Building facts
- Address
- 1800 & 1900 Sunset Harbour Drive
- Neighborhood
- South Beach
- Year built
- 1998
- Floors
- 26
- Residences
- 426
- Status
- Completed
- Pricing
- Starting at $1.38 Million
What is actually in Sunset Harbour. Read off the public roll, not the listing feed.
Key Takeaways
- ⭐⭐ Sunset Harbour barely had a crash — Between 2004–07 and 2008–12 the median price per square foot went up 11.7% at Sunset Harbour North, and fell just 2.7% at the Townhomes, 12.6% at Sunset Harbour South and 14.3% at the Lofts. Over the same years The Bridgewater in North Bay Village fell 51.7%. Four independent declarations here agree.
- Up 89% to 154% per square foot in twenty years — Sunset Harbour North +88.7% · the Lofts at South Beach +89.0% · Sunset Harbour South +92.7% · the Townhomes +153.5%. Each measured from its own first sales to 2022–26, on the county roll.
- ⭐ Two very different buildings now clear at the same price per foot — Sunset Harbour South and the Townhomes both sit at $824 per square foot in 2022–26 — despite median homes of 1,140 and 2,640 square feet. ⚠️ That is two medians on 22 and 13 sales landing together, not a rule.
- 🔴 There are 545 homes here — and 949 separately deeded parking spaces — Of 1,557 county folios across the five condominiums, 949 are individual parking spaces with their own folio, their own deed and their own tax bill. A folio count here is not a home count.
- ⭐ A parking space is real estate in Sunset Harbour, and it trades — Since 2020 the county records parking spaces selling from $20,000 to $31,000 at Sunset Harbour North and $30,000 to $65,000 at Sunset Harbour South. The 949 spaces carry a combined 2026 assessed value of $23,390,415.
- The newest building costs 61% more per foot than the best of the older ones — Palau Sunset Harbour, completed 2016, trades at $1,330 per square foot against $824 at the two best-performing 1990s buildings.
- ⭐ And seven folios at Palau are almost certainly deeded boat slips — Units MV-1 to MV-7, 72 to 154 square feet, assessed at $237,500 to $433,200 each. The county does not say what “MV” stands for — but nothing else at that size is worth a quarter of a million dollars.
Home > Neighborhoods > Sunset Harbour
Sunset Harbour is a small, flat, walkable pocket of western Miami Beach, between 18th and 20th Streets at the foot of the Venetian Causeway, built around a working marina. It is one of the few parts of Miami Beach where daily life happens on foot, and it has one of the most unusual property records in Miami-Dade County. This page is built from all 1,557 county folios across its five condominium declarations, retrieved individually.
What is actually in Sunset Harbour
| Declaration | Built | Homes | Median home | Other folios |
|---|---|---|---|---|
| Sunset Harbour North — 1900 Sunset Harbour Dr | 1996 | 220 | 1,160 sq ft | 400 parking, 21 commercial |
| Sunset Harbour South — 1800 Sunset Harbour Dr | 1998 | 210 | 1,140 sq ft | 549 parking, 18 commercial |
| The Townhomes at Sunset Harbour | 1996 | 50 | 2,640 sq ft | — |
| The Lofts at South Beach — 1701 Sunset Harbour Dr | 2004 | 22 | 1,323 sq ft | 8 commercial |
| Palau Sunset Harbour — 1201 20th St | 2016 | 43 | 1,442 sq ft | 7 marina folios, 9 commercial |
| Total | 545 | 949 parking, 56 commercial |
Five hundred and forty-five homes. That is the whole of Sunset Harbour’s condominium stock, and it is a small number for a neighbourhood people talk about as much as this one. For scale, a single Brickell tower routinely holds more.
The homes themselves split into three very different products: the two 1990s towers at a median of about 1,150 square feet; the Townhomes, which are 50 three-bedroom houses of 2,420 to 2,790 square feet and the only all-three-bedroom product in the neighbourhood; and the two later boutique buildings, the Lofts (2004) and Palau (2016).
Across the two towers the county records the bedroom mix as 73 one-bedroom, 260 two-bedroom, 73 three-bedroom and 24 four-bedroom homes.
