Miami Luxury Condos · Bay Harbor Islands · O Residences
The county assesses every home here within a factor of 1.8.
By Josh Stein · Florida license SL3057661 · Updated 8 October 2026Leer en español →
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Verified 23 September 2026Miami-Dade County Property Appraiser1 source
On recorded 2026 sales this building runs $788 per square foot — cheaper than 59 of the 116 other buildings on the Miami Condo Index. Figures are closed sales from the Miami-Dade County Property Appraiser, not asking prices. Hover or tap a color to see the split.
Key Takeaways
- O Residences recorded 4 sales in the 12 months to 23 September 2026 — at a median of $900,000, or $788 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 1 July 2026. Own at O Residences? Ask Josh what yours would sell for on WhatsApp.
- The county assesses every home here within a factor of 1.8: $548,340 to $976,460 across all 41 homes. The homes themselves span just 41.3% in size, from 947 to 1,338 sq ft.
- The price record is level, not rising: $788 per square foot in 2023, $791 in 2024, $819 in 2025 (one sale) and $788 in 2026 (four sales), a $30 band across four years.
- But about 36% of the people who have resold here lost money: 12 of 33, at a median outcome of just +6.9% over a 4.9-year hold. The median loss was 11.9% and the worst was 37.5%.
- The whole building sold new in 2017 — all 41 homes changed hands that year at a median $800,000, or $708 per square foot. Everything above is a statement about that one entry price.
- It is the cheapest of the three Bay Harbor Islands buildings I measure — a four-year median of $802 per square foot, against $863 at Bijou Bay Harbor and $1,244 at Sereno Residences.
- The record is $1,369,000 — paid on 14 July 2022 for a 1,338 sq ft home — $1,023 per square foot, the only sale here to clear $1,000.
O Residences, by the numbers
Developer: S2 Development, BH-LK Investments · Architect: Charles Benson. Source: the building record on this site.
9821 E. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 | Neighborhood: Bay Harbor Islands
What is actually in the building
The county returns 41 folios for 9821 East Bay Harbor Drive, and every one of them is a home. There is no reference folio, no commercial unit and no separately deeded parking, cabana or storage — which keeps the arithmetic on this page clean.
The homes are strikingly alike. They run from 947 sq ft to 1,338 sq ft, median 1,143 — a spread of just 41.3% between the smallest and largest home. Six floorplans cover the building almost evenly: seven homes each at 1,141, 1,142, 1,143, 1,199 and 1,338 sq ft, and six at 947. The mix is 27 two-bedrooms, eight three-bedrooms and six one-bedrooms.
For 2026 the county assesses the homes between $548,340 and $976,460, median $715,423 — a range of just 1.8 times. On the county’s own numbers there is no cheap home and no trophy home, only 41 variations on one idea.
How does this compare with the rest of Bay Harbor Islands?
Bay Harbor Islands is small enough that a buyer can genuinely consider the whole of it, so it is worth setting the three buildings I have measured there side by side. All three were pulled from the county record on the same day, on the same basis.
| Building | Homes | Median size | Median $/sq ft, 2023–2026 | Turnover |
|---|---|---|---|---|
| O Residences | 41 | 1,143 sq ft | $802 | one home in 12 |
| Bijou Bay Harbor | 41 | 1,345 sq ft | $863 | one home in 12 |
| Sereno Residences | 38 | 1,647 sq ft | $1,244 | one home in 17 |
The spread across those three is 55% per square foot, on three buildings of almost identical size within a few streets of each other. That is a large difference for such a small area, and it tracks size: the building with the largest median home clears the most per foot, and the one with the smallest clears the least — the reverse of the usual expectation, and the same pattern I have measured at several other Miami buildings.
For a buyer, the practical point is that “Bay Harbor Islands” is not a price. If someone quotes you a per-foot figure for the neighbourhood, ask which building it came from, because the answer moves the number by more than half.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 4 | $900,000 | $788 |
| 2024 | 5 | $880,000 | $791 |
| 2025 | 1 | $935,000 | $819 |
| 2026 to date | 4 | $900,000 | $788 |
Four years inside a narrow band: $788, $791, $819 and $788 per square foot. On samples of one to five sales the per-foot median usually jumps around according to which home sold. Here it barely moves, and the reason is the previous section: the homes are so alike that the mix cannot move much. The 2026 row follows the county’s 23 September 2026 pull, which added sales of $850,000 (18 June) and $950,000 (1 July).
