Tiffany of Bal Harbour

What is actually in the building

The county returns 136 folios for 10175 Collins Avenue. 135 are homes; the remaining one is a reference folio carrying no dwelling.

And those 135 homes are more alike than in any other building of 100 or more homes that I have pulled. They run from 1,967 sq ft to 2,353 sq ft: the largest home in the building is 19.6% bigger than the smallest, and there is nothing outside that range. Across the more than 300 buildings of that size I have pulled folio by folio from the county record, the next most uniform runs 20.2%, and most of them stretch past 80%.

The floorplans explain it: 67 homes at 2,018 sq ft, 34 at 1,967 and 32 at 2,353 — 98.5% of the building on three plans. The bedroom mix is 101 two-bedrooms and 34 three-bedrooms, with no one-bedrooms and no studios. For 2026 the county assesses the homes between $347,098 and $1,661,353, median $923,600.

When every home is the same size, what is left?

This is why the building is interesting rather than merely tidy.

In most condominiums, differences in price are dominated by differences in size, which is why I lead every one of these pages with price per square foot rather than price. Here that variable is almost switched off. Two homes chosen at random will be within a few hundred square feet of each other, and nearly half the building is the same floorplan.

So look at what remains. The county’s 2026 assessments on these near-identical homes range from $347,098 to $1,661,353 — a factor of 4.8. And over four years, qualified sales cleared anywhere from $381 to $839 per square foot, a factor of 2.2, around a median of $621.

None of that spread is size. All of it is floor, exposure, outlook and condition — the things the tax roll does not record and a photograph will not settle. In a building where floorplans vary, those factors hide inside the per-foot average. Here they are the whole story.

The practical consequence is specific and worth acting on: at this address, a comparable that is merely “the same building, similar size” tells you very little. Two homes of 2,018 sq ft here have traded at prices that differ by more than double per square foot. Establish the floor and the exposure of every comparable before you let anyone use it, in either direction. That advice applies everywhere, but in most buildings it is a refinement. Here it is the entire valuation.

The price record

Only four qualified sales have been recorded in 2026, below the five-sale threshold I require at both ends, so no four-year change is published for this building and it carries a dash in my Miami Condo Index. Across 2023 to 2025, where the samples hold up, the building is down 4.7% per square foot, from $632 to $602 — with 2024 higher than either.

My honest reading is that this record shows a building trading sideways in a narrow range, and that twenty-two sales across four years is not enough to say more than that. There are no anomalous transactions in the four-year band, which is reassuring: for once, a wide per-foot spread is telling you something real about the homes rather than something wrong with the data.

Liquidity is thin: 22 qualified sales against 135 homes, about one home in 25 per year.

On the record sale, a correction worth making. Search this address and you may find $7,650,000, dated April 1998. That is not what a home here sold for. The county’s own description flags that deed as one covering more than one parcel, and the full amount is recorded against this folio even though the transaction included property beyond it. Taken at face value it implies $3,251 per square foot in 1998 — roughly four times anything this building has achieved before or since. It is excluded from every figure on this page. The building’s genuine high is $1,975,000, paid on 27 April 2023 for a 2,353 sq ft home at $839 per square foot.

Who this building suits, and who it does not

It suits a buyer who wants a genuinely large two-bedroom in Bal Harbour and is prepared to shop on floor and view rather than on floorplan. Every home here is over 1,900 sq ft; there is no compromise stock and no studio tier dragging the building’s character in another direction. If you find the right floor, the uniformity works for you — your home will never be the small one.

It suits badly a buyer who wants either end of the size spectrum. There is nothing under 1,967 sq ft for someone wanting a modest entry, and nothing over 2,353 for someone wanting scale. The building simply does not have it.

It also suits badly anyone who wants to value a home here from a spreadsheet. A 2.2-fold range in price per square foot on near-identical homes means the number that matters is not in any public dataset — you have to see the home, know the floor, and understand the exposure.

If you are selling here, this is one of the few buildings where I would argue against leading with price per square foot. The building’s four-year median is $621, but the range runs to $839, and if your home sits high with the better exposure then the median actively works against you. Price to comparable floors, not to the building. And if a buyer’s agent produces that $7,650,000 figure from 1998 or anything derived from it, the county’s own record calls that deed multi-parcel, so it should not be used as a comparable.

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