Pearl House

Fifteen Homes, Two and Three Bedrooms Only

The Miami-Dade County Property Appraiser record for 1170 101 Street covers 16 folios filed under “Pearl House Condo.” Fifteen of them are residential homes; the other belongs to a different, adjacent subdivision and isn’t part of this building.

Pearl House is small and it’s uniform in one specific way: every one of its 15 homes is a two- or three-bedroom, split 6 two-bedrooms (40.0%) and 9 three-bedrooms (60.0%). There are no studios and no one-bedrooms on the tax roll here. Size runs from 1,426 to 2,218 square feet, with a median of 1,739 square feet, and the building doesn’t repeat a single floorplate more than three times — the most common size on file, 1,450 square feet, accounts for only 3 of the 15 homes. That’s a boutique building’s footprint: few units, and little duplication between them.

2026 assessed values for the 15 homes range from $507,225 to $943,718, with a median of $639,658 — a spread of roughly $436,000 top to bottom on just fifteen units, which tells you the building isn’t a stack of near-identical layouts behind different door numbers. I don’t have a county-sourced figure for the building’s age, its floor count, its architect or its amenities, and I’m not filling any of that in from memory — it isn’t in the tax roll, and Pearl House’s own marketing is the place to look for it, not this page.

A Five-Sale Record Across Four Years

No qualified sales in 2025. No qualified sales in 2026. Five sales across the two years that did trade is not enough for me to establish a direction here, and I’d rather say that plainly than draw a line through two data points and call it a market.

What the five sales do show: 2023’s two sales closed at a median of $930,000 and $515/sq ft; 2024’s three closed at a median of $850,000 and $491/sq ft — a decline of 8.6% in price and 4.7% in price per square foot. Unlike some buildings in this series, where median price and median $/sq ft pull in opposite directions because the floorplate mix shifts, Pearl House’s two figures here roughly agree: both down, by a similar magnitude. That’s a small piece of internal consistency worth noting, even though the sample is too small to call it a trend with confidence. One of the three 2024 sales I can point to: $1,080,000 on 9/9/2024 for a 1,819-square-foot home, close to $594/sq ft — above that year’s median, which tells you the three 2024 sales themselves weren’t tightly clustered.

Two Years Without a Qualified Sale — Is That a Problem?

On its own, no. Pearl House is a 15-home building, and a boutique building this size can plausibly go a year or two without a qualified transaction just from having few units to begin with — the arithmetic of a small denominator, not necessarily a sign of trouble. I have no information about why owners haven’t sold; the county record shows transactions, not motive, and I’m not going to speculate about one.

What I can say is what it does to the numbers you’d use to evaluate the building today: the four-year turnover figure I calculate for every building on this site — homes divided by average annual qualified sales — comes out to roughly one home in 12 for Pearl House. But that figure is built entirely on 2023 and 2024 activity; two of the four years contributed zero. If you’re using turnover as a proxy for how easily you could resell here, treat this one as dated rather than current, and weight the two quiet years accordingly.

I’d also point out what this absence isn’t. It isn’t a price drop — there’s no 2025 or 2026 sale on record at any number, let alone a low one, so there’s nothing here to read as the market marking the building down. And it isn’t proof owners are underwater or stuck; a building this size doesn’t need many owners deciding to stay put before the annual sale count reads as zero. The honest description is simply that the record has gone quiet, and I’d rather tell you that than manufacture a data point that doesn’t exist.

Who Pearl House Fits, and Who It Doesn’t

This building suits a buyer who wants a two- or three-bedroom home in a small, low-turnover building in Bay Harbor and isn’t shopping for a fast resale — the kind of buyer who values privacy and few neighbors over a deep, liquid comp set. It fits badly a buyer who wants a studio or one-bedroom (there are none here) or who needs recent, frequent sales data to feel confident about pricing; this file simply doesn’t offer that right now.

For a seller: two years without a single qualified sale in the building means you have no fresh, same-building comp to anchor a listing price to. I’d lean on the 2023-2024 record, adjust carefully for anything that’s changed in the broader Bay Harbor market since, and expect a longer marketing period than a building with steadier turnover — not because anything is wrong with Pearl House, but because the comp set here is thin by nature.

Interested in selling at Pearl House?

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