I am still not going to publish a four-year change. 2025 recorded one qualified sale and 2026 has four, both below the five I require at each end, so the building carries a dash in my Miami Condo Index. What the record supports is a level rather than a rise: $788 per square foot in 2023 and $788 in 2026.
Across all fourteen sales the building cleared a median $802 per square foot, in a band from $727 to $945, at a median price of $905,000. Turnover is healthy at one home in 12 a year, well ahead of the median of one in 23 across the buildings in my Miami Condo Index. The record is $1,369,000, paid on 14 July 2022 for a 1,338 sq ft home at $1,023 per square foot — the only sale in the building’s history to clear $1,000 per foot.
The ownership record is the weak part, and it is worth stating plainly. The building sold through in 2017: all 41 homes changed hands that year, at a median $800,000, or $708 per square foot. Of the 33 resales the county has recorded since (every consecutive resale counted, including any that followed a foreclosure), 12 lost money, 36.4%, at a median outcome of just +6.9% over a 4.9-year hold. The median loss was 11.9% and the worst was 37.5%.
That is a poor result, and it fits a price record that has stayed close to the entry price. The explanation is arithmetic rather than mysterious: the 2017 entry price of $708 per square foot was close to what the building has been worth ever since, so after transaction costs a five-year hold has frequently netted out at nothing. A buyer today is entering at around $788 per square foot against that $708, a premium of about 11%, but the margin that produced most of those losses has already been given away once.
Who this building suits, and who it does not
It suits a buyer who wants a well-priced two-bedroom on Bay Harbor Islands and values predictability. Forty-one homes within 41% of each other in size, a 1.8-fold assessment range and a price record that has held within a $30 band for four years make this an easy building to value.
It suits a buyer who wants liquidity in a small building. One home in 12 a year is well above the norm.
It suits badly a short-term holder. Thirty-six percent of resellers here lost money at a median hold of 4.9 years, and the median outcome across all resales was under 7%.
It suits badly anyone wanting scale, a view premium or a trophy home. The largest home in the building is 1,338 sq ft and the county assesses the most valuable at $976,460.
If you are selling here, your comparables are unusually good and you should use them precisely. Fourteen sales in four years across 41 near-identical homes means almost every recent sale is relevant to yours, and the sequence, $788, $791, $819 and $788 per square foot across 2023 to 2026, is a flat line, so price against the recent sales on your own floor plan rather than assuming a rise. What will be used against you is the resale history: 36.4% of your predecessors sold at a loss. The answer is that those were 2017 buyers, and that the recorded price per foot is now above the $708 entry price.
Own at O Residences?
If you own here, this page already carries the county’s record of what homes in O Residences have sold for. Here is how to use it.
Your three options
- Sell. Price against what comparable homes in the building have actually recorded, not against asking prices.
- Rent it out. Within the condominium’s rental rules, which vary from building to building.
- Hold. Watch the record: this page is updated from the county as new sales are posted.
What I will send you
Tell me your unit. I will send you the recorded sales of comparable homes in O Residences, what they sold for per square foot, and a straight read on what yours could sell for today.
Two free things for owners
O Residences Bay Harbor Islands — Frequently Asked Questions
What have homes at O Residences sold for in the last 12 months?
4 sales were recorded on the Miami-Dade County Property Appraiser record in the 12 months to 23 September 2026, at a median of $900,000 ($788 per square foot). The latest recorded sale was on 1 July 2026. These are recorded closings, not asking prices. If you own at O Residences and want to know what your home would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
How big are the homes at O Residences?
From 947 sq ft to 1,338 sq ft, median 1,143 — a spread of just 41.3% between the smallest and largest home, which is among the tightest I have measured. The mix is 27 two-bedrooms, eight three-bedrooms and six one-bedrooms.
