Building facts
- Address
- 2655 S. Bayshore Drive
- Neighborhood
- Coconut Grove
- Year built
- 2023
- Floors
- 21
- Residences
- 118
- Status
- Pre-Construction
- Developer
- Terra
- Architect
- Arquitectonica
- Pricing
- Sold Out!
Key Takeaways
- It is two towers and two separate condominiums, not one building — the county records two declarations — 2655 South Bayshore Drive Condo (95 homes) and 2678 Tigertail Condo (134 homes). 229 homes in total. Both close at 100% of their common-element shares.
- The whole development closed on a single day — 210 of the 273 qualified sales on record closed on 5 June 2024. That is the developer sell-out, not a market. Everything since is the first real test of the price.
- The two towers have gone in completely different directions — taking only homes that have sold twice, so size and floorplate are held constant: Bayshore’s median resale gain is +54.6% across 19 homes. Tigertail’s is +6.1% across 18. Same developer, same architect, same month.
- Six Tigertail homes have resold below what they closed at — against one in Bayshore. The spread inside a single development is the most useful thing in this record.
- Identical floorplates closed the same day up to 2.7× apart — fifteen 875 sq ft Bayshore homes closed on 5 June 2024 between $655,000 and $1,725,000. Floor, line and view are doing enormous work here — a headline $/sq ft for this building is close to meaningless.
- The county assesses the two towers at $399.7 million for 2026 — $204.6m across Bayshore’s 95 homes and $195.1m across Tigertail’s 134. Bayshore holds fewer, larger, more valuable homes.
2655 S. Bayshore Drive, Miami, Florida 33133 | Neighborhood: Coconut Grove
Mr. C Residences is usually described as one building. In the county record it is
two — two condominium declarations, two street addresses, 229 homes between
them, both delivered in 2024. That distinction is not pedantry. The two towers have behaved so
differently since they sold out that treating them as one number hides the only thing about this
development worth knowing.
What the county records at Mr. C Residences
The Miami-Dade County Property Appraiser holds two separate condominium declarations
on this site, both carved out of a single master parcel under one master covenant:
| Declaration | Address | Homes | Shares close at |
|---|---|---|---|
| 2655 South Bayshore Drive Condo | 2655 S. Bayshore Drive | 95 | 100.0001% |
| 2678 Tigertail Condo | 2678 Tigertail Avenue | 134 | 100.0006% |
| Total | — | 229 | — |
Every folio in both declarations is a home. There is no commercial folio, no parking folio
and no storage folio inside either condominium — the two commercial parcels on the site
sit outside both declarations and are not counted above. Because the shares close on 100% in each
tower, nothing is missing from either pull.
The two towers are not the same product. Bayshore holds 95 homes running
555 to 7,688 square feet, median 905. Tigertail holds 134 running
563 to 4,172 square feet, median 1,187. So Tigertail is the larger-median tower,
but Bayshore contains the outliers at both ends — nine studios and a single five-bedroom.
The bedroom mix reads accordingly. Bayshore: 9 studios, 12 one-bedrooms, 43 two-bedrooms,
21 three-bedrooms, 9 four-bedrooms, 1 five-bedroom. Tigertail: 3 studios, 23 one-bedrooms,
66 two-bedrooms, 40 three-bedrooms, 2 four-bedrooms. Both towers are majority
two-bedroom.
For 2026 the county assesses the development at $399,687,686 —
$204,630,591 across Bayshore’s 95 homes (median $1,015,960, range $498,095 to
$14,260,000) and $195,057,095 across Tigertail’s 134 (median $1,188,428, range
$456,500 to $5,335,000). Bayshore has 41 fewer homes and a higher total: its top end is far heavier.
The price record, and the single day that dominates it
Before any figure below is read, one fact has to sit in front of it.
210 of the 273 qualified sales on record across both towers closed on 5 June 2024.
That is a developer sell-out closing en masse, not a market discovering a price.
And those same-day closings were not at one level. Fifteen 875 square foot homes in
Bayshore closed on 5 June 2024 at prices from $655,000 to $1,725,000 — identical
floorplates, identical day, 2.63× apart. Twelve 886 sq ft homes ranged
$665,000 to $1,792,500. In Tigertail, sixteen 1,661 sq ft homes closed that day between $1,995,000
and $5,135,000.
Floor, line, view and contract terms are doing that work. The practical consequence:
a single headline price per square foot for Mr. C Residences is close to meaningless,
and anyone quoting one is averaging across a 2.6× spread.
2655 South Bayshore Drive Condo — 95 homes
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 98 | $1,500,000 | $1,402 |
| 2025 | 12 | $1,782,500 | $1,962 |
| 2026 to date | 7 | $3,200,000 | $2,078 |
2678 Tigertail Condo — 134 homes
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 138 | $1,602,500 | $1,442 |
| 2025 | 11 | $1,640,000 | $1,595 |
| 2026 to date | 7 | $1,700,000 | $1,593 |
2023 is empty in both towers because the building did not exist yet. The county
records the year built as 2024 for every folio in both declarations. And the 2025 and 2026 rows rest
on seven to twelve sales each — too few to call a level. They are a direction,
at most.
