Building facts
- Address
- 3801 Collins Avenue
- Neighborhood
- Miami Beach
- Year built
- 2006
- Floors
- 20
- Residences
- 84
- Status
- Complete
- Developer
- WCI Communities
- Architect
- Fullerton Diaz Architects
- Pricing
- Starting at $1.65 Million
Key Takeaways
- Nearly 40% of the original buyers who have sold here lost money — the building sold out in 2006 and 2007 — 86 sales against 85 homes. Of the 78 of those buyers who have since resold, 31 lost money, or 39.7%, at a median gain of just 8.6%. That is one of the worst outcomes I have measured for a sell-out cohort — worse than Brickell Heights at 36% or Parque Towers at 35.7%.
- One penthouse has sold four times in twenty years, and its record is the clearest in the building — $3,475,000 in December 2006, $3,200,000 in April 2012, $5,070,000 in March 2015 and $6,100,000 in March 2025. Same 3,200 sq ft home, four arm’s-length sales, and a full cycle visible in one folio.
- This is a three-bedroom building — 65 of the 85 homes are three-bedrooms and 18 are two-bedrooms. There are no one-bedrooms and no studios, and nothing smaller than 1,212 sq ft.
- Five of the 90 folios are not homes at all — they are office condominiums of 437 to 755 sq ft, which the county classifies separately. None of the figures on this page include them.
- Thirteen qualified sales in four years, so no four-year change is published — about one home in 26 a year. The year-to-year medians swing from $1,841 to $1,228 per square foot and back to $1,667, and every one of those swings is which home sold.
- The highest price per square foot ever paid here is $2,198 — on 14 April 2022, for a 1,820 sq ft home — the plan that accounts for the building’s best sales.
3801 Collins Avenue, Miami Beach, Florida 33140 | Neighborhood: Miami Beach
What is actually in the building
The county returns 90 folios for 3801 Collins Avenue, and 85 of them are homes. The other five are worth naming, because they are unusual: office condominiums of 437, 467, 470, 476 and 755 sq ft, which the county classifies as multistory office rather than residential. They are real property, they are separately owned, and they are excluded from every figure on this page.
The 85 homes run from 1,212 sq ft to 4,071 sq ft, median 1,525. What stands out is the bedroom mix: 65 three-bedrooms against 18 two-bedrooms, plus one four-bedroom and one six-bedroom. There are no one-bedrooms and no studios at all. Six floorplans carry most of the building — 15 homes at 1,820 sq ft, 14 at 1,525, 13 each at 1,507 and 1,824, and nine each at 1,212 and 1,280.
For 2026 the county assesses the homes between $868,182 and $4,759,532, median $1,618,725.
What does one home, sold four times, tell you?
More than a whole building’s median usually does.
Unit PH-1 is 3,200 sq ft, and the county records four qualified, arm’s-length sales of it in twenty years. Because it is the same home every time — same size, same floor, same outlook, same building — the differences between those four numbers are the market and nothing else. There is no mix to argue about.
| Date | Price | $/sq ft | Change |
|---|---|---|---|
| 22 December 2006 | $3,475,000 | $1,086 | — |
| 20 April 2012 | $3,200,000 | $1,000 | −7.9% |
| 9 March 2015 | $5,070,000 | $1,584 | +58.4% |
| 3 March 2025 | $6,100,000 | $1,906 | +20.3% |
Read down that column and you get the honest shape of the last two decades at this address. A buyer at the 2006 sell-out was still 7.9% underwater five and a half years later. The recovery, when it came, was violent — up 58.4% in the 34 months to March 2015 — and then a decade produced a further 20.3%. Over the whole nineteen years, from December 2006 to March 2025, the home gained 75.5%. That is a real return, but it is a return that required holding through six years of nothing.
And that pattern is not confined to one home. The building sold out in two years — 43 sales in 2006 and 43 in 2007, 86 against 85 homes — at medians of $1,240,500 and $1,395,000. So almost every owner here started at roughly the same point, which makes the resale record unusually clean.
Of the 78 original buyers who have since resold, 31 lost money. That is 39.7% — one of the worst sell-out cohorts I have measured anywhere, against 36% at Brickell Heights and 35.7% at Parque Towers. The median outcome for that group was a gain of 8.6% — across, in most cases, more than a decade. Across all 125 resales the county records here, 33 lost money, or 26.4%, at a median gain of 17.1% over a 5.0-year hold.
I have now measured this in several recently-delivered or recently-converted Miami condominiums and the number keeps landing between a quarter and two-fifths. The lesson is not that this building is bad — PH-1’s own record says otherwise for anyone who held. It is that the entry price at a sell-out is set by the developer’s marketing, not by a market of willing buyers and sellers, and it can take a very long time for the second to catch up with the first.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 4 | $3,350,000 | $1,841 |
| 2024 | 2 | $1,712,500 | $1,228 |
| 2025 | 5 | $1,775,000 | $1,349 |
| 2026 to date | 2 | $3,743,000 | $1,667 |
Thirteen qualified sales in four years. No four-year change is published for this building — it carries a dash in my Miami Condo Index, because I require at least five qualified sales in both 2023 and 2026 and there were four and two.
