Mr. C Residences

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:

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. Two-bedrooms are the largest group in both towers.

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 39 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

2678 Tigertail Condo — 134 homes

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.

Nine times the median gain, in the same development, over the same period. 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 enough of a record to read, 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, about one home in ten, and 2026 had produced 14 by 25 August. 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.

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