Twenty years of prices across five buildings
Because four of the five declarations were selling by the mid-2000s, and because the county records what people actually paid, the roll here holds something genuinely rare: four independent twenty-year price series for one small neighbourhood. Median price per square foot, qualified arm’s-length sales only, with the number behind each figure:
| Period | SH North | SH South | Townhomes | The Lofts | Palau |
|---|---|---|---|---|---|
| 2004–07 | $400 (17) | $428 (19) | $325 (36) | $344 (18) | — |
| 2008–12 | $447 (15) | $373 (15) | $316 (15) | $295 (7) | — |
| 2013–17 | $591 (10) | $531 (7) | $493 (10) | $551 (10) | $759 (49) |
| 2018–21 | $594 (14) | $697 (12) | $645 (12) | $504 (4) | $953 (11) |
| 2022–26 | $755 (11) | $824 (22) | $824 (13) | $650 (5) | $1,330 (19) |
| Change | +88.7% | +92.7% | +153.5% | +89.0% | +75.2% |
Three of the four older declarations land between +88.7% and +92.7%. They are separate condominiums with separate boards, separate budgets and different products, and they moved together. That is about as close to a real neighbourhood appreciation rate as a county roll will give you.
⭐ The Townhomes are the outlier, and in the right direction: +153.5%. Fifty three-bedroom houses of 2,420 to 2,790 square feet, which started as the cheapest product per foot in the neighbourhood at $325 and now match the best of it. The family-sized product outperformed the apartments by a wide margin — a pattern worth remembering when someone tells you Miami is a one-bedroom market.
⚠️ Two cautions, stated plainly. First, these are small counts — five to twenty-two sales in the most recent window — so read each figure as a level, and expect single transactions to move a median. The twenty-year direction rests on five consecutive periods in each building and on four buildings agreeing, not on any one number. Second, all of this is nominal: no inflation adjustment has been made.
⭐ One coincidence worth flagging rather than explaining. Sunset Harbour South and the Townhomes both land at $824 per square foot in 2022–26 — and their median homes are 1,140 and 2,640 square feet. Two medians on 22 and 13 sales landing on the same number is a coincidence, not a law, and I am not going to build an argument on it. But if you are choosing between a large apartment and a townhouse here, the per-foot cost is currently the same and the decision is about the product, not the price.
The crash that mostly did not happen here
This is the finding that most changes how you should read Sunset Harbour, and it holds across four separate declarations.
| Building | 2004–07 | 2008–12 | Change |
|---|---|---|---|
| Sunset Harbour North | $400 | $447 | +11.7% |
| The Townhomes | $325 | $316 | −2.7% |
| Sunset Harbour South | $428 | $373 | −12.6% |
| The Lofts at South Beach | $344 | $295 | −14.3% |
| The Bridgewater, North Bay Village | $337 | $163 | −51.7% |
Sunset Harbour North recorded a higher median price per square foot through the crash than before it. The worst any of these four buildings did was −14.3%. Fifteen minutes north, a building of the same vintage lost more than half.
⭐ The mechanism is legible and it is worth understanding, because it is the whole argument for buying here. These are 1996 and 1998 buildings, already ten years old when the crisis hit. None of them was carrying unsold developer inventory, none was in lease-up, and their owners were not, in the main, people who had bought a pre-construction contract in 2005. The buildings that collapsed in Miami were overwhelmingly the ones that delivered into 2005–08. Sunset Harbour had already been through its delivery cycle a decade earlier.
What this does and does not tell you. It does not predict the next cycle, and I am not going to pretend it does. What it tells you is that “the Miami condo market” is not a single thing: in the same county, in the same years, with the same money, established 1990s stock in a walkable pocket and a brand-new 2006 tower produced completely opposite outcomes. If you are being quoted a Miami appreciation figure, or a Miami drawdown figure, ask which buildings it was averaged over.
The 949 parking spaces, and why they matter
🔴 Of the 1,557 county folios in Sunset Harbour, 949 are individual parking spaces. Each has its own folio number, its own deed, its own undivided share of the common elements and its own line on the tax roll. They are numbered P101 upward, they are recorded at under 200 square feet, and the county classifies them as residential condominium units with zero bedrooms.
Sunset Harbour South has 549 of them against 210 homes. Sunset Harbour North has 400 against 220 homes. The Townhomes and the Lofts have none.
This matters to a buyer in three concrete ways.
One: a home here does not automatically come with parking. A space is a separate piece of real estate that has to be conveyed to you, and the contract has to say so. Check the folio numbers on what you are actually buying.
Two: spaces trade, and there is a price record. Excluding deeds where a space was conveyed together with a home — which land six-figure prices on a parking folio and are not parking prices at all — the county records:
- Sunset Harbour North: 25 clean sales, median $20,000. Since 2020, six sales from $20,000 to $31,000.
