Monaco Yacht Club & Residences

What is actually inside the building

The Miami-Dade County Property Appraiser holds 39 folios at 6800 Indian Creek Drive, and every one is a residence — no commercial units and no separately assessed parking, cabana or storage. The declaration’s common-element shares close once one misplaced decimal point in the county’s own roll is set aside; nothing has been rewritten and the pull is whole.

The mix across the 39 homes is even: eleven three-bedrooms, ten two-bedrooms, nine four-bedrooms and nine one-bedrooms. There is no dominant product here.

The homes run 852 to 2,636 square feet, with a median of 2,226, and they cluster into four groups of nine: 2,636, 2,226, 1,299 and 852 square feet, with three one-off sizes making up the remainder. That grouping is what allows a like-for-like reading below.

The 2026 assessed values run $676,362 to $4,399,500, with a median of $2,425,000.

The price record

Qualified, arm’s-length sales from the county record, retrieved 23 September 2026.

Eleven qualified sales in four years across 39 homes, about one home in fourteen each year, and only one sale so far in 2026. The 2022 developer first sales are not counted here. Every row here rests on one to four transactions, so no trend can be drawn from this table and I am not going to draw one.

The 2026 row in particular should be ignored. It is a single sale of a 1,299 square foot home, well under the building’s 2,226 median, so the drop from $1,527 to $1,347 per square foot is measuring which apartment sold, not what happened to values.

The one thread worth following is the 2,636 square foot plate, the building’s largest and most-traded group at nine homes. Across five qualified sales it went:

$1,536 per square foot in 2023 — $1,323 in 2024 — $1,524 in 2025.

Down 13.9% and then back up 15.2%, finishing within one per cent of where it started. On the best evidence this building offers, values here have gone nowhere in three years — which, in a market where much of the surrounding stock has given ground, is not the worst outcome.

The sale that sits well above the rest

The highest price recorded here for a single home is $5,700,000, on 1 July 2024, for a 2,332 square foot residence: $2,444 per square foot. The only larger figure on the record is a $5,800,000 multi-parcel deed in May 2022 covering two homes.

That figure deserves to be isolated rather than folded into an average. The building’s ordinary trading level is around $1,300 to $1,550 per square foot; this sale cleared at roughly sixty per cent above it, and it happened in the same year the main floorplate recorded its lowest reading of the four.

The second-highest, $4,800,000 in March 2025 for a 2,636 square foot home at $1,821 per square foot, also sits above the building’s ordinary band, though far less dramatically.

Both are single-folio sales, so those per-foot figures are directly supported rather than derived across parcels. The county record shows what was paid and not why — it does not tell you what condition either home was in or what the deed included. But the gap is large enough that anyone quoting the $2,444 figure as evidence of the building’s value should be asked which home it was, and anyone pricing an ordinary apartment against it is pricing against an outlier.

Who this building suits

It suits a buyer who wants a mid-sized waterfront home in a small building with genuine variety. Thirty-nine homes with a near-equal split across one-, two-, three- and four-bedrooms means the building serves several kinds of buyer, and at a median assessed value of $2,425,000 it sits well below the oceanfront towers measured on this site, which trade between roughly $1,500 and $2,500 per square foot against Monaco’s $1,300 to $1,550.

It suits a buyer who needs a firm valuation less well. Eleven sales in four years, single-transaction years, and a record sale sixty per cent above the ordinary band — there is no reliable per-foot figure to anchor a negotiation, and which comparable each side picks will matter more than any analysis of the building.

What is genuinely reassuring is the 2,636 square foot evidence: five sales, a dip, and a full recovery to within one per cent. That is a building holding its level rather than drifting.

Liquidity is modest at one home in fourteen a year, with one sale so far in 2026 (to 23 September).

If you are selling here, price against your own size group, not against the building. The 2,636 square foot homes have five recent comparables and a stable record; the smaller plates have almost nothing. And do not price off the July 2024 record — a prepared buyer will point out that it stands sixty per cent clear of everything else. Ask me for the comparables on your line before you set a number.

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