The swings in that table are worth explaining rather than reading. All four sales in 2023 were the 1,820 sq ft plan, the largest of the common floorplans and the one that produces the building’s best per-foot prices. Both 2024 sales were smaller homes, of 1,525 and 1,280 sq ft. The median home sold measured 1,820 sq ft in 2023, 1,402 in 2024 and 2,314 in 2026. The line labelled “median $/sq ft” is tracking that, not the market.
What the four years support is a level: a median of $1,434 per square foot, in a band from $1,036 to $1,906, at a median price of $2,550,000. The highest price per square foot ever paid here is $2,198, on 14 April 2022 for a 1,820 sq ft home; the highest total price is $6,100,000, the March 2025 PH-1 sale above.
Liquidity is moderate: 13 sales against 85 homes is about one home in 26 a year, a little below the median of one in 24 across the buildings in my Miami Condo Index. In a building this small that is not alarming, but it does mean a comparable matched to your floorplan may be a year or two old.
Who this building suits, and who it does not
It suits a buyer who wants a three-bedroom on the sand and does not want to live in a tower of five hundred. Eighty-five homes is small, two-thirds of them are three-bedrooms, and the smallest home in the building is 1,212 sq ft — there is no compromise tier here dragging the character in another direction.
It suits a long holder, emphatically. Every good outcome in this building’s record involved time: PH-1 needed nine years to show a gain and nineteen to show a large one, and the original buyers who did well are the ones who never had to sell into the decade after 2007.
It suits badly anyone buying with a three-to-five-year horizon. Nearly 40% of the original buyers who sold took a loss, and the median gain across all resales — 17.1% over five years — does not comfortably cover the cost of a round trip.
It suits badly a buyer who wants to shop on price per square foot from a distance. With thirteen sales in four years and a per-foot band running from $1,036 to $1,906, the building-wide figure is close to meaningless without knowing the floorplan.
If you are selling here, the useful facts are specific. If your home is on the 1,820 sq ft plan, your comparables are the four 2023 sales at $1,401 to $1,868 per square foot and the June 2026 sale at $1,901 — not the building’s 2024 median, which was set by two smaller homes. If you are on one of the smaller plans, be honest with yourself that the 2023 numbers are not yours. And if a buyer’s agent produces the building’s 39.7% original-buyer loss rate as an argument, the answer is on this page too: that figure is about when people bought, and PH-1’s four sales show what the same home has actually done since.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 3801 Collins Ave — all 90 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding five office condominium units (R1 and L1 to L4) along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. 2026 is an incomplete year and carries two qualified sales, which is why no four-year change is published. Comparisons of original-buyer loss rates are against the buildings I have pulled folio by folio from this same source, not against the whole market. Assessed values are the county’s, not market valuations. 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.
Mosaic on Miami Beach — Frequently Asked Questions
How big are the homes at Mosaic on Miami Beach?
From 1,212 sq ft to 4,071 sq ft, median 1,525, with no one-bedrooms or studios. The mix is 65 three-bedrooms, 18 two-bedrooms, one four-bedroom and one six-bedroom. The most common plans are 1,820 sq ft (15 homes), 1,525 (14), and 1,507 and 1,824 (13 each).
How much does a home at Mosaic sell for?
Across the thirteen qualified sales in the four years to August 2026 the building cleared a median $1,434 per square foot, in a band from $1,036 to $1,906, at a median price of $2,550,000. The band is wide because the floorplans are, so the building-wide figure is a poor guide to any single home.
Have prices at Mosaic gone up or down?
The record cannot say. There have been thirteen qualified sales in four years — four, two, five and two — so no four-year change is published and the building carries a dash in my Miami Condo Index. The apparent collapse from $1,841 per square foot in 2023 to $1,228 in 2024 is entirely mix: all four 2023 sales were the 1,820 sq ft plan and both 2024 sales were smaller homes.
What is the highest price ever paid at Mosaic?
$6,100,000, on 3 March 2025, for the 3,200 sq ft penthouse PH-1 — $1,906 per square foot. The highest price per square foot ever paid is $2,198, on 14 April 2022, for a 1,820 sq ft home.
Have owners at Mosaic made money?
It depended almost entirely on when they bought. The building sold out in 2006 and 2007, and of the 78 of those original buyers who have since resold, 31 lost money — 39.7% — at a median gain of 8.6%. Across all 125 resales the county records, 33 lost money, or 26.4%, at a median gain of 17.1% over a 5.0-year hold.
What does the penthouse’s sale history show?
A full cycle in one home. PH-1 sold for $3,475,000 in December 2006, then $3,200,000 in April 2012 — 7.9% lower five and a half years on — then $5,070,000 in March 2015, a jump of 58.4%, and $6,100,000 in March 2025. Over nineteen years the same 3,200 sq ft home gained 75.5%.
How often do homes at Mosaic change hands?
The county records 13 qualified sales in the four years to August 2026 against 85 homes — about one home in 26 a year, a little below the median of one in 24 across the buildings in my Miami Condo Index.
Are all 90 folios at this address apartments?
No. Five are office condominiums of 437 to 755 sq ft, which the county classifies as multistory office rather than residential. They are separately owned property but they are not homes, and no figure on this page includes them.
Sources and further reading
Interested in selling at Mosaic Miami Beach?
Learn more about selling your condo at Mosaic Miami Beach with Josh Stein.
Related coverage
Part of Miami Luxury Condos.