Verified against public recordsMiami-Dade County Property Appraiser, Josh Stein Realtor4 sources
2600 Island Boulevard, Williams Island — photography to follow
Key Takeaways
- The county records 172 residential folios at 2600 Island Boulevard, built 1997–1998. A further 11 folios in this declaration are deeded parking, storage or cabanas classified under the same residential code — they are not homes and are excluded here.
- Pooled qualified sales since 2023 run at $2,075,000, or $740 per square foot — rank 7 of the seven Island Boulevard towers.
- Unit sizes run 1,820 to 9,100 square feet, median 3,115. The roll records 87 two-bedroom, 27 three-bedroom, 57 four-bedroom and 1 five-bedroom.
- 17 qualified sales in four years across 172 homes — about one home in 40 changing hands per year.
- The highest qualified sale on record is $5,795,000, 2 April 2024.
- Per-foot prices across the community span 2.3× — $316 at 1000 Island Boulevard to $740 at 2600 — inside one gated development.
- Address 2600 Island Boulevard, Williams Island, Aventura
- Year built 1997–1998
- Residential folios 172 (Miami-Dade County)
- Non-dwelling folios excluded 11 (10 PS, 1 CU)
- Unit sizes 1,820–9,100 sq ft (median 3,115)
- 2026 assessed value $590,081–$3,661,064 (median $1,244,807)
- County subdivision 2600 ISL BLVD WILLIAMS ISL CONDO
What the county record shows
2600 Island Boulevard is the most expensive tower on Williams Island by a wide margin — $740 per square foot against $316 at 1000, and the largest homes in the community.
Have a question about 2600 Island Boulevard, Williams Island? This page is built from the county record and the trade press, not a listing feed. If you want what has actually closed here, or an honest read on whether it suits you, ask me directly.
Call (305) 695-8257Email about 2600 Island Boulevard, Williams Island
The Miami-Dade Property Appraiser lists 172 residential folios under the subdivision 2600 ISL BLVD WILLIAMS ISL CONDO, built 1997–1998. The declaration also carries 11 folios that are not homes (10 PS, 1 CU). Miami-Dade classifies deeded parking and storage under the same residential code as a residence, so a count taken straight from the roll overstates this building by that amount.
The top of the island, and the largest homes on it
Pooled since 2023, 2600 trades at $740 per square foot on a median sale of $2,075,000. That is 2.3× the per-foot price at 1000 Island Boulevard, inside the same gated community, on the same water.
Size is the visible reason. The median home is 3,115 square feet against 1,520 at 1000, and the largest runs to 9,100 square feet. The roll records 87 two-bedroom, 27 three-bedroom, 57 four-bedroom and 1 five-bedroom.
Almost nothing trades here
17 qualified sales in four years across 172 homes — a turnover rate of about one home in 40 per year, the tightest of the seven towers. In 2026 the roll records a single qualified sale.
Publish a trend off that and you are describing noise. The honest statement is that 2600 is the top of the island’s price ladder and that individual sales here should be read on their own merits, not against a curve.
Where this tower sits on the island
Seven Island Boulevard towers, all inside the same gated community, priced on the same basis — pooled qualified sales since 2023, per square foot. The spread is 2.3×.
| Tower | Homes | Median sale | Per sq ft |
|---|---|---|---|
| 1000 | 319 | $450,000 | $316 |
| 2000 | 274 | $642,500 | $374 |
| 3000 | 181 | $860,000 | $397 |
| 4000 | 180 | $820,000 | $397 |
| 2800 | 159 | $1,250,000 | $488 |
| 7000 | 298 | $1,217,500 | $506 |
| 2600 | 172 | $2,075,000 | $740 |
Across all seven, the county roll records 1,583 homes once deeded parking, storage and cabanas are removed.
Recent qualified sales
Qualified arm’s-length sales only. Transfers the county flags as disqualified are excluded, and 2026 is a part year.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 2 | $2,162,500 | $722 |
| 2024 | 10 | $1,992,500 | $755 |
| 2025 | 4 | $2,799,500 | $632 |
| 2026 | 1 | $1,950,000 | $755 |
Read these with the sample size in view. 17 qualified sales in four years is a thin record, and a single large transaction moves a yearly median. The four-year pooled figure of $740 per foot is the more stable number.
What to check before you sign
- Confirm the folio, not the unit number. Ask for the folio and read its own sale history and assessment. Building averages hide a 5.0× range in home size here.
- Ask whether parking and storage are deeded separately. In this community they frequently are — 183 folios across the seven towers — which means they carry their own assessment and may or may not convey.
- Ask the association for the milestone inspection status and the reserve study. These are 1997–1998 buildings in Miami-Dade and fall inside the county’s recertification programme.
- Check whether any comparable you are shown was a multi-parcel deed. A single sale covering two combined residences will look like a record per-foot price if it is divided against one folio.
Frequently asked questions
Why is 2600 Island Boulevard so much more expensive than the rest of Williams Island?
Two measurable reasons and one caution. The homes are larger — a median of 3,115 square feet against 1,520 at 1000 Island Boulevard — and it is one of the newer towers, completed 1997–1998. The caution is volume: only 17 qualified sales in four years, so the per-foot figure rests on a thin sample.
How many homes are at 2600 Island Boulevard?
The county roll records 172 residential folios, built 1997–1998. A further 11 folios in the same declaration are deeded parking, storage or cabanas classified under the same residential code; they are not homes.
What have homes at 2600 Island Boulevard sold for recently?
Pooled across qualified sales since 2023 the median is $2,075,000, or $740 per square foot. By year the median per foot runs $722 in 2023, $755 in 2024, $632 in 2025, $755 in 2026. There were 17 qualified sales in four years, so treat single-year figures cautiously.
Is 2600 Island Boulevard a good value compared with the rest of Williams Island?
On price per square foot it ranks 7 of the seven Island Boulevard towers, at $740 against a community range of $316 to $740. That is a measurement, not a recommendation — the towers differ in age, home size and floorplan mix, and the right comparison is always the specific floorplan you are being shown.
Sources and further reading
Thinking about 2600 Island Boulevard, Williams Island?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Call (305) 695-8257Send me a question
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.com
Related coverage
Part of Miami Luxury Condos.