- Sunset Harbour South: 90 clean sales, median $15,000. Since 2020, eleven sales from $30,000 to $65,000.
Three: it is a real share of the value. The 949 spaces carry a combined 2026 assessed value of $23,390,415. If you own one, you own an asset the county values at a median of about $25,000 to $28,000 and which has been selling for more than that.
⚠️ And it distorts every folio count you will read about these buildings. Sunset Harbour South has 777 folios and 210 homes. Anyone reporting the first number as the building’s size is out by nearly four times.
⭐ Palau has something else again. Seven folios there are lettered MV-1 to MV-7, recorded at 72 to 154 square feet and assessed for 2026 at $237,500 to $433,200 each — $1,858,200 in total. The county does not expand the letters. At a building on the water, at those values, they are deeded marina berths and not car spaces — that is an inference from the record rather than something the county states, and it is worth confirming in the declaration if a slip is part of what you are buying.
Every condominium in Sunset Harbour
Sunset Harbour North — 1900 Sunset Harbour Drive, built 1996. 220 homes from 660 to 3,410 square feet, median 1,160; 38 one-bedroom, 145 two-bedroom, 32 three-bedroom and 5 four-bedroom. 400 deeded parking spaces and 21 commercial units. 2026 assessed value across the homes: $185,623,828, median $649,776. The only building in the neighbourhood whose median price per foot rose through the crash.
Sunset Harbour South — 1800 Sunset Harbour Drive, built 1998. 210 homes from 800 to 6,680 square feet, median 1,140 — the widest range in the neighbourhood by a distance; 35 one-bedroom, 115 two-bedroom, 41 three-bedroom and 19 four-bedroom. 549 deeded parking spaces and 18 commercial units. 2026 assessed: $173,002,135, median $621,020. Its 2022–26 median of $824 a foot is the highest of the older buildings, on the largest recent sample in the neighbourhood (22 sales).
The Townhomes at Sunset Harbour, built 1996. 50 homes, every one a three-bedroom, from 2,420 to 2,790 square feet, median 2,640. No parking folios and no commercial. 2026 assessed: $68,465,002, median $1,422,475 — the second-highest median in Sunset Harbour. The best twenty-year performer here by a wide margin at +153.5%.
The Lofts at South Beach — 1701 Sunset Harbour Drive, built 2004. 22 homes from 965 to 2,634 square feet, median 1,323, plus 8 commercial folios — four retail and four office. 2026 assessed: $14,802,297, median $697,169. ⚠️ Its declaration does not close on the county roll; the detail is on that building’s own page.
Palau Sunset Harbour — 1201 20th Street, built 2016. 43 homes from 701 to 4,079 square feet, median 1,442; 12 one-bedroom, 14 two-bedroom, 17 three-bedroom. Nine commercial folios and the seven marina folios. 2026 assessed: $69,498,070, median $1,546,757 — the highest in Sunset Harbour. Its 2022–26 sales run at $1,330 per square foot, 61% above the best of the older buildings.
Who Sunset Harbour suits, and who it does not
It suits a buyer who wants to live in Miami Beach without a car being the point of every day. That is not a soft claim about lifestyle — it is the thing the price record keeps reflecting. The neighbourhood is compact, flat, mixed-use and it held its value through the worst housing downturn in modern American history better than almost any 2000s-built product in the county.
It suits a buyer who wants a real three-bedroom. The Townhomes are fifty three-bedroom houses of 2,420 to 2,790 square feet, and Sunset Harbour South holds another 41 three-bedrooms and 19 four-bedrooms. In a market where most inventory is one- and two-bedroom apartments, that is genuinely scarce and it is the segment that has performed best here.
It suits badly a buyer who needs choice or speed. Five hundred and forty-five homes in the whole neighbourhood, producing on the order of fifteen to twenty qualified sales a year across all five buildings. In most months there will be very little to look at, and if you need to sell on a schedule that thinness cuts against you.
And it suits badly anyone who assumes parking comes with the home. In the two largest buildings it very often does not, it is a separate deed, and it has been selling for $20,000 to $65,000.
Four things to establish before you commit here:
- Exactly which folios you are buying — the home, and each parking space or marina berth, is a separate one.
- The association’s budget, reserves and structural reserve study. The two largest buildings are 1996 and 1998, which puts them squarely inside the window where Florida’s milestone inspection and reserve rules bite, and the City of Miami Beach runs its own recertification programme. Ask what has been done and what is funded.