How much does a home at O Residences sell for?
Across the fourteen qualified sales in the four years to September 2026 the building cleared a median $802 per square foot, in a band from $727 to $945, at a median price of $905,000. The four 2026 sales were at a median $788 per square foot.
What does the sale record show about O Residences’ prices?
A level. The yearly medians are $788 per square foot in 2023, $791 in 2024, $819 in 2025 and $788 in 2026, which is a $30 band across four years, against a 2017 new-sale median of $708. No four-year change is published in my Miami Condo Index, because 2025 carries one qualified sale and 2026 four, below the five I require at both ends.
Have owners at O Residences made money?
Many have not. The whole building sold new in 2017 at a median $800,000, or $708 per square foot. Of the 33 resales since, 12 lost money, 36.4%, at a median outcome of +6.9% over a 4.9-year hold, a median loss of 11.9% and a worst case of 37.5%. The 2017 entry price was close to what the building has been worth since, so a short hold has often netted out at nothing after costs.
How does O Residences compare with other Bay Harbor Islands buildings?
It is the cheapest per square foot of the three I have measured. Over the four years to September 2026, O Residences cleared a median $802 per square foot, Bijou Bay Harbor $863 and Sereno Residences $1,244 — a spread of 55% across three buildings of similar size within a few streets of each other. The differences track size: the building with the largest median home clears the most per foot.
What is the highest price ever paid at O Residences?
$1,369,000, on 14 July 2022, for a 1,338 sq ft home — $1,023 per square foot. It is the only sale in the building’s history to clear $1,000 per square foot.
How often do homes at O Residences change hands?
The county records 14 qualified sales in the four years to September 2026 against 41 homes, about one home in 12 a year, well ahead of the median of one in 23 across the buildings in my Miami Condo Index.
Sources and further reading
Interested in selling at O Residences Bay Harbor?
Learn more about selling your condo at O Residences Bay Harbor with Josh Stein.
Bay Harbor Islands Condo Buildings
ALANA BAY HARBOR
9901 W. Bay Harbor Dr.
Bay Harbor Islands
Starting at $1 Million
THE ALTAIR BAY HARBOR
9540 W. Bay Harbor Drive
Bay Harbor Islands
Starting at $450,000
BAY HARBOR ONE
1100 100th Street
Bay Harbor Islands
Starting at $859,000
BIJOU BAY HARBOR
9521 E. Bay Harbor Dr.
Bay Harbor Islands
Starting at $900,000
KAI AT BAY HARBOR
9940 W. Bay Harbor Dr.
Bay Harbor Islands
Starting at $800,000
LA BAIA BAY HARBOR
9201 E. Bay Harbor Dr.
Bay Harbor Islands
Starting at $1.3 Million
LE NAUTIQUE
10261 E. Bay Harbor Dr.
Bay Harbor Islands
Starting at $800,000
O RESIDENCES
9821 E. Bay Harbor Dr.
Bay Harbor Islands
Starting at $890,000
ONDA RESIDENCES
1135 103rd Street
Bay Harbor Islands
Starting at $2.4 Million
ORIGIN RESIDENCES
9760 W. Bay Harbor Drive
Bay Harbor Islands
Starting at $1.2 Million
PEARL HOUSE
1170 101st Street
Bay Harbor Islands
Starting at $950,000
RIVA BAY HARBOR
9400 W. Bay Harbor Dr.
Bay Harbor Islands
Starting at $2 Million
THE WELL BAY HARBOR ISLANDS
1160 Kane Concourse
Bay Harbor Islands
Starting at $1 Million
Thinking about O Residences?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comGet this building’s next recorded sale — before the listing sites catch up
- Every closed sale we can verify from the Miami-Dade record — price, date, and $/sqft when the deed supports it — not an IDX feed.
- Optional alert when a new deed posts in this building (or a short list of comps you choose).
- No spam inventory blasts. One building. One record. You decide what happens next.
Tell Josh which building. He’ll send the latest closed sales and set a quiet alert.
Get the sales recordRelated coverage
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