Nirvana

What Nirvana Condo No. Four Actually Is

The record I pulled from the Miami-Dade County Property Appraiser for 703 NE 63rd St covers 60 folios filed under the subdivision “Nirvana Condo No. Four” — 59 of them residential homes, one a non-dwelling folio (a common-element or amenity parcel, filtered out the same way I filter parking, cabana and storage everywhere else on this site).

I want to be direct about scope before anything else, because it changes how you should read every number below. Nirvana is marketed as a five-building waterfront community in the MiMo district, and this declaration — No. Four — is one of the five. The county files the other four buildings as separate condominium declarations, and none of their folios are in this dataset. If you’re comparing this page to a Nirvana unit in a different building within the complex, you are looking at a different county record than the one below, with its own folios, its own assessments and its own sale history that I have not pulled.

Within Building Four, the homes run small. Size ranges from 571 to 1,509 square feet, with a median of 775 square feet. The bed mix skews compact: 11 studios (18.6%), 36 one-bedrooms (61.0%) and 12 two-bedrooms (20.3%) — nearly four in five homes here are a studio or a one-bedroom. The four most common sizes on file are 775, 770, 571 and 938 square feet, which together account for 58 of the building’s 59 homes, though that doesn’t mean the layouts are identical at each size.

2026 assessed values for the 59 homes range from $63,121 to $267,591, with a median of $219,063. I have no county-sourced figure for the building’s age, its floor count, its architect or its amenities, and I’m not going to guess at any of them here — none of that is in the tax roll. Nirvana’s own marketing, not the county record, is the place to look for that detail.

Four Years of Sales, Read Straight

Eleven qualified sales in four years, on a 59-home building, is a thin record — thinner than I’d want before drawing a firm line through it. No qualified sales in 2026. I am not going to call what’s above a trend.

What I can say plainly: median sale price fell from $316,500 in 2023 to $272,000 in 2025, a drop of 14.1%. But look at the $/sq ft column next to it: $406, then $364, then $409 — essentially flat across the same two years, up 0.7% from 2023 to 2025. That divergence is the actual finding here, and it matters more than the price line by itself. A falling median price with a flat median $/sq ft means the mix of what sold shifted toward smaller or differently priced units in a small sample — not that a square foot of Nirvana No. Four became less valuable. One sale within the window that I can point to: a $375,000 sale on 1/7/2023 for a 938-square-foot unit, close to $400/sq ft, in line with that year’s $406 median. With three sales in 2023, five in 2024 and three in 2025, I don’t have enough volume to separate “the market moved” from “different-sized units happened to trade in different years.” Both readings are consistent with what’s on the record, and I’d rather say that than pick one.

Only One of Nirvana’s Five Buildings — Does That Matter?

For a buyer, yes, directly. Everything on this page — the 59 homes, the size range, the assessed values, the eleven sales — describes Building Four alone. It says nothing about whether Nirvana’s other four buildings are pricier, larger, or trading more often; I haven’t measured them, and until I do, I’d treat any comparison across buildings within the complex as a guess, not a fact.

Within what I can measure, Nirvana No. Four is the quietest building in the batch of six I’ve drafted this round. Eleven sales across four years works out to roughly one home in 21 turning over annually, using the four-year basis (homes ÷ sales-per-year) I apply consistently across every building in this series — the lowest turnover rate, and the lowest price point, of the group. That’s consistent with what the building physically is: small, mostly studio and one-bedroom units, at a lower assessed range than some of its waterfront neighbors. It is not, on this record, a building that trades often or at a high price point — which is a description, not a criticism. If low volume worries you as a buyer, know that going in; if it doesn’t, the smaller price point may be exactly the appeal.

Who Buys Here, and Who Should Look Elsewhere

This building suits a buyer who wants a smaller waterfront foothold in MiMo at a real discount to larger-unit buildings nearby — someone buying a studio or one-bedroom as a primary residence, a pied-à-terre, or a rental, and who isn’t counting on a fast resale. It fits badly a buyer who wants a large layout (nothing here tops 1,509 square feet) or who assumes “Nirvana” gets them the whole five-building amenity base sight unseen. Confirm which of the five declarations a listed unit actually belongs to before assuming this page’s numbers apply to it.

For a seller: with only eleven qualified sales in this specific building across four years, and none yet in 2026, you won’t have a same-building, same-year comp to point to. I would price conservatively off the 2023-2025 record, and expect a buyer’s agent or an appraiser to lean on it hard — precisely because there isn’t more to work with. A quiet building is not a weak one, but it is one where every comp counts more.

Interested in selling at Nirvana?

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