Verified 25 August 2026Miami-Dade County Property Appraiser1 source
Residences at Riverwalk — photography to follow
Building facts
- Address
- 1090 NW River Drive
- Neighborhood
- Miami
- Year built
- 2007
- Residences
- 15
- Status
- Delivered — completed 2007
Key Takeaways
- Fifteen homes, and fourteen of them are the same two plans — seven at 2,157 square feet and seven at 2,394, all three-bedrooms. Every home has six near-twins, which makes the price record here unusually readable for a building this small.
- The fifteenth home is nearly twice the size — a 4,551 square foot, six-bedroom residence — the only one of its kind in the building, and the only home the county assesses above $1.5 million.
- It took seventeen years to beat the 2007 price — a 2,394 sq ft home sold for $1,250,000 in July 2007. The plan did not clearly exceed that until $1,600,000 in February 2024.
- And it fell by almost half in between — the same plan sold for $700,000 in September 2012 — $292 per square foot against $522 at the 2007 peak.
- 2024 was the strongest year on record — two sales at $1,600,000 and $1,575,000, at $668 and $658 per square foot — the highest per-foot figures the building has produced.
- Every folio here is a home — no commercial unit, no parking folio, no reference folio, and the shares close at 99.9920%, within rounding of the whole.
1090 NW River Drive, Miami, Florida 33136 | Neighborhood: Miami River
Home > Miami Luxury Condos > Residences at Riverwalk
Residences at Riverwalk is fifteen homes on the Miami River, and it is built almost entirely from two floorplans. That makes it a clean test of what has actually happened to large three-bedroom condominiums on this stretch of the river since 2007 — and the answer took seventeen years to arrive.
What the county records at 1090 NW North River Drive
The Miami-Dade County Property Appraiser holds fifteen folios at 1090 NW North River Drive, all in one declaration, RESIDENCES AT RIVERWALK CONDO. All fifteen are homes — no commercial folio, no parking folio and no reference folio — and the common-element shares close at 99.9920%, within rounding of the whole. The pull is the complete building.
The layout is unusually concentrated. Seven homes are 2,157 square feet and seven are 2,394, and all fourteen are three-bedrooms. The fifteenth is 4,551 square feet with six bedrooms — nearly twice the size of anything else here and the building’s only home of its kind.
For 2026 the county assesses the fifteen homes from $769,887 to $1,928,700, a median of $1,077,742. The top figure is the six-bedroom; every other home sits between roughly $770,000 and $1.3 million.
Seventeen years to beat the 2007 price
The 2,394 square foot plan is the most-traded in the building and its record is the clearest thing in this file:
| Date | Price | $/sq ft |
|---|---|---|
| July 2007 | $1,250,000 | $522 |
| August 2007 | $849,900 | $355 |
| September 2012 | $700,000 | $292 |
| July 2014 | $965,000 | $403 |
| September 2018 | $785,000 | $328 |
| June 2021 | $885,000 | $370 |
| February 2022 | $1,225,000 | $512 |
| February 2024 | $1,600,000 | $668 |
The 2007 high was $522 per square foot. By 2012 the same plan was at $292 — a fall of 44%. The recovery was slow enough to be almost invisible year to year: $403 in 2014, then back down to $328 in 2018, and still only $370 in mid-2021.
February 2022 got within $25,000 of the 2007 price and did not pass it. The plan finally cleared 2007 in February 2024, at $1,600,000 — seventeen years after the fact, and 28% above the 2007 high in nominal terms.
The 2,157 sq ft plan tells the same story in a lower register: $829,990 and $975,000 in 2007, a bottom of $550,000 in August 2013 at $255 per foot, then $770,000 (2015), $825,000 (2019), $1,020,000 (2022), $1,110,000 (2023) and $1,100,000 in August 2025.
The 4,551 sq ft six-bedroom has sold twice: $1,280,000 in September 2010 at $281 per square foot, and $2,285,000 in March 2022 at $502. It is the highest total price the building has recorded.
The recent price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 1 | $1,110,000 | $515 |
| 2024 | 2 | $1,587,500 | $663 |
| 2025 | 1 | $1,100,000 | $510 |
| 2026 to date | 0 | — | — |
Read the 2024 and 2025 rows as plans, not as a decline. Both 2024 sales were the larger 2,394 sq ft plan; the 2023 and 2025 sales were the smaller 2,157. Comparing them directly measures floorplate, not market. On the 2,157 plan alone, 2023 was $1,110,000 and 2025 was $1,100,000 — essentially flat.
Four sales in four years across fifteen homes is thin but not unusual for a building of this size. The full record runs to 26 qualified sales since 2007.
Who this building suits, and who it does not
It suits a buyer who wants genuine three-bedroom space on the river. Every home except one is a three-bedroom over 2,150 square feet. There is no studio, no one-bedroom and no two-bedroom in the building at all.
It suits a buyer who wants comparables. Seven homes share each of the two main plans. In a fifteen-home building that is a real comparable set, and it is why the price history above can be read with confidence.
It suits badly anyone expecting steady appreciation. This building fell 44% and took seventeen years to recover. That is the single most important fact in its record and it should shape any holding-period assumption.
And it suits badly a buyer looking at the six-bedroom as a comparable purchase. It is the only one, it has sold twice in sixteen years, and the county assesses it well above everything else. There is no local comparable for it.
If you are selling here: price against your own plan. The two plans have diverged recently — the 2,394 reached $668 per foot in February 2024 while the 2,157 was at $510 in August 2025 — and a building-wide median mixes them. The 2024 pair is your strongest evidence if you own the larger plan, and it is not evidence at all if you own the smaller one.
Residences at Riverwalk — Frequently Asked Questions
How many units are in Residences at Riverwalk?
Fifteen. All fifteen folios at 1090 NW North River Drive are residential homes, with no commercial, parking or reference folios, and the declaration’s common-element shares close at 99.9920% — within rounding of the whole, so nothing is missing.
What floorplans does Residences at Riverwalk have?
Three. Seven homes at 2,157 square feet and seven at 2,394, all three-bedrooms, plus a single 4,551 square foot six-bedroom.
What is the highest price paid at Residences at Riverwalk?
$2,285,000, in March 2022, for the 4,551 sq ft six-bedroom at $502 per square foot. The highest price per square foot is $668, set in February 2024 on a 2,394 sq ft home that sold for $1,600,000.
Have prices at Residences at Riverwalk recovered from 2007?
Only recently. The 2,394 sq ft plan sold for $1,250,000 in July 2007, fell to $700,000 by September 2012, and did not clearly exceed the 2007 price until February 2024 — seventeen years.
How often do homes sell at Residences at Riverwalk?
26 qualified sales since 2007, and four in the last four years. With fifteen homes in the building that is a normal rate rather than a sign of weak demand.
Sources and further reading
Interested in selling in the Residences at Riverwalk?
Learn more about selling your condo in The Residences at Riverwalk with Josh Stein.
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Thinking about Residences at Riverwalk?
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.comRelated coverage
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