A primary bedroom at Origin Residences Bay Harbor — developer rendering
A residence dining room and terrace view at Origin Residences Bay Harbor — developer rendering
A residence kitchen at Origin Residences Bay Harbor — developer rendering
A residence living room at Origin Residences Bay Harbor — developer rendering
Every building we track in Bay Harbor Islands
12 buildings we track in Bay Harbor Islands, from the county roll. 11 of them have a page on this site.
What Bay Harbor Islands actually costs
Asking prices are opinions. This is what buyers actually paid — every qualified, arm’s-length sale on the county record, in the Bay Harbor Islands buildings we track.
2026 to date−7.0%vs 2024 peak
333 homes across 10 condominium declarations on the county record. Median of qualified, arm’s-length sales, straight from the roll — not a portal’s estimate, and not the whole neighbourhood: these are the buildings we track.
Did owners make money · 153 resales on the record
Aerial view of Bay Harbor Islands, Miami
Aerial view of Bay Harbor Islands, Miami
Aerial view of Bay Harbor Islands, Miami
Aerial view of Bay Harbor Islands, Miami
Aerial view of Bay Harbor Islands, Miami
Aerial view of Bay Harbor Islands, Miami
What the market is doing in 2026. Every sale Miami-Dade County has recorded in 7 declarations and 263 homes — what buyers paid, not what sellers ask.
The county record
What Bay Harbor Islands actually costs
7 condominium declarations. 263 homes. Every sale Miami-Dade County has recorded in them.
Everyone else shows you what sellers are asking. This shows you what buyers paid.
2026 to date -9.7% vs 2024 peak
Did owners make money?
132 Bay Harbor Islands homes have been bought and sold again on the arm’s-length record. This is how they did.
Gross figures — the difference between two recorded prices, before commissions, taxes, assessments and carrying costs. Foreclosures and deeds in lieu are excluded: both legs must be qualified arm’s-length sales.
Every building, by price per square foot
Ranked on 2026 sales. Tap any building for its full record — the four-year table, the resale outcomes, and what the county holds.
Method. Every condominium declaration in Bay Harbor Islands retrieved folio by folio from the Miami-Dade County Property Appraiser and filtered to residential homes, excluding commercial, parking, cabana and storage. Each declaration is checked against its common-element shares, which by law sum to 100%, to confirm no part of a building is missing. Bulk and portfolio transfers are excluded outright. These are closed sales, not active listings, and 2026 is an incomplete year.
Bay Harbor Islands is two islands and a 75-foot height limit, and that limit is the entire investment case. It is why every new building here is a seven- or eight-storey boutique with twenty-something to sixty-something residences instead of a tower, and it is why nobody can flood this market the way they can flood Edgewater.
The west island is single-family. The east island is multifamily and commercial, anchored by Kane Concourse. Those are two different markets sharing one town name, and blending them produces numbers that describe neither.
The town-wide median sale price across all property types is $840,000. The median single-family sale price is $5,285,000. The median townhouse is $1,675,000, and the median condominium asking price is about $1,049,000. Those are all true at the same time, on roughly 150 sales a year. Any comparable here has to be island-specific and property-type-specific, or it is meaningless.
Verified 3 August 2026. Source: Homes.com town market trends, accessed 3 August 2026 (listing-portal data); single-family record confirmed by The Real Deal, 16 June 2026.
What the market is doing in 2026
Inventory sits at roughly 14.6 months of supply across 195 listings, with an average 165 days on market. That is a buyer’s market by any definition, and it is looser than the Miami-Dade county condo figure of 12.3 months.
MLS-derived brokerage data puts closed sales at an average of $789 per square foot against active asks averaging $950 per square foot, with properties closing about 8.3% below list across 140 days. That ask-to-close gap runs in the same direction as neighbouring Surfside and tells you the same thing: sellers here have not repriced.
The records, and what they signal
The town record for any property type is $21.8 million — 9640 West Broadview Drive, an 8,000 square foot single-family home that closed in June 2026 at over $2,700 per square foot, a record price per foot for Bay Harbor Islands. The seller was developer Menachem Kranz.
The condominium record is $17 million, set in February 2025 by a Regency Collection penthouse at La Maré Bay Harbor, 9927 East Bay Harbor Drive — 8,000 square feet at roughly $2,125 per foot with a 4,000 square foot private rooftop terrace. It broke a previous $12.5 million record.
Two records, two years apart, in a town that sells 150 homes a year. Treat them as ceiling markers, not comparables.
The supply question nobody frames properly
The 75-foot cap constrains long-run supply. It does not constrain short-run supply, and right now that distinction matters.
