Building facts
- Address
- 6000 Collins Avenue
- Neighborhood
- Miami Beach
- Year built
- 2010
- Floors
- 6
- Residences
- 116
- Status
- Completed
- Developer
- BSG Development Corp.
- Architect
- Sieger Suarez
- Pricing
- Starting at $560,000
Key Takeaways
- This is the cleanest price series I have anywhere in Miami — 78 of the 116 homes are exactly 1,700 sq ft, and the county records 140 qualified sales of that one floorplan since 2010. Almost every other building forces you to guess how much of a price move was really a change in which homes sold. Here you barely have to guess.
- 22 of the 24 sales in the last four years were that same 1,700 sq ft home — so the four-year table below is close to mix-free — the rarest thing in this series.
- On that one floorplan the building peaked in 2024 and has come off since — median $785,000 in 2023, $841,000 in 2024, $832,500 in 2025 and $750,000 in 2026 — down 10.8% from the peak. The direction is probably real; with two sales in 2026 the magnitude is not settled.
- When you bought here has mattered far more than what you bought — of the 55 resales by buyers from the 2010–11 conversion, not one lost money and the median gain was 36.3%. Of the 33 resales by buyers from 2012–2016, nine lost money — 27.3%.
- One home in 19 changes hands each year — 24 qualified sales across four years, against a median of one in 24 across the buildings in my Miami Condo Index. This is a building that actually trades.
- The county assessments carry almost no information about the individual home — across 116 homes there are just 14 distinct assessed values, and 59 homes share the identical $612,763. Do not treat an assessment here as a valuation of your home.
6000 Collins Avenue, Miami Beach, Florida 33140 | Neighborhood: Miami Beach
What is actually in the building
The county returns 119 folios for 6000 Collins Avenue. 116 are homes. One is a reference folio carrying no dwelling, and two are commercial store units — CU1 at 1,120 sq ft and CU2 at 110 sq ft — which are excluded from everything below.
The homes run from 1,011 sq ft to 3,112 sq ft, median 1,700, and the distribution is the most concentrated thing about the building: 78 homes measure exactly 1,700 sq ft, 25 measure 2,049, twelve measure 1,011, and one measures 3,112. The bedroom mix follows the same shape — 78 two-bedrooms, 26 three-bedrooms and twelve one-bedrooms.
For 2026 the county assesses the homes between $161,316 and $968,541, median $612,763. That range is misleading in a way worth flagging immediately: there are only 14 distinct assessed values across all 116 homes, and 59 of them carry the identical figure of $612,763. The county is valuing this building close to floorplan by floorplan. An assessment here tells you which plan you own and very little else.
One value inside that range is an anomaly and I would rather name it than let a buyer find it. Unit 309 is assessed at $161,316 for 2026, against $666,047 in 2025 and $611,655 in 2024. The county also records a transfer of $100 against that folio on 12 February 2026, which it does not treat as a qualified sale. I am not going to speculate about what happened; the point is that the figure is not evidence about what a home here is worth, and the same unit sold for $842,000 in January 2024.
What can one floorplan tell you that a whole building cannot?
It can tell you whether a price move was real.
On nearly every page in this series I end up warning that a change in the median price is really a change in which homes happened to sell — a building whose median falls 20% while the market moves 4%, because smaller homes came to market. It is the single most common way condo price data misleads people, and normally the best I can do is measure it and set it aside.
This building is the exception, and it is the reason I would rather write about Terra Beachside than about buildings ten times more famous. Two-thirds of the homes are the same 1,700 sq ft two-bedroom, and the county has recorded 140 qualified sales of that single floorplan since 2010. Same size, same layout, same address, seventeen years. What is left when you hold the home constant is the market.
| Year | Sales of the 1,700 sq ft plan | Median price | Median $/sq ft |
|---|---|---|---|
| 2010 | 19 | $435,500 | $256 |
| 2013 | 10 | $565,000 | $332 |
| 2016 | 3 | $615,000 | $362 |
| 2019 | 10 | $515,000 | $303 |
| 2022 | 6 | $725,000 | $426 |
| 2024 | 10 | $841,000 | $495 |
| 2026 to date | 2 | $750,000 | $441 |
Read that as a market, because that is what it is. The conversion cleared at $435,500 in 2010. The plan gained through 2013, gave much of it back between 2016 and 2019 — $615,000 down to $515,000, a fall of 16.3% on ten sales in the down year — then ran hard to a peak of $841,000 in 2024. The two sales recorded so far in 2026 are at a median $750,000.
I want to be careful about that last row. Two sales do not establish a magnitude, and one of them was $665,000 while the other was $835,000. What I will say is that the direction is consistent with 2025, which had four sales at a median $832,500, and that a plan which traded ten times in 2024 has traded twice in the first eight months of 2026. On the evidence I have, the peak was 2024.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 8 | $821,250 | $483 |
| 2024 | 10 | $841,000 | $495 |
| 2025 | 4 | $832,500 | $490 |
| 2026 to date | 2 | $750,000 | $441 |
Twenty-four qualified sales in four years, and 22 of them were the 1,700 sq ft plan. Two were 2,049 sq ft three-bedrooms. That is why this table and the single-floorplan table above tell nearly the same story — and why, unusually, you can trust this one.
