Park Grove

Three condominiums, one name

“Park Grove” is not a building. The Miami-Dade County Property Appraiser records three separate condominium declarations on South Bayshore Drive:

• ONE PARK GROVE CONDO — 2811 South Bayshore Drive, 66 homes
• TWO PARK GROVE CONDO — 2821 South Bayshore Drive, 73 homes
• CLUB RESIDENCES AT PARK GROVE CONDO — 2831 South Bayshore Drive, 132 homes

271 homes in total, and each declaration closes at its own 100% independently — which is the test that proves they are three condominiums rather than one in three parts.

That is not a technicality. Three declarations mean three budgets, three reserve studies, three boards and three sets of assessments. A document handed to you for “Park Grove” may cover a third of the address. A reserve shortfall or an insurance renewal in one does not reach the other two.

Establish which declaration the home you are looking at sits in, and ask for that declaration’s own budget. It is the first question, not a detail.

What is actually in each of them

The three are not variations on a theme. They are different products at different prices.

The Club Residences are less than half the size of the homes in the two towers — a median of 1,107 square feet against roughly 2,550 — and assessed at roughly a quarter to a third as much. Its mix is 83 two-bedrooms, 25 three-bedrooms and 24 one-bedrooms; the smallest home in it is 681 square feet, where nothing in either tower is under 1,954.

Between the two towers the difference is subtler but real. They are near-identical in size at the median, yet One Park Grove is assessed 36.7% higher — $4,276,711 against $3,128,550. One Park Grove also holds the larger top end, at 7,860 square feet against 5,834.

If someone tells you a price for “Park Grove”, it is close to meaningless until you know which of these three they mean.

The price record, tower by tower

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026, in median price per square foot.

Sale counts in brackets. 72 qualified sales across the complex in four years — about one home in fifteen each year.

All three have risen since 2023, and the size of the rise differs sharply. Two Park Grove is up 32.0% on its per-foot median, and the floorplate evidence backs it: the 3,233 square foot plate went $1,454 to $2,133, the 2,558 plate $1,598 to $2,443 and the 1,954 plate $1,644 to $2,303 — every plate up between 40% and 53%. That is an unusually consistent rise.

The Club Residences rose too, but modestly: $1,386 to $1,461, about 5.4%, having peaked at $1,659 in 2025 on sixteen sales — the deepest single-year sample anywhere in the complex.

One Park Grove’s column needs a warning. Its 2025 figure of $3,849 rests on three sales and its 2026 figure of $1,970 rests on one — and that one was the smallest home in the building, at 1,967 square feet. The apparent collapse from $3,849 to $1,970 is a single small apartment, not a market. Ignore it.

The complex record is $22,500,000, on 7 February 2025, for a 5,845 square foot home in One Park Grove — $3,849 per square foot. Two Park Grove’s own record is $17,500,000, in July 2023, for a 5,834 square foot home at $3,000 per square foot.

One genuinely counter-intuitive finding is worth flagging. The small homes here are cheaper per square foot than the large ones, which is the reverse of the usual pattern — the Club Residences trade around $1,400 to $1,650 while the towers trade $1,640 to $3,849. In most buildings a smaller home commands a higher figure per foot. Here it does not, and that is a real consideration if you are choosing between the two.

Who this building suits

It suits three quite different buyers, which is the point of the complex and the reason a single recommendation would be useless.

One Park Grove is the trophy end — the largest homes, the highest assessed values and the complex record at $22,500,000. It has also traded the thinnest recently, at three sales in 2025 and one in 2026, so a buyer here has very little comparable evidence and should expect a negotiation about which sale is the right anchor.

Two Park Grove has the best-evidenced rise in the complex — every floorplate up 40% or more since 2023, on twenty sales. It is also the one that produced no qualified sales at all in 2024, which is a reminder that even the better-traded parts of this address are thin.

The Club Residences are the practical choice and the most liquid: 132 homes, 37 sales in four years, about one home in fourteen a year, and 2025 alone produced sixteen. If you want to be able to price a purchase against real recent comparables and exit without waiting, this is the part of Park Grove where that is possible — at roughly half the size and a lower price per foot.

Whichever you are looking at, get the right declaration’s documents. Three condominiums at one address is the single most common way a buyer here ends up reading the wrong budget.

If you are selling, price against your own declaration and your own floorplate — the three have moved 32.0%, 5.4% and an unmeasurable amount respectively since 2023, and a comparable from the wrong tower is worse than none. Ask me for the comparables in your building before you set a number.

Interested in selling at Park Grove?

Learn more about selling your condo at Park Grove with Josh Stein.

I'M READY