- Flood elevation and insurance for the specific building and floor. This is a low-lying waterfront pocket and the answer varies.
- What the association allows on leasing, in the declaration, in writing.
Verified 26 August 2026 against the Miami-Dade County Property Appraiser record. The neighbourhood census is built from a complete sweep of Sunset Harbour Drive — 1,487 parcels retrieved against the county’s own total of 1,487, deduplicated and checked — together with the Palau Sunset Harbor declaration on 20th Street, giving 1,557 folios across five declarations, each folio pulled individually. 🔴 Home counts exclude the 949 separately deeded parking folios (recorded as residential condominium units at under 200 square feet with zero bedrooms) and the 56 commercial folios; a raw folio count overstates these buildings by up to four times. Sale figures are qualified, arm’s-length transactions only, excluding transfers covering more than one parcel. ⚠️ Parking prices exclude every sale row of $200,000 or more: those are deeds where a space was conveyed together with a home and the price recorded against the parking folio, and treating them as parking prices would be wrong by two orders of magnitude. ⚠️ Each price figure carries the number of sales behind it; the most recent window holds between five and twenty-two sales per building and is reported as a level rather than a trend. All figures are nominal. ⛔ No storey count is asserted for any building: the county publishes none. ⛔ The reading of Palau’s MV-1 to MV-7 folios as marina berths is an inference from their size and assessed value, not a county statement. Comparisons to The Bridgewater come from our own separately pulled county record for that building. Re-check when the next tax roll publishes.
Sunset Harbour, Miami Beach — Frequently Asked Questions
How many homes are there in Sunset Harbour?
545, across five condominium declarations: Sunset Harbour North (220), Sunset Harbour South (210), The Townhomes at Sunset Harbour (50), Palau Sunset Harbour (43) and The Lofts at South Beach (22). 🔴 Do not use folio counts. The five declarations hold 1,557 folios, of which 949 are separately deeded parking spaces and 56 are commercial units.
What does property in Sunset Harbour sell for?
On qualified sales in 2022–26: $824 per square foot at Sunset Harbour South (22 sales) and at the Townhomes (13), $755 at Sunset Harbour North (11), $650 at The Lofts at South Beach (5), and $1,330 at Palau (19). Median tickets run from $850,000 at Sunset Harbour North to $2,300,000 at the Townhomes.
Has Sunset Harbour appreciated?
Substantially, and consistently across separate buildings. From each building’s own 2004–07 sales to 2022–26, median price per square foot rose 88.7% at Sunset Harbour North, 89.0% at The Lofts, 92.7% at Sunset Harbour South and 153.5% at the Townhomes. ⚠️ Nominal, before inflation, on small annual counts.
What happened to Sunset Harbour in the 2008 crash?
⭐ Very little, which is the most surprising thing in the record. Median price per square foot between 2004–07 and 2008–12 went up 11.7% at Sunset Harbour North and fell only 2.7% at the Townhomes, 12.6% at Sunset Harbour South and 14.3% at The Lofts. For contrast, The Bridgewater in North Bay Village — a 2006 building — fell 51.7% over the same years. These are established 1990s buildings that had finished their delivery cycle a decade before the crisis.
Does a Sunset Harbour condo come with parking?
🔴 Not necessarily, and you must check. Parking at Sunset Harbour North and South is separately deeded — 949 individual spaces, each with its own folio and tax bill, against 430 homes in the two towers. Spaces trade on their own: since 2020 the county records them at $20,000 to $31,000 at the North tower and $30,000 to $65,000 at the South. Confirm which folios your contract conveys.
Which Sunset Harbour building has the largest homes?
The Townhomes at Sunset Harbour — 50 three-bedroom houses of 2,420 to 2,790 square feet, median 2,640, and the only all-three-bedroom product in the neighbourhood. The single largest home on the roll is at Sunset Harbour South, at 6,680 square feet, in a building whose median is 1,140.
Which is the newest building in Sunset Harbour?
Palau Sunset Harbour, 1201 20th Street, completed 2016 — 43 homes from 701 to 4,079 square feet with the highest median assessed value in the neighbourhood at $1,546,757. It trades at $1,330 per square foot, 61% above the best of the 1990s buildings. Seven further folios there, lettered MV-1 to MV-7, are assessed at $237,500 to $433,200 each and appear to be deeded marina berths.
Sources and further reading
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