The building still carries a dash rather than a percentage in my Miami Condo Index, because I publish a four-year change only where both 2023 and 2026 rest on at least five qualified sales, and 2026 has two. I apply that rule to every building without exception, including the ones where I think I know the answer. Here I think the answer is a fall of roughly 5% to 10% off the 2024 peak; I am not going to print it as a number until the sales are there.
Across the four years the building cleared a median $493 per square foot in a band from $391 to $634, at a median price of $837,500. The highest price on the county record is $1,300,000, and it has been paid twice — on 2 March 2015 for the building’s single 3,112 sq ft home at $418 per square foot, and on 26 October 2023 for a 2,049 sq ft three-bedroom at $634 per square foot.
Liquidity is a genuine strength here. Twenty-four sales against 116 homes is about one home in 19 per year, better than the median of one in 24 across the buildings in my Miami Condo Index. Comparables at this address are plentiful, recent and — because they are nearly all the same floorplan — actually comparable. That is worth real money in a negotiation, on either side.
Now the finding I would most want an owner to see. The building converted in 2010 and 2011: 72 homes changed hands in those two years, at medians of $424,500 and $446,320. Of the 55 of those buyers who have since resold, not one lost money, and the median gain was 36.3%. Of the 33 resales by people who bought between 2012 and 2016, nine lost money — 27.3% of them — with a median gain of just 9.3%. Across the whole record, 114 resales and 16 losses, or 14.0%, at a median gain of 25.7% over a 4.9-year hold.
Same building, same floorplans, wildly different outcomes. At this address, when you bought has mattered far more than what you bought — which is exactly what you would expect once the floorplan variable is removed, and exactly what most buildings are too mixed to show you.
Who this building suits, and who it does not
It suits a buyer who wants to be able to check their own work. If you are buying a 1,700 sq ft two-bedroom here, there are 77 others and a seventeen-year record of what they trade for. You do not need to trust my reading or anyone else’s — the comparables exist, they are recent, and they match your home. Very few Miami buildings offer that.
It suits a buyer who wants liquidity. One home in 19 a year means a realistic exit, which is not something most of the beach can claim.
It suits badly a buyer looking for something distinctive. Two-thirds of this building is one floorplan; if you want a home nobody else has, you are looking at the twelve 1,011 sq ft one-bedrooms, the 25 three-bedrooms, or the single 3,112 sq ft home — and for the last of those, the entire comparable set is that home’s own two previous sales.
If you are selling here, you have an unusually strong evidence base and you should use it deliberately. The 1,700 sq ft plan sold ten times in 2024 at a median $841,000 and twice so far in 2026 at a median $750,000, with the 2026 pair ranging from $665,000 to $835,000 — so an aggressive buyer will quote you $665,000 and a hopeful agent will quote you $841,000, and both numbers are in the record. Price to the recent run, be honest about the 2024 peak being behind you, and remember that with so many identical homes, the buyer can and will find the same sales you can.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 6000 Collins Ave — all 119 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding one reference folio and two commercial store units (CU1 and CU2) along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. 2026 is an incomplete year and carries two qualified sales, which is why no four-year change is published for this building. The $100 transfer recorded against unit 309 on 12 February 2026 is not a qualified sale and is excluded from every price figure; the unit’s 2026 assessment is reported as the county states it. Assessed values are the county’s, not market valuations. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Terra Beachside Villas — Frequently Asked Questions
How big are the homes at Terra Beachside Villas?
They run from 1,011 sq ft to 3,112 sq ft with a median of 1,700, but the building is dominated by one plan: 78 of the 116 homes measure exactly 1,700 sq ft. There are also 25 homes at 2,049 sq ft, twelve at 1,011 and a single 3,112 sq ft home. The bedroom mix is 78 two-bedrooms, 26 three-bedrooms and twelve one-bedrooms.
How much does a home at Terra Beachside Villas sell for?
Across the 24 qualified sales in the four years to August 2026 the building cleared a median $493 per square foot, in a band from $391 to $634, at a median price of $837,500. For the dominant 1,700 sq ft plan specifically, the median was $841,000 in 2024 and $750,000 across the two sales recorded so far in 2026.
Have prices at Terra Beachside Villas gone down?
They are off their peak. On the 1,700 sq ft floorplan — two-thirds of the building, and the cleanest series I have — the median was $785,000 in 2023, $841,000 in 2024, $832,500 in 2025 and $750,000 across two sales in 2026, a fall of 10.8% from the peak. The direction is probably real. With only two sales in 2026, no four-year change is published and the building carries a dash in my Miami Condo Index.
