Miami Luxury Condos · South Beach · Palau Sunset Harbour
Seven marina slips are deeded units of this condominium.
By Josh Stein · Florida license SL3057661 · Updated 8 October 2026Leer en español →
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- Sold, 12 months0
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Key facts about Palau Sunset Harbour
| Address | 1201 20th Street, Miami Beach FL 33139 |
|---|---|
| For sale now | 0 |
| Pending | 1 |
| Year built | 2016 |
| Amenities | Bike Storage, Clubhouse, Elevators, Fitness Center, Maintenance Grounds, Management, Parking, Pool |
| Neighborhood | Miami Beach |
Recently sold in
4 listings
Verified 23 September 2026Miami-Dade County Property Appraiser1 source
Key Takeaways
- Palau Sunset Harbour recorded 4 sales in the 12 months to 23 September 2026 — at a median of $2,557,500, or $1,500 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 16 June 2026. Own at Palau Sunset Harbour? Ask Josh what yours would sell for on WhatsApp.
- Seven marina slips are deeded units of this condominium — recorded as UNIT MV-1 to MV-7, each 72 to 154 square feet with its own share of the common elements.
- Only 43 of the 59 folios are homes — the rest are the seven slips and nine commercial retail units — so a raw folio count overstates the residences by more than a third.
- The building-wide price swing is mostly about which homes sold: the median home sold went 1,260, 1,156, 866 then 1,745 square feet across the four years.
- The best like-for-like reading is flat — the 701 square foot plate went $1,006 per square foot in 2023 and $1,034 in 2025.
- The highest price is $3,863,000 — in August 2016, for the 4,079 square foot penthouse — but the highest per foot is $2,005, in May 2023.
- Twelve qualified sales in four years, about one home in fourteen each year.
Palau Sunset Harbour, by the numbers
Developer: SMG Management · Architect: Kobi Karp. Source: the building record on this site.
1201 20th Street, Miami Beach, Florida 33139 | Neighborhood: South Beach
What is actually inside the building
The Miami-Dade County Property Appraiser holds 59 folios at 1201 20th Street, and only 43 of them are homes.
The other sixteen are:
- nine commercial folios, recorded by the county as retail store units, and
- seven marina-slip folios — recorded as UNIT MV-1 through MV-7, of 72 to 154 square feet each.
A raw folio count for this building overstates the number of residences by more than a third, and any per-unit figure derived from 59 rather than 43 is wrong. Every number on this page uses the 43 homes.
Those homes run 701 to 4,079 square feet, with a median of 1,442. The mix is 17 three-bedrooms, 14 two-bedrooms and 12 one-bedrooms — genuinely mixed, with no dominant product.
The 2026 assessed values run $541,224 to $3,631,501, with a median of $1,546,757.
The marina slips are part of the condominium
This is the fact about Palau that is worth knowing before anything else, and it does not appear on a listing sheet.
Seven boat slips are deeded units of this condominium in their own right. The county records them as UNIT MV-1 to MV-7, each with its own folio, its own assessed value and its own undivided share of the common elements — between 0.0921% and 0.1955% apiece. They are property, not an amenity.
That has real consequences and they cut both ways.
If a slip is included in a purchase, it is a separate deed — with its own transfer, its own taxes and its own resale. Confirm whether the home you are buying comes with one, whether it conveys, and whether it is a separate folio. That question changes the price and it changes what you own.
If it is not included, no amount of association goodwill creates one. There are seven slips and 43 homes, so most residences here do not have one and cannot get one except by buying from another owner.
The nine commercial folios raise a second question worth putting to the association: how retail units are assessed and how they vote. The county establishes that they exist and form part of the same condominium; the declaration governs the rest, and it is not in the tax roll.
The price record, and why it swings
Qualified, arm’s-length sales of homes from the county record, retrieved 23 September 2026. The commercial and marina-slip folios are excluded.
| Year | Qualified sales | Median price | Median $/sq ft | Median size sold |
|---|---|---|---|---|
| 2023 | 2 | $2,177,500 | $1,506 | 1,260 sq ft |
| 2024 | 2 | $1,535,000 | $1,250 | 1,156 sq ft |
| 2025 | 5 | $825,000 | $1,070 | 866 sq ft |
| 2026 to date | 3 | $3,000,000 | $1,531 | 1,745 sq ft |
I have included the median size sold because without it this table is actively misleading.
