The Ivy at Riverfront

What’s Actually in The Ivy at Riverfront

The county lists 511 folios under IVY CONDO at 90 SW 3rd Street. Of those, 504 are residential homes and 7 are ground-level commercial store units — worth knowing if you see the building’s total folio count somewhere and assume every one of them is an apartment.

The bed mix across the 504 homes is 168 one-bedrooms, 296 two-bedrooms, 36 three-bedrooms and 4 studios. Sizes run from 722 sq ft to 2,456 sq ft, with a median of 1,093 sq ft. The most common floorplates are 1,129 sq ft (65 homes), 1,172 sq ft (52 homes), 1,087 sq ft (45 homes) and 1,079 sq ft (43 homes) — a cluster of very similar mid-size layouts that makes up a large share of the building.

On the 2026 tax roll, assessed values across the 504 homes range from $153,036 to $1,511,910, with a median of $397,440. That top end sits well above the median, and as the next section shows, it is not spread evenly across the building. For context, 511 total folios sit under the IVY CONDO declaration, and the 7 ground-level commercial stores are excluded from every residential figure on this page, including the assessed-value range above.

The Price Record

Here is the county’s qualified-sale record for the last four years, filtered to arm’s-length transactions with bulk and portfolio transfers excluded rather than averaged in:

Ninety-seven qualified sales across four years is a real sample for a 504-home building — 27 to 34 closings a year in 2023 through 2025 is enough to trust the shape of the line, not just the direction. On a median-$/sq ft basis, the building has softened 8.1% since 2023, from $507 to $466. 2026 is an incomplete year with only 5 sales logged so far, so that final figure should be treated as provisional rather than a confirmed floor.

I lead with $/sq ft rather than raw median price because this building has a wide size range, and a year with more large-unit sales will show a higher median price without the building actually being more expensive per foot. Here the two measures broadly agree — both price and $/sf ease gradually across the period — which is itself worth stating plainly, since in other buildings I’ve covered they diverge.

Why Do Penthouses Here Trade So Differently?

The single most interesting thing in this record is not the four-year trend — it’s the gap between the building’s penthouse tier and everything below it. Every one of the eight highest qualified sales in the building’s full history is a penthouse unit: PH-15 sold for $1,870,000 in October 2022 at $833/sq ft; PH-14 sold for $1,450,000 in May 2025 at $805/sq ft; PH-16, PH-2, PH-5, PH-3 and PH-1 fill out the rest of the top eight, all above $530/sq ft.

Against a building-wide $/sq ft that has run $466 to $513 over the last four years, a $/sq ft band of $530 to $833 for penthouses is a real, structural premium — not a one-off big sale skewing the average. PH-14’s $1,450,000 sale in May 2025 is also the building’s highest-priced qualified sale inside the current four-year window; PH-15’s $1,870,000 sale from October 2022 sits just outside it and is the highest price in the building’s full qualified-sale record.

Separately, the round-trip record — a documented purchase and later resale of the same home, both legs qualified and above $10,000 — covers 362 of the building’s 504 homes. 263 of those owners sold for more than they paid, 98 sold for less and one resold for exactly what it cost, a median gain of 28.2% held over a median of 11.8 years, with a range from a 47.8% loss to a 185.7% gain. (Three additional round-trip legs were identified as portfolio transfers and excluded from this analysis rather than counted as individual resales, consistent with how the four-year table above treats bulk transfers.) That is a meaningfully worse gain rate than a building where almost everyone comes out ahead — nearly three in ten documented round trips here lost money.

Who This Building Suits — And Who It Doesn’t

The Ivy at Riverfront suits a buyer looking for a large, liquid building with real trading volume — one home in roughly 21 changes hands here each year, and the four-year sample of 97 qualified sales is deep enough to support genuine comparable-sale pricing, which is not true of every building I cover. It also suits a buyer specifically targeting the penthouse tier, where the price behavior is distinct enough from the rest of the building that it should be evaluated on its own, not blended into the building-wide median.

It suits a buyer badly if the plan is a guaranteed quick gain. The round-trip record shows a real, non-trivial share of resales — 98 of 362, or 27.1% — closed below the original purchase price, over holding periods that in several cases ran only two to three years. A short holding period is where the losses in this record cluster.

If you are thinking about selling: know which tier your home sits in before you price it. A regular-floor unit priced off a penthouse comparable, or a penthouse priced off the building-wide median, will both be wrong in this building — I would want to see your specific unit’s history and floor before setting a number.

Interested in selling in The Ivy at Riverfront?

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