Why is this building useful for understanding Miami condo prices?
Because it removes the biggest source of error. Most condo price data moves when the mix of homes sold changes, not when the market changes. Here 78 of 116 homes are the same 1,700 sq ft plan and the county has recorded 140 qualified sales of it since 2010 — so the price series holds the home constant and shows the market directly.
How often do homes here change hands?
The county records 24 qualified sales in the four years to August 2026 against 116 homes — about one home in 19 a year. That is more liquid than the median of one in 24 across the buildings in my Miami Condo Index.
Have owners at Terra Beachside Villas made money?
It depends almost entirely on when they bought. Of the 55 resales by buyers from the 2010–11 conversion, none lost money, at a median gain of 36.3%. Of the 33 resales by buyers from 2012 to 2016, nine lost money — 27.3%. Across the whole record there are 114 resales, 16 of them at a loss, at a median gain of 25.7% over a 4.9-year hold.
What is the highest price ever paid at Terra Beachside Villas?
$1,300,000, and it has been paid twice: on 2 March 2015 for the building’s only 3,112 sq ft home, at $418 per square foot, and on 26 October 2023 for a 2,049 sq ft three-bedroom, at $634 per square foot.
Why is one unit assessed at $161,316 when others of the same size are at $612,763?
Unit 309 is assessed at $161,316 for 2026 against $666,047 in 2025 and $611,655 in 2024, and the county also records a $100 transfer against that folio on 12 February 2026 which it does not treat as a qualified sale. I am not going to speculate about the reason. The same home sold for $842,000 in January 2024, and no price figure on this page uses either the $100 or the assessment.
Sources and further reading
Interested in selling at Terra Beachside Villas?
Learn more about selling your condo at Terra Beachside Villas with Josh Stein.
Frequently asked questions
Are there real converted-warehouse lofts in Miami?
Very few. Parc Lofts at 1749 NE Miami Court is described in the trade as one of the few true industrial-loft buildings in Miami, with 15-foot ceilings on floors one to four and 20-foot ceilings on floors five and six. Most Miami buildings marketed as lofts, including Neo Lofts, Filling Station Lofts, Wynwood Lofts and Loft Downtown I and II, are purpose-built new construction in a loft aesthetic dating from 2002 to 2016.
How much does a loft cost in Miami?
Downtown loft-style condominiums start around $282,000 to $307,000 and average $414 to $451 per square foot across Neo Lofts, Loft Downtown I and Loft Downtown II, on 2026 data. Large-format industrial lofts sit far higher: Parc Lofts runs roughly $1.3 million to $3.0 million at about $756 per square foot for units of 1,970 to 3,774 square feet.
Are Miami lofts good value compared with condos?
On a per-square-foot basis, clearly. Downtown loft product trades at roughly $414 to $451 per square foot while the Downtown luxury condo segment ran $730 per square foot in Q1 2026. Carrying costs are lower too: Loft Downtown II has an HOA near $0.93 per square foot per month against $4 to $7 in South Beach trophy towers.
Which Miami neighborhoods have lofts?
The concentrations are Downtown Miami with Loft Downtown I and II, the Arts and Entertainment District with Parc Lofts and Filling Station Lofts, Wynwood with Wynwood Lofts, Edgewater with Star, Bay and Uptown Lofts, and the Miami River and Brickell edge with Neo Lofts. South Beach has a small cluster of boutique loft buildings including Ilona Lofts and Montclair Lofts, and Coconut Grove has Lofts at Mayfair.
What are the largest lofts in Miami?
Parc Lofts has the largest floorplates of any loft building in the city, with units from 1,970 to 3,774 square feet. Filling Station Lofts runs 832 to 1,639 square feet with 18-foot ceilings. Most Downtown loft towers top out near 1,150 to 1,185 square feet.
Why does nobody build new lofts in Miami anymore?
Land economics. Edgewater and Brickell luxury condos traded at $978 and $950 per square foot in Q1 2026 while loft product trades near $420. A four to six-storey building with 35 to 70 units cannot compete for the same land as a 40-storey tower, and 20-foot ceilings consume roughly two conventional floors of height under fixed limits. No meaningful loft supply has been added since about 2016.
How long do Miami lofts take to sell?
Loft Downtown II averaged 129 days on market over the six months ending July 2026, with sold prices averaging $422 per square foot against an asking average of $451. Downtown carried 46 months of luxury inventory in Q1 2026, the highest in Greater Downtown, which gives buyers meaningful negotiating room.
Who buys lofts in Miami?
Three groups. Creative professionals, since Parc Lofts is documented as a favourite among photographers, musicians and artists and Wynwood Lofts is marketed as a live/work building. Entry-point urban buyers, because Downtown lofts start below $310,000 against a $425,000 Miami-Dade condo median. And rental investors attracted by the low HOA structure, with Loft Downtown II listing 17 units for rent against 15 for sale in July 2026.
Related coverage
Part of Miami Luxury Condos.