Residences at Vizcaya

What is actually inside the building

The Miami-Dade County Property Appraiser holds 19 folios at 3535 Hiawatha Avenue, of which 18 are residences. The declaration’s common-element shares close at exactly 100.0000%, so this is the entire condominium and nothing is missing from the figures below.

Eighteen homes, and eleven of them are four-bedrooms, with four two-bedrooms, two three-bedrooms and one five-bedroom. They run 2,710 to 6,915 square feet, with a median of 4,453 — large family homes rather than apartments, in a building small enough that you would know every owner.

Three plates cover most of it: 4,473 square feet (four homes), 4,453 (four) and 2,710 (four), plus two at 4,000. That is enough repetition to compare like with like, which in an eighteen-home building is a genuine advantage.

The 2026 assessed values run $890,037 to $6,262,476, with a median of $3,824,025.

Six sales, and a year with none

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

Six qualified sales in four years, in eighteen homes — and not one in 2025. That works out at about one home in twelve each year, which for a building this small is actually reasonable activity; it simply produces very few transactions in absolute terms.

No price direction can be drawn from six sales and I am not going to draw one. The building-wide per-foot figure went $1,067, $1,242, then nothing, then $1,107 — and each of those rests on two transactions of differently sized homes.

The most useful thing in the record is a single home. A 4,453 square foot residence sold for $5,400,000 on 28 December 2021 and again for $5,750,000 on 4 May 2026 — the same folio, both qualified single-folio sales, $1,213 then $1,291 per square foot. Up 6.5% over four years and four months. No mix effect and nothing to interpret: that is what one home in this building actually did.

That May 2026 sale is also the highest price ever recorded here, at $5,750,000.

The large homes gained; the small ones did not

Two plates have sales in more than one year, and they point in opposite directions.

Each of those cells is a single sale, so I would not put much weight on the precise percentages. What is worth noting is that the two ends of this small building have not moved together, and that the direction matches what the repeat sale shows: the larger homes have gained modestly, the smaller ones have not.

It also means the building-wide figure is close to meaningless. In 2024 the two sales were larger homes and the median read $1,242 per foot; in 2026 one of the two was a 2,710 square foot home and it read $1,107. That 10.9% “fall” is which homes sold, not what happened to values.

Who this building suits

It suits a buyer who wants a genuinely large family home in Coconut Grove with almost no neighbours. Eleven four-bedrooms in an eighteen-home building, at a median of 4,453 square feet, is a scale and privacy combination that very little else in the area offers — and unlike most small buildings, there is enough floorplate repetition here to price a purchase properly.

Weigh the association carefully, because eighteen owners is a concentrated group. A special assessment, an insurance renewal or a reserve shortfall divides eighteen ways, so the per-home exposure to any single cost is large and one owner falling behind is over five per cent of the budget. Ask for the reserve study and the last three years of budgets before anything else.

On liquidity, the picture is better than the raw count suggests. Six sales in four years sounds alarming; at eighteen homes it is about one in twelve a year, which is more active than several far larger buildings measured on this site. But 2025 produced nothing at all, and in a building this size a single quiet year leaves you with no current comparable.

If you are selling here, your best evidence is the May 2026 sale at $5,750,000 and the repeat sale behind it — the same home, up 6.5% since 2021. Price against your own plate: the large homes and the small ones have moved differently, and the building-wide median mostly reflects which two homes happened to trade. Ask me for the comparables on your line before you set a number.

Interested in selling your condo at Residences at Vizcaya?

Learn more about selling your condo at Residences at Vizcaya with Josh Stein.

I'M READY