The per-foot column appears to fall 29.0% and then recover 43.1%. Look at the last column instead: the median home that sold went 1,260 square feet, then 1,156, then 866, then 1,745. In 2025 the small apartments traded; in 2026, so far, the larger ones have. Twelve sales across four years in a building spanning nearly six times in size cannot produce a meaningful building-wide figure, and this one does not.
The only like-for-like reading available is the 701 square foot plate, the smallest home in the building, which traded at $1,006 per square foot in 2023 and $1,034 in 2025 — up 2.8%, essentially flat across three sales.
So no price direction is published for this building. Twelve qualified sales in four years works out at about one home in fourteen each year, which is reasonable activity for 43 homes but far too few transactions to separate price from mix.
Two records are worth separating. The highest price is $3,863,000, on 25 August 2016, for the 4,079 square foot penthouse — $947 per square foot. The highest price per square foot is quite different: $2,005, on 1 May 2023, when a 1,820 square foot home sold for $3,650,000. The largest home in the building is not the most expensive per foot, which is worth knowing if you are comparing across sizes here.
Who this building suits
It suits a buyer who wants Sunset Harbour and wants a boat. Seven deeded slips for 43 homes means most residences have no slip, and if one conveys with the right home that is a material part of the value: not a facility you share, but property you own.
It suits a buyer who wants a defensible valuation less well. Twelve sales in four years across homes ranging from 701 to 4,079 square feet means the building-wide numbers cannot be used, and the only stable evidence comes from the smallest plate. Price the specific home and the specific size band, and treat any single per-foot figure quoted for “Palau” as close to meaningless.
The mixed-use element deserves attention rather than alarm. Nine retail folios in the same condominium means the association’s budget, insurance and voting arrangements are more complicated than in a purely residential building. Ask for the declaration and the last three years of budgets.
If you are selling here, establish first whether a marina slip conveys with your home — it is a separate folio and a separate deed, and it changes both the buyer pool and the price. Then price against your own size band rather than against the building: the 2025 median of $1,070 per square foot reflects small apartments trading and does not describe a larger home. Ask me for the comparables closest to yours before you set a number.
Own at Palau Sunset Harbour?
If you own here, this page already carries the county’s record of what homes in Palau Sunset Harbour 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 Palau Sunset Harbour, what they sold for per square foot, and a straight read on what yours could sell for today.
Two free things for owners
Palau Sunset Harbour — Frequently Asked Questions
What have homes at Palau Sunset Harbour 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 $2,557,500 ($1,500 per square foot). The latest recorded sale was on 16 June 2026. These are recorded closings, not asking prices. If you own at Palau Sunset Harbour and want to know what your home would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
Does Palau Sunset Harbour have boat slips?
Yes, and they are deeded units of the condominium rather than a shared amenity. The county records seven of them as UNIT MV-1 to MV-7, each 72 to 154 square feet with its own folio, its own assessed value and its own undivided share of the common elements. With seven slips and 43 homes, most residences do not have one.
How many homes are there at Palau Sunset Harbour?
43. The county holds 59 folios at the address, but nine are commercial retail units and seven are marina slips — so a raw folio count overstates the residences by more than a third. Every figure on this page uses the 43 homes.
Are prices at Palau Sunset Harbour rising or falling?
The record cannot say. The building-wide median went $1,506, $1,250, $1,070 and $1,531 per square foot, but the median home that sold went 1,260, 1,156, 866 and 1,745 square feet over the same years, so the figure is tracking which apartments came to market. The only stable like-for-like reading is the 701 square foot plate, at $1,006 per square foot in 2023 and $1,034 in 2025.
What is the most expensive sale at Palau Sunset Harbour?
$3,863,000 on 25 August 2016, for the 4,079 square foot penthouse — $947 per square foot. The highest figure per square foot is a different sale entirely: $2,005, in May 2023, when a 1,820 square foot home sold for $3,650,000.
What should I ask before buying here?
Whether a marina slip conveys with the home, and whether it is a separate folio — it is a separate deed with its own taxes and its own resale, and it materially changes the price. Also ask the association how the nine commercial retail folios are assessed and how they vote, since they are part of the same condominium.
How often do homes at Palau Sunset Harbour sell?
Twelve qualified sales across 2023, 2024, 2025 and 2026 to date, in 43 homes, about one home in fourteen each year. That is reasonable activity for a building this size, but far too few transactions to establish a price trend across homes ranging from 701 to 4,079 square feet.
Sources and further reading
Interested in selling at Palau Sunset Harbour?
Learn more about selling your condo at Palau Sunset Harbour with Josh Stein.
Thinking about Palau Sunset Harbour?
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.
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