The Peninsula

A building with no small apartments

Counted against the Miami-Dade County Property Appraiser record on 23 September 2026, The Peninsula returns 222 folios, all of them residential homes. There are no commercial units.

The defining number is size. Heated area runs 2,001 to 5,525 square feet, with a median of 3,078. The smallest home in the entire building is just over two thousand square feet, larger than the largest home in 106 of the 468 buildings with 20 or more homes in my county archive.

The bedroom mix follows: 55 two-bedrooms, 84 three-bedrooms, 82 four-bedrooms and a single six-bedroom residence. Three- and four-bedroom homes make up 166 of the 222, about three in four.

The 2026 assessed values run $407,874 to $3,074,560, with a median of $1,155,325.

Put those two facts together and you get the proposition. A median home of 3,078 square feet assessed at $1,155,325 works out around $375 per square foot on the tax roll. That is the assessor’s figure, not a market price: recorded sales over the last four years run at $551 per square foot.

Three years up, then a sharp turn

Qualified sales from the county record — arm’s-length transactions only.

For three consecutive years the price per square foot rose here. It went from $539 to $562 to $592, a gain of about 10%.

Then 2026 arrived at $509, below where the run started. That is a fall of roughly 14% from 2025’s $592, and it undoes the entire three-year climb.

Notice that the median price and the price per square foot do not fall by the same amount. Median price goes from $1,895,000 to $1,565,000, a decline of about 17%, against 14% per foot. The difference is the mix of homes: 2026’s seven sales include two 2,001 square foot homes at under $1,000,000 each, and the median home sold was 3,073 square feet against 3,464 in 2025. Price per square foot is the fairer read because it adjusts for size.

How much weight that 2026 figure can carry

I would rather set out the limits of this data than let a reader over-read it.

The whole four-year record here is 28 qualified sales, and 2026 accounts for seven of them. In a 222-home building the three complete years (21 sales) work out to roughly one home in thirty-two trading per year. That is thin, though not unusual for large-format stock, which turns over slowly by nature.

With seven transactions, one atypical sale moves the median noticeably. So the honest reading of the table above is not “The Peninsula has lost 14% of its value.” It is: after three years of consistent gains, the most recent evidence points down, and there is not yet enough of it to know whether that is a turn or a wobble.

What gives the earlier climb more weight is that it was consistent in direction across three separate years and 21 sales. A single year moving the other way, on seven, is weaker evidence than the run it interrupted. I will re-check this page when the next tax roll publishes and the year is complete.

One further figure is worth holding onto: the building’s record sale, $4,000,000, was recorded in December 2025 — for the 5,525 square foot home, the largest in the building. The ceiling here was set recently, not during the 2021–22 peak.

Who this building suits

It suits a space buyer. A three-bedroom or four-bedroom home of three thousand square feet and up, on the water in Aventura, at a recorded per-foot figure of $509 in 2026 to date and $551 over four years, is a genuinely competitive proposition.

It suits a buyer who wants a small, lock-up-and-leave home not at all. There is no such thing here: the entry point is 2,001 square feet, and you will pay to heat, cool, furnish and insure every one of them.

For an investor, weigh the thin turnover carefully. Roughly one home in thirty-two trades each year, so an exit is a project rather than a transaction, and the 2026 per-foot figure is below 2025’s.

If you are selling here, the three-year climb is genuinely in your favour and worth putting in front of a buyer. But be ready for the 2026 comparables, because they are on the public record and they read softer. Price against per-foot evidence rather than against the headline total of the last big sale in the building.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.

Interested in selling at The Peninsula in Aventura?

Learn more about selling your condo at The Peninsula with Josh Stein.

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