Fisher Island: 234 homes, 193 recorded resales, and a 125% median gain
The tightest resale record of any Miami neighbourhood I have pulled — and the one caveat that stops it being a promise.
The Record
Files and reporting drawn from the public record: filings, permits, dockets, lender letters and the county roll. The feed behind The Miami Confidential.
How often does a Miami condo actually trade?
On Fisher Island one home in thirty-two changes hands in a year. In the Upper Eastside it is one in fourteen. What turnover tells a buyer that a listing feed cannot.
Alhambra Parc says it has 74 residences. Its own website also says 78.
A pre-construction unit count changed and most of the internet did not notice — including one page on the developer’s own domain, modified this month.
Where Miami condo resales lose money — and where they almost never do
Nine Miami neighbourhoods, every recorded resale in them, and the share that sold for less than the owner paid. The spread runs from 1 per cent to 44.
Alhambra Parc Owns Its Whole Block. Kempinski Design District Owns Three Lots of Eight.
Two pre-construction towers, both marketed as whole-block developments. The Miami-Dade roll says one developer owns every lot and the other owns three of eight — a gap in the public record, which is not the same as a problem.
8 Miami Pre-Construction Projects the Listings Get Wrong
Two projects renamed, two marketed at addresses that do not exist on the county roll, one halted since March 2024, and a unit count that is off by 11%. What the record actually says, as of 1 September 2026.
The Raleigh Miami Beach: How a $103 Million Trophy Became Somebody Else’s $1 Billion Project
Shvo priced it at $12,000 a foot, lost it to a loan maturity, and declined to match the offer that took it. Nahla Capital is building it bigger — and suing over the drawings. What preconstruction buyers should learn.
When a condo becomes a hotel: what is happening inside two Brickell towers
At The Club at Brickell Bay, the Tampa Bay Times reported on 28 July 2026 that 85% of the condominiums
The Delmore, Surfside: Zaha Hadid on the Champlain Towers site, and why nothing has sold
DAMAC’s U.S. debut brings 37 furnished residences and a transparent rooftop pool to Surfside — everything buyers need to know about The Delmore.
The condo mortgage rules changed on Monday. Miami is the most exposed market in America.
Fannie Mae and Freddie Mac retired Limited Review on 3 August 2026. Every Miami condo buyer now faces a full examination of the building, at every down-payment level.