Key Takeaways
- One home has sold here in four years — unit 303, on 21 March 2025, for $602,500. That single sale is also the highest price and the highest price per square foot the building has ever recorded.
- Only two owners have ever lost money here, and both bought at the same moment — across 25 resales going back to 2000 there are exactly two losses — one bought in June 2004, the other in August 2005, both sold after the crash at −5.1% and −9.6%. Every owner who bought outside those two years has made money.
- The median resale gain is 40.9% — over a 6.2-year hold, with a loss rate of 8.0%. That is among the best ownership records of the buildings I measure, and it rests on 25 resales rather than a handful.
- It is the least liquid building in this part of the beach — one qualified sale in four years against 12 homes works out at about one home in 48 a year, against a median of one in 24 across my Miami Condo Index.
- Twelve homes, four floorplans, three of each — 760, 810, 880 and 930 sq ft. The largest home is 22.4% bigger than the smallest — the fourth tightest range among the 148 buildings I have pulled from the county record.
- The original 2000 buyers did very well — seven homes sold new in December 2000 between $169,000 and $229,000. Every one of them that has since resold did so at a gain, at a median of 74.7%.
360 Collins Avenue, Miami Beach, Florida 33139 | Neighborhood: South of Fifth
Home > Miami Luxury Condos > The Neville
What is actually in the building
The county returns 12 folios at 360 Collins Avenue and all twelve are homes. There is no commercial space, no parking folio and no storage unit, so every figure on this page describes the whole building.
It is laid out with unusual regularity: four floorplans, three of each — 760, 810, 880 and 930 sq ft, numbered 01 to 04 on each of four floors. The largest home is 22.4% bigger than the smallest, which makes this the fourth tightest size range among the 148 buildings I have pulled from the county record.
Ten of the twelve are recorded as two-bedrooms and two as one-bedrooms. Both one-bedrooms are 760 sq ft, though one other 760 sq ft home is recorded as a two-bedroom, so I would treat the county’s bedroom field here as approximate rather than definitive.
For 2026 the county assesses the homes between $379,920 and $667,015, median $550,898 — a spread of just 1.8 times across the building.
This is by some distance the most accessible building I have covered on this stretch of the beach. The most expensive home ever sold here went for $602,500. That is a materially different proposition from the neighbouring buildings where the entry point is several million, and it is the main reason to pay attention to this one.
Who are the only two owners here who lost money?
The Neville has the deepest ownership record of any small building I have measured on the beach — 37 qualified sales going back to December 2000, producing 25 resales. That is a genuine record rather than a handful of data points, and it is worth reading closely.
Two of those 25 resales lost money. Here they are, in full:
- A 930 sq ft home bought for $316,000 in June 2004 and sold for $300,000 in September 2010 — −5.1%.
- A 930 sq ft home bought for $442,500 in August 2005 and sold for $400,000 in July 2012 — −9.6%.
Both were bought in 2004 or 2005, and both were sold between 2010 and 2012. That is not a coincidence and it is not a fact about this building — it is a fact about when they bought. Every other owner in the twenty-five-year record, whether they bought in 2000, 2002, 2003, 2007, 2008, 2010, 2013, 2014 or 2016, sold at a gain.
I find this more useful than the headline loss rate, because it tells you what the risk here actually was. It was not the building. It was paying a 2004–05 price and then needing to sell within about six years. Owners who bought at the same peak but held longer are not on the loss list at all.
The other side of that record is strong. Across all 25 resales the median gain is 40.9% over a 6.2-year hold, and the loss rate is 8.0% — among the best of any building I measure.
Seven homes sold new on 1 December 2000, between $169,000 and $229,000 ($183 to $283 per square foot). Every one of those original buyers who has since resold did so at a gain, at a median of 74.7%, ranging from +32.6% to +166.3%.
One home carries the whole cycle by itself. Unit 204, 930 sq ft, has sold eight times — $170,300 in December 2000, then $240,000, $280,000, $291,000, $316,000 through 2004, down to $300,000 in 2010, then $425,000 in 2014 and $470,000 in March 2019. That is up 176.0% over eighteen years, with a visible peak, a visible trough and a recovery, all inside one folio. It is the clearest single-home illustration of the last two decades I have found anywhere in this dataset.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | No qualified sales | ||
| 2024 | No qualified sales | ||
| 2025 | 1 | $602,500 | $793 |
| 2026 to date | No qualified sales | ||
No four-year change is published and the building carries a dash in my Miami Condo Index. One sale in four years cannot establish anything about direction, and I would rather leave the cell empty than fill it.
