Building facts
- Address
- 1000 & 1200 West Avenue
- Neighborhood
- South Beach
- Year built
- 1968
- Floors
- 17
- Residences
- 880
- Status
- Completed
- Pricing
- Starting at $295,000
Key Takeaways
- 409 residences at 1200 West Avenue, plus 11 commercial folios — counted individually on the Miami-Dade County record.
- 92% of the building is studios and one-bedrooms — 96 studios and 280 one-bedrooms, against just 28 two-bedrooms and five larger homes.
- Price per square foot has risen every single year: $482 → $495 → $507 → $581 across 2023–2026. That is the opposite of almost every comparable building.
- Median price fell over the same period, from $395,000 to $370,750 — which together with rising $/sf means the smaller homes are what buyers want.
- Volume has held up unusually well — 25, 32 and 25 qualified sales across 2023–2025, while comparable buildings halved.
- The 2026 median assessed value is $276,971 — this is an entry-price building on Miami Beach.
1200 West Avenue, Miami, Florida | Neighborhood: South Beach
An entry-price building on the water side of South Beach
Counted against the Miami-Dade County Property Appraiser record on 17 August 2026, 1200 West Avenue returns 421 folios: 409 residential and 11 commercial.
The mix is heavily weighted to small homes. 96 studios and 280 one-bedrooms make up 92% of the building, with 28 two-bedrooms, four three-bedrooms and a single four-bedroom above them. Heated area runs 552 to 3,604 square feet with a median of just 837.
The 2026 median assessed value of $276,971 tells you what this building is for. On a barrier island where the median condominium costs multiples of that, Mirador 1200 is one of the genuine entry points — and West Avenue puts it on the bay side, walking distance to Lincoln Road and Sunset Harbour.
The only building nearby where price per foot is climbing
Qualified sales from the county record — arm’s-length only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 25 | $395,000 | $482 |
| 2024 | 32 | $375,000 | $495 |
| 2025 | 25 | $350,000 | $507 |
| 2026 to date | 6 | $370,750 | $581 |
Two things here are genuinely unusual, and I want to be precise about both.
First, price per square foot has increased in every single year — $482, $495, $507, $581. Across the bayfront and beachfront buildings I have measured against the same public record, that is the exception, not the rule. Most are down 12–20% over the same window.
Second, volume held. Twenty-five, thirty-two and twenty-five qualified sales across 2023–2025 in a 409-home building is a functioning, liquid market, at a time when comparable buildings saw transactions halve.
How to read rising $/sf against a falling median
The median price column falls while the per-square-foot column rises. That combination confuses people, so here is what it actually means: the homes trading are getting smaller, and buyers are paying more per foot for them.
In a building that is 92% studios and one-bedrooms, that is a coherent story. Demand is concentrated at the entry level — buyers priced out of everything else on Miami Beach, and investors who want the smallest viable unit on the island. The larger homes here are the slower-moving stock.
The honest caveat: the 2026 row rests on six sales in an incomplete year, and the jump from $507 to $581 is a big single-year move on a small sample. I would treat the 2023–2025 trend as solid and the 2026 figure as a signal that needs another two quarters to confirm.
Who this building suits
This is one of the more practical ways to own on Miami Beach. It suits a buyer who wants the location and the island address more than square footage, and an investor who wants a small, liquid unit in a building that demonstrably still trades.
It suits a space-driven buyer poorly. The median home is 837 square feet, and the handful of larger residences trade rarely enough that you should not count on finding one when you want it.
If you are selling a studio or one-bedroom here, the per-square-foot record is a strong argument and it is on your side — this is one of the few buildings in the area where the public record supports asking more per foot than a year ago.
Verified 17 August 2026 against the Miami-Dade County Property Appraiser record for 1200 West Avenue — all 421 folios retrieved individually, then filtered to dwelling-sized residential units before any figure here was calculated. Building age and storey count are omitted: published sources conflict and none has been confirmed against a primary record. Re-check when the next tax roll publishes.
Mirador 1200 South Beach — Frequently Asked Questions
How many units are in Mirador 1200?
The Miami-Dade County Property Appraiser records 421 folios at 1200 West Avenue: 409 residential condominium units and 11 commercial folios.
What size are the residences at Mirador 1200?
Heated area runs from 552 to 3,604 square feet with a median of 837. The building is 280 one-bedrooms and 96 studios — 92% of the total — plus 28 two-bedrooms, four three-bedrooms and one four-bedroom.
Are values rising at Mirador 1200?
On the county record, price per square foot has risen every year — $482 in 2023, $495 in 2024, $507 in 2025 and $581 so far in 2026. That is unusual; most comparable buildings are down over the same period. The 2026 figure rests on six sales, so it needs another two quarters to confirm.
Why is the median price falling while price per square foot rises?
Because the homes trading are getting smaller. In a building that is 92% studios and one-bedrooms, demand is concentrated at the entry level, so the mix of what sells shifts downward in size even as buyers pay more per foot.
Is Mirador 1200 a good investment?
It is one of the more liquid options at this price point on Miami Beach. Volume held at 25–32 qualified sales a year through 2025 while comparable buildings halved, and price per foot has risen throughout. The trade-off is that you are buying small units in a building dominated by them.
Where is Mirador 1200?
1200 West Avenue, on the bay side of South Beach, within walking distance of Lincoln Road and Sunset Harbour.
Sources and further reading
Interested in selling at The Mirador South Beach?
Learn more about selling your condo at The Mirador with Josh Stein.
Related coverage
Part of Miami Luxury Condos.