The Peninsula

A building with no small apartments

Counted against the Miami-Dade County Property Appraiser record on 18 August 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 several buildings covered on this site.

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 167 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 — which is a great deal of space for the money by the standards of waterfront Aventura. If floor area is what you are buying, this building delivers more of it per dollar than most of what is available.

Three years up, then a sharp turn

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

For three consecutive years this building did what very little of the surrounding market managed. Price per square foot rose from $539 to $562 to $592, a gain of about 10%, while a good deal of Miami condo stock was giving ground.

Then 2026 arrived at $531 — below where the run started. That is a fall of roughly 10% in a single year, and it undoes the entire three-year climb.

Notice that the median price column barely registers it. Median price goes $1,895,000 to $1,875,000, a decline of about 1%, which looks like nothing at all. The per-foot figure fell ten times as far. The difference is floorplate: the homes that sold in 2026 were larger, so they carried a similar total price while representing materially less value per square foot. Reading the median alone would have told you 2026 was flat. It was not.

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 26 qualified sales, and 2026 accounts for five of them. In a 222-home building that is roughly one home in forty-four trading per year — thin, though not unusual for large-format stock, which turns over slowly by nature.

With five transactions, one atypical sale moves the median noticeably. So the honest reading of the table above is not “The Peninsula has lost 10% 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 five, 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 better than almost anything else covered on this site. A three-bedroom or four-bedroom home of three thousand square feet and up, on the water in Aventura, at a per-foot figure in the $530s, is a genuinely competitive proposition — particularly against newer buildings asking twice that per foot for less floor area.

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 forty-four trades each year, so an exit is a project rather than a transaction, and the current per-foot evidence is pointing the wrong way.

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.

Interested in selling at The Peninsula in Aventura?

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

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