The Edition Residences at Miami Beach

What is actually in the building

The county returns 26 folios at 2901 Collins Avenue. 24 are homes. Of the other two, one is a reference folio carrying no dwelling, and the other is the hotel: a single unit of 368,334 sq ft assessed at $129,400,000 for 2026, filed by the Property Appraiser inside the same condominium as the residences. Both are excluded from every figure below.

The homes run from 824 sq ft to 5,011 sq ft, median 1,984. Four are the same 2,756 sq ft plan; the rest are largely one-off sizes, which is unusual and makes building-level averages here less reliable than at a building of repeated floorplates.

I cannot give you a bedroom mix, and I am not going to guess at one. The county’s bedroom field is empty for 23 of the 24 homes. The single exception reads four bedrooms, and that is the combined folio described below. Bedroom counts are not part of what the Property Appraiser reliably records here, so they are simply absent from this page rather than filled in from a floorplan I cannot source.

One folio needs flagging before any per-foot figure is read. Units 1201 and 1202 have been combined into a single residence of 4,592 sq ft. The only sale attached to it — $6,000,000 on 16 June 2015 — predates the combination and was paid for one apartment, not two. Divided by the combined square footage it reads $1,307 per square foot, against a building that in 2015 traded between $2,104 and $2,957. No price per square foot is published for that home anywhere on this page, and it is excluded from every per-foot figure below.

For 2026 the county assesses the homes between $1,379,075 and $13,037,098, median $4,170,412.

The price record

Four qualified sales in four years cannot establish a direction, and this page will not pretend otherwise. One of the four years is empty and no year holds more than two sales. No four-year change is published and the building carries a dash in my Miami Condo Index. Anyone quoting you a percentage move at the EDITION over this period is working from something other than the county record.

What the four sales support is a level: a median of $3,098 per square foot in a band from $2,268 to $3,450, at a median price of $5,794,000.

Now the finding that matters, and it is a large one.

The four highest prices in this building’s entire history were all paid within a ten-week window in late 2014 — $10,480,000 on 22 October, then $17,500,000 and $16,500,000 on 1 December and $14,000,000 on 2 December. The record of $17,500,000 was paid for a 4,196 sq ft home at $4,171 per square foot, and that per-foot figure is still the building’s high-water mark twelve years later.

The highest price recorded since is $7,450,000, in February 2021 — 42.6% of the 2014 record. Some of that gap is size: the 2014 buyers took the largest homes in the building, and the largest homes have not come back to the market. But not all of it is. The best per-foot figures achieved since are $3,450 and $3,445, both in 2024, and neither reaches what was paid in December 2014.

Twenty of the building’s 41 recorded qualified sales fall in 2014 and 2015. That was the sell-out, and it was priced at the top of that cycle. Everything on this page follows from it.

Who has made money here, and who has not

Fewer than half of them, and by less than you would expect.

The county records 17 resales at the EDITION. Eight sold for less than the owner paid — a loss rate of 47.1%, against a median of 20.7% across the 88 buildings where I have at least five resales to measure. Only five buildings in that set have a worse record. The median reseller here is up 0.3% over a 5.9-year hold, against a corpus median gain of 21.5%. Nought point three per cent over almost six years is not a gain; after carrying costs and closing costs it is a clear loss, and I would rather say so than round it into a positive number.

The individual histories are worth reading, because the range is very wide.

Unit 1403 is the extreme case and it is instructive. Bought for $2,390,000 in November 2014 at $2,434 per square foot, it sold for $1,240,000 in November 2020 — down 48.1% — and then for $1,800,000 in April 2022, up 45.2% for the second owner. A 45.2% gain on top of a 48.1% loss does not get you back: the home is still 24.7% below its 2014 price, twelve years on.

Unit 1408 is the quieter version of the same story. $2,040,000 in November 2014, $1,977,200 in July 2015, $1,960,000 in June 2021 — three sales, each one lower than the last, a total decline of 3.9% over 6.6 years.

Against that, some owners have done well. Unit 901 sold twice inside 54 days in 2022, at $6,250,000 on 17 June and $7,200,000 on 10 August — a 15.2% gain in under two months. Units 1205 and 1001 are both up around 25% over eight to ten years. What separates them is almost entirely entry price: the owners who bought in the 2014 and 2015 sell-out at $2,434 to $3,236 per square foot are the ones sitting on losses, and the two clearest winners bought at $2,759 in a small home and at $1,814 in 2018, after the sell-out had cleared.

Who this building suits, and who it does not

It suits a buyer who wants a serviced residence on that stretch of Collins and is buying it to live in rather than to grow. The building’s problem on the county record is not the homes; it is that the sell-out was priced at the top of the 2014 cycle, and eleven years later the market has still not returned to it. If you are indifferent to that, none of it need trouble you.

It suits a buyer negotiating from evidence. Every figure above is on the public record, and a seller here is arguing against 17 resales with a 47.1% loss rate and a median outcome of +0.3%. That is a strong position to buy from.

It suits badly anyone who needs liquidity. Four qualified sales in four years, none at all in 2025, and 24 homes in the building. If you need to exit on a timetable, this is not the building for it.

It suits badly a buyer relying on a portal valuation. One of the 24 homes is a combined residence whose only recorded sale predates the combination, and in a building this small that single folio drags every automated per-foot average well below the real level.

If you are selling here, your best evidence is recent and specific: the two 2024 sales at $3,450 and $3,445 per square foot are the strongest per-foot figures the building has produced in a decade, and the May 2026 sale at $6,250,000 shows the top of the building still clears well above $6,000,000. What you should not do is anchor on late 2014. Those four sales are twelve years old, they were the largest homes in the building, and a prepared buyer will point out that nothing since has reached half of the top one.

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