South Pointe Towers

What is actually in the building

The county returns 232 folios for 400 South Pointe Drive, and classifies every one of them as residential condominium. That number is misleading, and working out why took retrieving all 232 individually.

202 of them are homes. They run 858 sq ft to 3,215 sq ft, with a median of 1,169. The mix is 40 one-bedrooms, 115 two-bedrooms, 41 three-bedrooms and 6 four-bedrooms. For 2026 the county assesses them between $255,924 and $3,965,294, median $1,063,525.

That three- and four-bedroom count is the thing to notice. Forty-seven homes of three bedrooms or more, in a neighbourhood where most towers are studios and one-bedrooms, is genuine family stock in South of Fifth.

The thirty folios that are not apartments

The other 30 folios are a different animal, and no standard filter catches them. The county gives them the same classification as a home — residential condominium — and their legal descriptions carry none of the words that normally mark out a non-dwelling. On paper they look like small apartments.

They are not, and three things in the record say so plainly:

• They are 337 to 560 sq ft, while the smallest actual home in the building is 858.
• Their undivided interest in the common elements is about thirty times smaller than a home’s. That is the share of the building each unit owns, and it is the cleanest signal there is that these were never intended as residences.
• They are assessed for 2026 at a median $157,959 — 14.9% of the median home — in a range of $90,096 to $232,822.

They also sit in their own numbering series, lettered A and B, where the homes use ordinary floor-based numbers. I have not found a primary source describing what they are used for, so I am not going to label them; the county record establishes that they are a separate class of property in this condominium and does not say more than that.

What matters is the effect on the numbers. Five of these units sold from 2024 to 2026, at $200,000 to $300,000, between $511 and $665 per square foot. Left in the pool, they drag the building’s apparent price band down to $511 per sq ft and inflate its home count by 15%. Every figure on this page excludes them, and the four-year band that results — $971 to $1,931 — contains no anomalous sale at all. The outliers were never outliers. They were a different kind of property.

The price record

Over four years the building is down 9.2% per square foot on the 18 August pull (the 23 September pull, with ten sales in 2026 at $1,276, makes it down 5.1%). Both ends of that comparison rest on more than five qualified sales, so I publish it — but I would ask you to look at the path as well as the endpoints. $1,345, $1,173, $1,397, $1,221. Down, up, down, in a building recording eight to ten sales a year.

My honest reading is that the four-year direction is probably real and the annual moves are mostly sample size. A building of 202 homes selling nine of them a year cannot produce a stable annual median, and 2025’s $1,397 — the highest of the four — sits between two lower years on either side. I would not build a story about a 2025 peak out of ten transactions.

The clean part of this record is the band. $971 to $1,931 per square foot, median $1,248, with nothing anomalous in it once the other unit class is set aside. The highest rate of the four years is $1,931, paid in May 2025 for a 1,165 sq ft home at $2,250,000. The largest sale is $4,200,000, in April 2025, for the 3,215 sq ft home at $1,306 per sq ft — and it is the building’s record.

Liquidity is thin: 34 qualified sales against 202 homes is about one home in 24 per year.

Who is South Pointe Towers right for, and who is it not?

It suits a buyer who wants a family-sized home in South of Fifth and is prepared to wait for the right one. Forty-seven homes of three bedrooms or more is a deep enough pool to choose from, at a four-year median of $1,248 per sq ft.

It suits badly a buyer who wants a small, cheap entry into the neighbourhood. The smallest actual home is 858 sq ft, and the sales of $300,000 or less you may find referenced against this address are the other unit class, not apartments. If someone shows you a “South Pointe Towers” comparable at $200,000, that is what you are looking at.

It also suits badly anyone who needs certainty from the annual figures. With eight to ten sales a year the medians here move on their own, and a valuation built on any single year of this record is built on sand.

If you are selling here, two things. First, make sure your agent has excluded the A and B folios from the comparables — five of them sold from 2024 to 2026 and they are recorded under the same building name, at roughly half the price per foot ($511 to $665 against a building median near $1,250). A careless comparable set will make your home look overpriced against its own building. Second, price to the band rather than to the year: $971 to $1,931 per square foot is a wide range, and where you sit in it depends on size, floor and outlook rather than on whether you happen to be selling in a year when the median went up or down.