What that one sale does tell you is worth having. On 21 March 2025, unit 303 — 760 sq ft, the smallest floorplan — sold for $602,500, or $793 per square foot. That is the highest price and the highest price per square foot this building has ever recorded. In a building whose previous best was $555,000 in 2022, the most recent evidence is also the strongest evidence.
That home’s own history makes the point again: $255,000 in May 2005, $275,000 in June 2008, $371,300 in September 2016, and $602,500 in March 2025 — up 136.3% across twenty years and four owners.
The building almost never trades. One qualified sale in four years against 12 homes is about one home in 48 per year. The median building in my Miami Condo Index turns over one home in 24, so this is roughly half the typical rate, and slower than all but a few buildings I track. Look further back and the pattern is not new: there were four sales in 2019, two in 2021, one in 2022, and then nothing for nearly three years.
Who this building suits, and who it does not
It suits a buyer who wants a foothold in South of Fifth at a price that exists almost nowhere else in the neighbourhood. Nothing here has ever sold above $602,500, and the county assesses the whole building between $379,920 and $667,015.
It suits a long-term owner. The evidence is unambiguous on this point: the median hold among resellers is 6.2 years, the median gain is 40.9%, and the only two losses in twenty-five years both involved buying at the 2004–05 peak and selling within about six years.
It suits badly anyone who might need to sell on a timetable. One sale in four years is not a market you can rely on exiting into quickly, and a buyer’s appraiser will struggle to find recent in-building comparables — there is exactly one since 2022.
It suits badly a buyer who wants space. The largest home in the building is 930 sq ft.
If you are selling here, you are in a stronger position than the thin record might suggest, and the argument makes itself. The most recent sale in this building is also its all-time high, in both price and price per square foot — $602,500 and $793 per square foot in March 2025. Nothing has traded since to undercut it, and the twenty-five-year record behind it shows a loss rate of 8.0% with a median gain of 40.9%. What you will need patience for is the buyer: at roughly one sale a year, the constraint here has never been price, it has been finding someone at the moment you want to sell.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 360 Collins Ave — all 12 folios retrieved individually and grouped by subdivision. All twelve are residential homes; there are no commercial, parking or storage folios at this address. Completeness was confirmed by checking that the undivided common-element interests across the 12 folios sum to exactly 100%. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. The county records one qualified sale in the four years to August 2026 and none in 2023, 2024 or 2026 to date. 2026 is an incomplete year. The county’s bedroom field is inconsistent across identical floorplans here and is reported as approximate. 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.
The Neville — Frequently Asked Questions
How many homes are there at The Neville?
Twelve, on twelve folios, with no commercial, parking or storage folios at the address. There are four floorplans — 760, 810, 880 and 930 sq ft — with three of each. The undivided ownership shares sum to exactly 100%, which confirms the record is complete.
When did a home at The Neville last sell?
21 March 2025 — unit 303, 760 sq ft, for $602,500, or $793 per square foot. It is the only qualified sale in the four years to August 2026, and it is also the highest price and highest price per square foot the building has ever recorded.
Have owners at The Neville made money?
Almost all of them. Across 25 resales going back to 2000, only two lost money — a loss rate of 8.0% — at a median gain of 40.9% over a 6.2-year hold. Both losses were homes bought in 2004 and 2005 and sold in 2010 and 2012, at −5.1% and −9.6%.
Are prices at The Neville rising or falling?
One sale in four years cannot establish a direction, so no four-year change is published and the building carries a dash in my Miami Condo Index. The one data point available is encouraging: the March 2025 sale was the highest price the building has ever achieved.
What is the highest price ever paid at The Neville?
$602,500, on 21 March 2025, for a 760 sq ft home — $793 per square foot. That is the most recent sale as well as the record.
How often do homes at The Neville come up for sale?
Very rarely. One qualified sale in the four years to August 2026 against 12 homes works out at about one home in 48 a year, roughly half the rate of the median building in my Miami Condo Index. There were four sales in 2019, two in 2021 and one in 2022, then nothing until March 2025.
How big are the homes at The Neville?
From 760 to 930 sq ft — four floorplans at 760, 810, 880 and 930, three of each. The largest is 22.4% bigger than the smallest, the fourth tightest range among the 148 buildings I have measured from the county record.
Is The Neville a cheaper way into South of Fifth?
On the county record, yes. No home here has ever sold above $602,500, and the 2026 assessments run from $379,920 to $667,015. That is a different order of magnitude from the neighbouring buildings, and it is the main reason to look at this one — the trade-off is size, with nothing above 930 sq ft, and liquidity, at roughly one sale a year.
Sources and further reading
The Neville is a boutique condominium located in Miami Beach’s South of Fifth neighborhood.
Interested in selling at The Neville?
Learn more about selling your condo at The Neville in Miami Beach with Josh Stein.
Related coverage
Part of Miami Luxury Condos.