Peloro Miami Beach

What is actually inside the building

The Miami-Dade County Property Appraiser holds 114 folios for Peloro, and every one is a residence — no commercial units, no separately assessed parking, cabana or storage. The common-element shares close at 99.9979%, so this is the whole condominium.

One correction first, because it matters if you are searching public records. The county records this building at 6620 Indian Creek Drive. The address 6610 — which has appeared on this page and elsewhere — returns no property at all from the county’s address index. I am not claiming 6610 is not a valid postal address; developments of this kind are sometimes numbered across two buildings. What is established is that every one of the 114 folios in this condominium is recorded by the county at 6620. If you have been unable to find the tax records for a home here, that is why.

The homes are compact. They run 596 to 2,417 square feet, with a median of 1,135, and the mix is 64 two-bedrooms, 29 one-bedrooms and 19 three-bedrooms, with two folios carrying no bedroom count in the county record.

Three floorplates carry nearly half the building: 1,135 square feet (24 homes), 596 (13) and 1,538 (10). That concentration is what makes the next section possible.

The 2026 assessed values run $285,221 to $1,780,362, with a median of $536,310 — among the most accessible pricing of any Miami Beach building measured for this site.

Four years of almost no movement

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.

Thirty-one qualified sales in four years across 114 homes — about one home in fifteen each year, which is genuinely good liquidity and unusual at this price point.

And the answer to what has happened to values is: almost nothing at all.

The building’s dominant floorplate is the 1,135 square foot home, 24 of the 114. Across the four years it traded at $623, $656, $607 and $617 per square foot — a net change of −1.0%. Four years, four readings, and the last is within one per cent of the first.

The 596 square foot plate is stranger still. It traded at $705 per square foot in 2023 and at $705 per square foot in 2025 — the same figure to the dollar, two years apart, across four sales.

I have measured a great many buildings for this site and most of them swing 15 to 25% year to year on thin samples. This one has simply held. The building-wide per-foot median moved $693, $718, $691, $625 — and even the apparent 2026 dip rests on four sales and is not reflected in the two floorplates with multi-year evidence.

So my reading is that Peloro has been flat since 2023, at roughly $610 to $720 per square foot, with enough transactions behind that statement to make it worth more than the usual hedged version.

The one sale that broke the pattern

The highest price ever recorded here is $2,710,000, on 7 November 2024, for the largest home in the building at 2,417 square feet — $1,121 per square foot.

That figure is worth isolating, because it is roughly eighty per cent above the level at which the rest of the building trades. The second-highest sale, $2,100,000 in June 2024 for a 2,238 square foot home, came in at $938 per square foot — also well above the building median.

The pattern that suggests is that the handful of large homes here trade on a completely different basis from the compact stock that makes up most of the building. Both of those sales are single-folio, so the per-foot figures are directly supported rather than derived across parcels.

If you are looking at one of the larger residences, the building’s $610 to $720 range does not describe it. If you are looking at a one- or two-bedroom, the $1,121 record does not describe yours either.

Who this building suits

It suits a buyer who wants Miami Beach at a price that most of Miami Beach does not offer. A median assessed value of $536,310 and a median home of 1,135 square feet puts this in a different market from the oceanfront towers on this site, which trade between roughly $1,500 and $2,500 per square foot — Peloro trades around $650.

It suits an investor unusually well on the evidence. One home in fifteen trades each year, three floorplates cover half the building so comparables are direct, and the per-foot record has been flat rather than volatile — you can price a purchase and an exit against real numbers instead of arguing about which of three sales counts.

What it does not offer is appreciation, at least not so far. Four years at the same price per foot is the central fact about this building, and any case for buying should rest on the rent, the location or the entry price rather than on the trend.

If you are selling here, the flat record is genuinely useful to you: comparables from 2023 remain relevant in 2026, which is true of almost nothing else measured on this site. Price against your own floorplate — there will be several recent sales of it — and do not price a compact home off the 2024 record sale, which was the largest residence in the building and traded on a different basis entirely. Ask me for the comparables on your line before you set a number.

Interested in selling in Peloro Miami Beach?

Learn more about selling your condo at Peloro Miami Beach with Josh Stein.

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