72 Park Miami Beach

What the county records at 72 Park

The Miami-Dade County Property Appraiser holds 206 folios in the declaration 580 72ND STREET CONDO. All 206 are classified residential condominium, and the undivided ownership shares sum to 99.9994%.

⭐ That settles something this page could not settle before. Until today it said the unit count was “reported as both 206 and 270 depending on how the micro-units are counted”. It is 206. The shares closing to 100% is the proof: the county record is the whole building, not a portion of it. The 270 still showing in the grey box at the top of this page is wrong, and that box is generated by the site template and cannot be edited from here.

The homes sit on floors 6 to 21 — the county’s own unit numbering skips the thirteenth floor — and run 406 to 1,099 square feet, median 588, across 24 distinct floor plans.

⚠️ Two figures worth flagging rather than smoothing over. First, the county records no studios — the smallest homes, at 406 to 435 square feet, are carried as one-bedrooms, which is why the one-bedroom count is so high. Second, the marketing and trade record describe sizes of 466 to 1,200 square feet; the county records 406 to 1,099. Both are published and we are not going to quietly pick one.

2026 assessed value across all 206 homes: $185,648,000, median $791,000.

What people paid, and how fast it happened

The county records 182 qualified, arm’s-length sales.

⭐ The closings were a wave, not a trickle. Forty-eight deeds recorded in February 2025, seventy-three in March, twenty-five in April and twenty in May — 166 of the 182, in four months. After that it stops almost dead: four in the second half of 2025 and six in 2026 to date.

Twenty-seven of the 206 homes — 13% — carry no qualified sale. ⚠️ That is not the same as unsold: a home can be under contract without a deed, and the roll can lag a recent recording. But it is the number to ask the association about.

Three resales, three losses

🔴 This is the most important thing on the page, and it is four lines long.

Three homes at 72 Park have been bought and then sold again. All three sold for less than the seller paid.

⚠️ Three transactions are three transactions. This is not a market reading, it cannot be one, and anybody who tells you 72 Park is “down 35%” on the strength of unit 709 is misusing the record exactly as badly as the people who told you it was pre-construction.

But it is the entire resale history of this building, and it points one way. Every owner who has tried to exit has taken a loss, and the largest was a third of the purchase price inside eight months. For a building that has been sold substantially on its income potential, that is information a buyer is entitled to have before an agent quotes them a projected yield.

The mechanism is not mysterious and it is worth understanding. Nearly the whole building closed within four months at developer pricing. An owner selling into 2025 or 2026 is selling against 178 recent comparables at that same pricing, in a building where the homes are small and largely interchangeable — 24 floor plans across 206 units, many of them repeating fifteen or sixteen times. There is very little to differentiate one seller from the next except price.

The short-term rental question

72 Park has been marketed, prominently, as the first luxury tower in Miami Beach to permit short-term rentals — and for a great many buyers here that was the reason to buy.

⚠️ This page is not going to confirm that for you, and you should be sceptical of any page that does. Short-stay rights in Miami Beach are not a feature a developer can grant. They are decided by three separate things, and all three have to line up:

• The City of Miami Beach’s own rules for the specific zoning district the building sits in, together with whatever registration, licensing and tax registration the city requires.
• The State of Florida’s licensing regime for transient public lodging.
• The condominium’s own declaration, which binds you personally and which can be amended by the owners after you buy.

What to do about it, concretely: ask for the recorded declaration and any amendments, and read the leasing article yourself. Ask the association what licences the building and its owners actually hold, in writing. And if a projected rental yield is part of why you are buying, get the assumptions behind it in writing too — occupancy, nightly rate, management fee, cleaning, city and state taxes, and what the association charges for short-stay operations.

⛔ One thing that is not evidence: a county property-use code. It is an assessment classification, not a permit, and it fails in both directions on Miami short-stay buildings. Nothing on this page about rentals is derived from one.

Who this suits, and who it does not

It suits a buyer who wants a new, well-amenitised home in North Beach at a genuine Miami Beach entry price and intends to use it. One-bedrooms closed at a median of $850,500 in a 2025 building with 64,000 square feet of amenity, a 150-foot pool and a rooftop, three blocks from the ocean. In Miami Beach terms that is not expensive, and North Beach is the part of the island still changing in the buyer’s favour.

It suits badly a buyer who needs this to appreciate on a short horizon. The whole building closed at developer pricing inside four months, there are 178 comparables sitting behind any resale you attempt, the homes are small and highly repeated, and all three owners who have tried to sell have lost money. That is a small sample and a clear direction.

And it suits badly a buyer who is underwriting on rental income they have not verified. The short-stay proposition is the reason many people bought here. It is also the part of the proposition that depends on a city, a state and an owners’ association — none of whom signed your purchase contract.

Three things to establish before you commit:

• The declaration’s leasing article, in full, plus any amendments, and what licences the building actually holds.
• How many homes the developer still owns — 27 have no recorded deed — and whether full assessments are being paid on them.
• The most recent closed sale in your exact floor plan. With 24 plans across 206 homes and fifteen or sixteen repeats of several of them, there is almost certainly a direct comparable, and it will be more useful than any building-wide average.

Interested in buying at 72 Park Miami Beach?

72 Park was delivered in 2025 and 179 of its 206 homes have already recorded a sale. Anything available is remaining developer inventory or a resale. Learn more with Josh Stein.

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Amenities & Services

72 Park Miami Beach Prices

Starting at $700,000

Prices range from $689,000 up to $2 million, and come fully furnished. As we are only accepting friends and family reservations before opening to the public, pictures are limited. However, your 10% deposit required for reservation is completely refundable should you change your mind.