Building facts
- Address
- 350 S. Miami Avenue
- Neighborhood
- Miami River
- Year built
- 2008
- Floors
- 41
- Residences
- 489
- Status
- Completed
- Developer
- Neo LLC
- Architect
- Revuelta Vega Leon Architects
- Pricing
- Starting at $375,000
Key Takeaways
- 489 homes and six commercial units at 350 South Miami Avenue — a large building at the western edge of Brickell.
- Price per square foot has fallen every single year — $527, $518, $500, then $451 — about 14% in total.
- And the fall is getting faster, not slower — the drop from 2025 to 2026 is the largest of the four years.
- That decline rests on 80 qualified sales — a large enough sample that the direction is not in doubt.
- The value range is unusually compressed — every home in the building is assessed between $117,470 and $545,437.
- The ceiling is genuinely low — the highest qualified sale ever recorded here is $720,000, from July 2023.
350 S. Miami Avenue, Miami, Florida 33130 | Neighborhood: Miami River
Home > Miami Luxury Condos > Wind by Neo
A large building with a narrow price band
Counted against the Miami-Dade County Property Appraiser record on 18 August 2026, Wind by NEO returns 495 folios: 489 residential homes and six commercial units.
The mix is 223 one-bedrooms, 203 two-bedrooms, 60 three-bedrooms and three studios. Heated area runs 698 to 1,385 square feet, with a median of 920.
What stands out is not the size of the building but the narrowness of it. The 2026 assessed values run $117,470 to $545,437, with a median of $317,093 — a top-to-bottom spread of less than five times. In most of the buildings covered on this site that spread is ten, twenty or fifty times over. Here, the most valuable home in a 489-unit building is worth under $550,000 on the tax roll.
That has a practical consequence worth stating plainly: there is no luxury tier inside this building. The largest home is 1,385 square feet, and the highest qualified sale ever recorded is $720,000, in July 2023. Whatever happens to the top of the Miami market, it happens somewhere else.
Four consecutive years of falling values
Qualified sales from the county record — arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 32 | $445,000 | $527 |
| 2024 | 21 | $400,000 | $518 |
| 2025 | 17 | $380,000 | $500 |
| 2026 to date | 10 | $387,500 | $451 |
This is one of the clearest declines in the series, and one of the best evidenced. Price per square foot has fallen in every single year: $527, $518, $500, $451. That is about 14% across four years, with no year going the other way.
It rests on 80 qualified sales. On a sample that size, in a building whose floorplates cluster tightly around a 920 square foot median, the direction is not a statistical accident. Several buildings on this site record fewer than five transactions across the same period, and I say so on those pages precisely because their trends cannot be trusted. This one can.
Note also what the median price column does. It falls from $445,000 to $380,000, then rises to $387,500 in 2026 — which a casual reader would take as the market turning. It did not turn. Over the same year the per-foot figure fell from $500 to $451. What changed is that slightly larger homes sold in 2026. The per-foot number is the one telling the truth.
The part most buyers will miss
A 14% fall over four years, stated as a single figure, sounds like an orderly cooling. The year-by-year shape says something less comfortable.
The annual movements are −1.7%, then −3.5%, then −9.8%. The largest fall is the most recent one, and it is nearly three times the size of the one before it. Whatever is happening to values here has been gathering pace, not settling.
I want to be careful about how far that is pushed. 2026 is an incomplete year with ten sales behind it, and a partial year can move when the remaining months are recorded. It is entirely possible the final 2026 figure lands softer than $451. But on the record as it stands on 18 August 2026, the trend is downward and steepening, and a buyer should go in knowing that rather than reading a four-year average and assuming the worst is priced in.
Volume tells a matching story. Thirty-two qualified sales in 2023 against ten so far in 2026. Falling prices alongside falling transaction counts is a different signal from falling prices alongside heavy trading — the latter is a market clearing, the former is a market where sellers and buyers have not yet agreed on a number.
Who this building suits
It suits a buyer who wants to be at this address at the accessible end of the market, has a long horizon, and is not relying on appreciation. On four years of consistent evidence, the entry price today is materially better than it was in 2023 — and by the same evidence, it may be better still later.
It suits a short-hold investor poorly. Buying into the steepest year of a four-year decline, in a building with a hard ceiling of $720,000, is a narrow way to make money.
It suits a space buyer poorly too. At a 920 square foot median and a 1,385 square foot maximum, this is a compact building throughout, with no large-home tier to move up into.
If you are selling here, the difficult truth is that the per-foot record is public and consistent, and any competent buyer’s agent will find it. Pricing against 2023, or against a 2026 sale of a larger unit, is likely to cost you months. The 80-transaction record is the number you are negotiating against.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 350 South Miami Avenue — all 495 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding the six commercial folios along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, and 2026 is an incomplete year. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Wind by NEO — Frequently Asked Questions
How many units are in Wind by NEO?
The Miami-Dade County Property Appraiser records 495 folios at 350 South Miami Avenue: 489 residential homes and six commercial units. The mix is 223 one-bedrooms, 203 two-bedrooms, 60 three-bedrooms and three studios.
Have prices fallen at Wind by NEO?
Yes, in every year measured. Median price per square foot went $527 in 2023, $518 in 2024, $500 in 2025 and $451 so far in 2026 — about 14% in total, with no year moving the other way. The figure rests on 80 qualified sales, which is a large sample for a single building.
Is the decline slowing down?
No. The year-on-year falls are about 1.7%, then 3.5%, then 9.8% — the most recent drop is the largest of the four and nearly three times the size of the one before it. 2026 is an incomplete year and the final figure may land softer, but on the record as it stands the fall is steepening.
Why did the median sale price rise in 2026 if values are falling?
Because slightly larger homes happened to sell. The median price went from $380,000 to $387,500 while median price per square foot fell from $500 to $451. In any building with varying floorplates, the per-square-foot figure is the more reliable measure.
What size are the residences at Wind by NEO?
Heated area runs from 698 to 1,385 square feet with a median of 920. This is a compact building throughout — there is no large-home tier, and the largest residence in all 489 homes is under 1,400 square feet.
What is the most expensive sale at Wind by NEO?
The highest qualified, arm’s-length sale on the county record is $720,000, from July 2023. The top 2026 assessed value in the building is $545,437, and the lowest is $117,470 — an unusually narrow spread for a building of this size.
Is Wind by NEO a good investment?
It is a difficult case to make on a short horizon. Values have fallen in each of the last four years, the fall accelerated in 2026, transaction volume has dropped from 32 sales a year to ten, and the building has a hard price ceiling around $720,000. For a long-horizon buyer who wants the address and is not depending on appreciation, the entry price is materially better than it was in 2023.
Sources and further reading
Interested in selling in Wind by Neo?
Learn more about selling your condo in Wind by Neo with Josh Stein.
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