Onda Residences

What is actually inside the building

The Miami-Dade County Property Appraiser holds 41 folios at 1135 103rd Street, and every one is a residence — no commercial units, no separately assessed parking, cabana or storage. The declaration’s common-element shares close, so this is the whole condominium.

The homes run 1,646 to 4,766 square feet, with a median of 2,320. The mix is 16 two-bedrooms, 13 three-bedrooms and 12 four-bedrooms, and three floorplates carry a third of the building: 2,109 square feet (five homes), 3,328 (five) and 2,046 (five).

The 2026 assessed values run $1,230,662 to $7,225,000, with a median of $2,500,000.

The building sold out in 2024: of the 50 qualified sales the county records across the last four years, 38 closed between July and October 2024. There were no qualified sales at all in 2023. That makes this the most-traded building measured for this site — about one home in three per year — but the count is a sell-out rather than a resale market, and it is what makes the next section possible.

Eight homes have already resold. Half lost money.

Because everything here changed hands at a known price in a known window, the county record can answer a question it almost never can: what happened to the people who bought new?

Eight of the 41 homes have recorded a second qualified sale since the sell-out. Both legs of every one of these is a qualified, arm’s-length transaction above a nominal amount — foreclosures and deed transfers are excluded, not merely filtered by price.

Four up, four down. The spread runs from +20.0% to −42.3%, and every one of these happened inside two years of the original purchase.

The worst of them is worth stating plainly: a 2,109 square foot home bought from the developer for $2,957,000 in October 2024 resold for $1,705,000 in July 2025 — nine months later, down $1,252,000.

The 4,766 square foot home has a third leg that is worth seeing. It sold at $9,596,500 in July 2024, then $6,500,000 in November 2025 — down 32.3% — and then $7,800,000 in March 2026, recovering to 18.7% below the original price. Someone bought that home at the bottom and resold it four months later for $1,300,000 more.

The county record shows transactions, not reasons. It does not tell you why any of these owners sold, what condition the homes were in, or what was included in each deed. What it establishes beyond argument is that buying new in this building in 2024 has produced outcomes ranging from a 20% gain to a 42% loss within two years, and that fact does not appear in any marketing material.

Every loss is the same floorplate

Sort the table above by floorplate rather than by outcome and something sharper appears.

All three resales of the 2,109 square foot plate lost money — −9.9%, −25.1% and −42.3%. Every resale of a different floorplate gained, except the largest home in the building.

The 2,109 square foot plate is five of the 41 homes, and three of those five have already traded again at a loss. Its median price per square foot went $1,421 across five developer closings in 2024 to $977 across three resales in 2025 — down 31.2%.

I am not going to tell you what is wrong with that line, because the county record cannot tell me. Position, exposure, layout, what the developer charged for it relative to the rest of the building — any of those could explain it, and none is in the tax roll. But if you are shown a 2,109 square foot home here, this is the first thing to ask about, and the answer should come from the seller rather than from a price sheet.

The building-wide figures obscure all of this. Median price per square foot reads $1,369 in 2024, $1,280 in 2025 and $1,637 in 2026 — which looks like a dip and a strong recovery, and is really 38 developer closings followed by twelve resales pulling in opposite directions.

Who this building suits

It suits a buyer who wants a new, large Bay Harbor Islands home and is buying with open eyes about what the last two years have produced. The homes are substantial — a 2,320 square foot median, twelve four-bedrooms — and four of the eight resales on record did well, two of them up more than 18%.

It suits anyone assuming a new building only goes up very badly. Half the resales here are below the developer price, one by 42.3% inside nine months. That is not a prediction about your home; it is what the public record already shows about eight of them.

The practical advice is unusually concrete for a page like this. Ask what the seller paid and when — for a home in this building, it is almost certainly a 2024 developer closing, and the county record holds the number. You are one of very few buyers in Miami who can see the seller’s basis before making an offer. Use it.

And ask specifically about the 2,109 square foot line before you buy one.

If you are selling here, be realistic about which side of this table you are on. A buyer’s agent can pull the same record I have and will know what you paid in 2024. If you are on the 2,109 plate, the three recorded resales of it are all losses and your pricing needs to account for that rather than argue with it. Ask me before you set a number.

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