Two towers, one development, two different outcomes
The medians above are contaminated by mix: Bayshore’s 2026 sales have a median size of
1,517 sq ft against 940 in 2024, so part of that jump is simply bigger homes trading.
There is a way to remove that problem entirely. Take only homes that have sold
twice — once in the sell-out, once since. Same apartment, same floorplate, same floor,
same view. Whatever is left is the price.
| Tower | Homes resold | Median gain | Best | Resold below cost |
|---|---|---|---|---|
| Bayshore | 19 | +54.6% | +121.7% | 1 |
| Tigertail | 18 | +6.1% | +55.8% | 6 |
Nine times the median gain, in the same development, over the same twenty-four months.
An 875 sq ft Bayshore home that closed at $830,000 in June 2024 resold at $1,840,000 in September 2025.
A 4,812 sq ft Bayshore home went from $8,767,000 to $12,512,900 in June 2026. Meanwhile a 1,913 sq ft
Tigertail home closed at $3,427,000 and resold at $3,200,000 — and five other Tigertail homes
did something similar.
What this does not tell you is why. The most likely explanation is not that
Bayshore appreciated more, but that its sell-out prices were set lower relative to what the
homes were worth — the 2.6× same-day spread shows those prices were not struck
on one basis. A resale gain measured from an uneven baseline measures the baseline as much as the
market. Two towers, 37 resales, and no way from this record alone to separate the two effects.
It is a real divergence and it is worth knowing; it is not yet an explained one.
Who this building suits, and who it does not
It suits a buyer who intends to price the specific apartment, not the building.
In a development where identical floorplates closed 2.6× apart on one day, the building-level
number is noise. The floor, the line and the view are the price here to an unusual degree, and that
is checkable home by home in the record.
It suits a buyer who wants a finished building with a real transaction history.
Delivered 2024, sold out, and 63 arm’s-length trades since the sell-out. That is far more than
most 2024 buildings in Miami can show, and it is why this page can say anything at all.
It suits badly anyone relying on the headline resale figure. The +54.6% is 19
homes in one tower, measured from a developer closing. Six homes in the other tower have resold at a
loss. Both are true and they belong in the same sentence.
And it suits badly a buyer who needs liquidity on a schedule. Across 229 homes,
2025 produced 23 qualified sales and 2026 has produced 14 so far. That is a normal turnover rate for
a building of this kind, but it means the market is thin at any given moment.
If you are selling here: your comparable set is smaller than it looks. Only your
own tower is relevant, and within it only your own floorplate and a comparable floor. Nineteen
Bayshore resales and eighteen Tigertail resales are the entire post-sell-out record for a 229-home
development — and the six Tigertail homes that resold below cost are part of your evidence too,
whichever way they cut. Pricing off the development-wide figure will mislead you in one direction or
the other.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for 2655 S. Bayshore Drive and 2678 Tigertail Avenue — every folio at both addresses retrieved individually, 229 of them homes, grouped by subdivision and filtered to residential homes, excluding commercial folios along with parking, cabana and storage. Both declarations close on 100% of their common-element shares, so no folio is missing from either. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. 2026 is an incomplete year, and the 2025 and 2026 rows rest on fewer than a dozen sales each. Storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Mr. C Residences — Frequently Asked Questions
How many units are in Mr. C Residences?
229 homes, split across two condominium declarations: 95 in 2655 South Bayshore Drive Condo and 134 in 2678 Tigertail Condo. Marketing sources often quote a single tower’s count or a pre-combination figure, which is why published numbers vary.
Is Mr. C Residences new construction?
No. The Miami-Dade County Property Appraiser records the year built as 2024 for every folio in both declarations, and the development sold out that June. It is a completed, occupied condominium.
Who developed Mr. C Residences?
Terra, led by David Martin, in partnership with the Cipriani family’s Mr. C brand. Architecture is by Arquitectonica and interiors by Meyer Davis.
What have homes actually resold for?
Of the homes that have sold twice, Bayshore’s median gain over its 2024 closing price is +54.6% across 19 homes; Tigertail’s is +6.1% across 18, with six resold below their 2024 price. Both figures are measured from a developer sell-out that closed on a single day, so they should be read as a direction rather than a rate of appreciation.
Why do price-per-square-foot figures for this building vary so much?
Because identical floorplates closed at very different prices on the same day. Fifteen 875 sq ft Bayshore homes closed on 5 June 2024 between $655,000 and $1,725,000 — a 2.63× spread on the same floorplate. Floor, line and view dominate price here, so a single building-wide $/sq ft is not a useful number.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (137 folio records for 2678 TIGERTAIL AVE, retrieved 25 August 2026)miamidade.gov
- Miami-Dade County Property Appraiser — Property Search (95 folio records for 2655 S BAYSHORE DR, retrieved 25 August 2026)miamidade.gov
- The Real Deal — David Martin’s Terra completes Mr. C Residences in Coconut Grove (31 July 2024)therealdeal.com
Interested in selling at Mr. C Residences?
Learn more about selling your condo at Mr. C Residences with Josh Stein.
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Part of Miami Luxury Condos.