Four boutique projects delivered or are delivering across 2025 and 2026 — La Baia South (Continuum Company, 68 residences), Origin Residences by Artefacto (27 residences), The Well at 1177 Kane Concourse (Terra with The Well, 66 residences, completed April 2026, $1.8M–$4.7M at an average $1,538 per square foot), and 9900 West (The Horizon Group, 23 residences, topped off December 2025, delivering summer 2026, roughly 50% sold, $3.2M–$5.1M with a ten-slip private marina).
That is roughly 184 new residences arriving into a market that absorbs about 150 sales a year of every type. They are also broadly similar products at broadly similar prices, which means they compete with each other directly. If you are buying new here, you are buying into that.
Behind them: One Kane at 9551 East Bay Harbor Drive, a 126,000 square foot Class A office building by Taubco and Landau Properties, under vertical construction for early 2027 — which changes the character of the Kane Concourse corridor — and a proposed 33-residence, eight-storey building at 9301 East Bay Harbor Drive by a Westdale Properties affiliate, designed by Kobi Karp with Gehry Partners, under Development Review Committee review as of January 2026.
Every building in Bay Harbor Islands
Two small islands off the 96th Street causeway, in the middle of a genuine building boom — boutique, low-rise, and almost all of it new. These are the buildings with pages on this site.
- Alana Bay Harbor
W. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Bay Harbor One
100th Street, Bay Harbor Islands, Florida 33154 - Bijou Bay Harbor
E. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Indian Creek Residences and Yacht Club New
Indian Creek Residences 9110 West Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Kai at Bay Harbor
W. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - La Baia Bay Harbor
E. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Le Nautique
E. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - O Residences
E. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Onda Residences
Onda Residences Bay Harbor Islands Condos 1135 103rd Street, Bay Harbor Islands, Florida 33154 - Origin Residences Bay Harbor New
W. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Riva Bay Harbor
W. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - Sereno Residences
E. Bay Harbor Drive, Bay Harbor Islands, Florida 33154 - The Altair Bay Harbor
W. Bay Harbor Drive, Bay Harbor Islands, Florida 33154
What to check before you buy here
Which island. West is single-family and quiet. East is where the density, the retail and the new construction are. The bridge between them is short; the markets are not comparable.
The delivery calendar of the other boutiques. If you are buying pre-construction or a new resale, ask what else delivers within twelve months and at what price per foot. In a market this small, four buildings is a supply event.
The same Florida condominium regime as everywhere else on this coast. Milestone inspection at 25 years for coastal buildings, Structural Integrity Reserve Study with non-waivable structural reserves, and the seven-day financial review window under HB 913. Newer boutique stock carries far less of this risk than the older Kane Concourse buildings — which is part of why it prices where it does.
Bay Harbor Islands — frequently asked questions
Why are all the new buildings in Bay Harbor Islands so small?
The town caps building height at 75 feet. That is why new construction here arrives as seven- and eight-storey boutiques with 23 to 68 residences rather than towers. It constrains long-run supply, which supports values, but it also means new inventory arrives in small batches of very similar product that compete directly with one another.
What is the median price in Bay Harbor Islands?
It depends entirely on property type, and the blended number misleads. The town-wide median across all types is about $840,000; the median single-family sale is $5,285,000; the median townhouse is $1,675,000; the median condominium asking price is around $1,049,000. The town sells roughly 150 homes a year, so treat all of these as indicative.
Is Bay Harbor Islands a buyer’s or seller’s market in 2026?
A buyer’s market. Roughly 14.6 months of supply across 195 listings, 165 average days on market, and properties closing about 8.3% below asking. Closed sales average around $789 per square foot against active asks averaging $950 — sellers have not adjusted to where the market is clearing.
What is the most expensive property ever sold in Bay Harbor Islands?
$21.8 million for 9640 West Broadview Drive in June 2026 — an 8,000 square foot single-family home at over $2,700 per square foot, a record price per foot for the town. The condominium record is $17 million, set at La Maré Bay Harbor in February 2025.
Sources
- The Real Deal — Developer Menachem Kranz sells waterfront Bay Harbor Islands home for $22M, 16 June 2026
- PROFILEmiami — La Maré Bay Harbor $17 million penthouse breaks town record, 3 February 2025
- Florida YIMBY — Vertical construction underway on One Kane, 5 January 2026
- Florida YIMBY — Luxury waterfront development proposed for 9301 E Bay Harbor Dr, 14 January 2026
- MIAMI REALTORS — Miami-Dade June 2026 market report, 17 July 2026
Related coverage
Part of Miami Neighborhoods.