. The record shows a building that holds its value; it does not show one that grows it. If your case for buying rests on the price moving meaningfully higher, the last four years of county data do not back that case up.
If you are selling at Mint, my advice is to lean on this record rather than fight it. A flat trend is not a weak argument for a seller — it means a recent, comparable sale on your own floorplan almost certainly exists, and pricing against it, rather than against hope, is the strongest position you can take here. The one caution I would add: don’t lean too hard on the 2026 numbers alone. They are real, but they are only eight sales, and the three years before them are the stronger evidence.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 92 SW 3rd Street, Miami — the address returns three county records; this page covers the 533 folios recorded under the Mint Condo subdivision (527 residential homes, 6 commercial units), excluding two unrelated single parcels also returned by the address search, along with parking, cabana and storage folios. 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, and 2026 is an incomplete year. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Mint — Frequently Asked Questions
Are prices at Mint rising, falling, or holding steady?
Essentially flat, with a small positive drift. Median price per square foot ran $532, $563, $543 and $548 from 2023 through 2026 to date — a four-year change of 3.0%, on 93 qualified sales.
How much can that stability be trusted?
More than most buildings on this site. Ninety-three qualified, arm’s-length sales across four years is a real sample for a single building. Many buildings in this series only have three or four sales across the same period, and on those pages the record genuinely cannot support a confident trend claim — Mint is not one of them.
Are there any studios at Mint?
No. There is not a single studio among the 527 residential homes on the county record. The smallest homes are one-bedrooms.
What is the bedroom mix at Mint?
317 two-bedrooms (60%), 118 one-bedrooms (22%), 91 three-bedrooms (17%), and exactly one four-bedroom home, out of 527 residential homes total.
What is the most expensive recorded sale at Mint?
$2,355,000, on 19 October 2023, for a 2,103 square foot home — roughly $1,120 per square foot, more than double the building’s typical range that year.
How easy would it be to sell a home at Mint?
Turnover works out to roughly one home in twenty-three per year — 93 qualified sales across 527 homes over four years — which is enough volume that a recent comparable for most floorplans is likely to exist.
Is Mint a good fit for a buyer underwriting appreciation?
Not on this record. Four years of county data show a building that holds its value rather than growing it. It suits an owner-occupier who wants price certainty far better than it suits someone counting on the price to rise.
Sources and further reading
Interested in selling at Mint Condos in Miami?
Learn more about selling your condo at Mint with Josh Stein.
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