Edgewater · Miami

Elysee Miami Condos for Sale — 788 NE 23rd St, Edgewater

If you are researching Elysee Miami condos for sale, start with the public record rather than the brochure. The tower stands at 788 NE 23rd Street in Edgewater, on the bay side of the neighbourhood, and Miami-Dade files it as THE ELYSEE CONDO — the name you need to pull the folio, the recorded deeds or the declaration yourself. Year built on the county roll is 2021. Most pages about this building repeat the sales-gallery copy; this one separates what the developer states from what the county records show, because only one of those is verifiable before you write an offer.

Unit mix and how the tower is numbered

Residence numbers on the county roll run from 201 to 5701. Most floors carry two, ending in 01 and 02; several carry only one, including the 4th, 6th, 25th, 28th, 34th and 57th. There is no 3rd, 5th, 7th, 13th or 30th floor in the numbering, so the stated 57 storeys and the highest residence number do not map one-to-one onto floor plates.

Living areas on the roll span roughly 2,315 to 3,492 square feet. Residence 1001 is recorded at 2,315 square feet with three bedrooms and four and a half baths; residence 5602, at the top of the range, at 3,492. Marketing square footage usually reads higher than the county figure, because the roll counts heated living area and excludes terrace. Ask which number a listing is quoting.

What the developer states about the building

The following comes from Two Roads Development's project material and from listing copy, not from a public record, so treat it as a description to verify on a walkthrough rather than a warranted fact: private elevator entry opening directly into each residence, floor-to-ceiling glazing with bay, Miami Beach and skyline outlooks, a wellness spa, a fitness centre, a wine lounge, a library, and separate sunrise and sunset pools.

Confirm on site which amenity levels are open, what the private-elevator arrangement means for a specific stack, and whether both pool decks are in service. An amenity programme described at pre-construction and one running four years after delivery are not always the same thing.

Recorded sale history

Individual transactions from Miami-Dade's recorded deeds, with price per square foot against the Property Appraiser's living area:

• Residence 2002, 2,322 sq ft — 21 May 2021, $2,085,000 (about $898/sq ft), from the sponsor.
• Residence 1701, 2,781 sq ft — 20 May 2021, $2,175,000 (about $782/sq ft), from the sponsor.
• Residence 3101, 2,860 sq ft — 14 May 2021, $2,450,000 (about $857/sq ft), from the sponsor.
• Residence 201, 2,668 sq ft — 16 March 2022, $2,500,000 (about $937/sq ft), from the sponsor.
• Residence 5602, 3,492 sq ft — 3 February 2025, $4,500,000 (about $1,289/sq ft), from the sponsor.
• Residence 1001, 2,315 sq ft — 6 May 2021 at $1,673,900 from the sponsor, again on 20 July 2021 at $2,350,000, and again on 18 March 2026 at $2,800,000 (about $1,209/sq ft).

Two things stand out. The price gradient with height is steep and consistent, which is what you would expect where the bay outlook improves floor by floor. And the sponsor was still closing residences in February 2025, nearly four years after recorded completion, which is worth knowing before you price a resale here. Recorded prices describe what has happened. They are not a projection.

Dues, parking, pets and leasing

Dues, parking allocation, pet policy and minimum lease term are all set by the recorded declaration and its rules, and all vary meaningfully between neighbouring Edgewater towers. None of them is published, and I will not print a figure I cannot source.

Florida Statute 718.503 entitles a buyer to the governing documents and financial disclosures before closing. Request the declaration and amendments, the bylaws and rules, the current budget with its dues schedule, the most recent financial statement, and the parking assignment tied to the specific folio. The leasing section is the only reliable answer on whether a short-term rental strategy is permitted, and getting it wrong after closing is expensive.

Milestone inspection and reserves

Completed in 2021 and within three miles of the coast, the tower's first Miami-Dade recertification falls in 2046, then every ten years. There is no milestone inspection report to read yet, which cuts both ways: no deferred-maintenance findings to price in, and no inspection history to learn from either.

The document that does exist is the structural integrity reserve study, required of Florida condominium buildings of three or more habitable storeys, with a completion deadline of 31 December 2025 under House Bill 913. For a building this young it is the single most informative forward-looking document available. Ask for it, and for the funding plan that came out of it.

Honest trade-offs

The low residence count is the building's defining characteristic and it works both ways. Two homes per floor means privacy and a direct elevator arrangement. It also means fewer than a hundred owners carry the cost of a full amenity programme, and the comparable-sale set for any residence is thin. Pricing here is negotiated on the specifics of a stack and a floor, not read off an index. If you want a deep comp set and a liquid resale market, a 300-unit tower a few blocks north will give you that. This one will not.

Frequently asked questions

Current availability

Availability at a 100-residence tower changes quickly, and the county roll lags the market by weeks. Browse current Edgewater listings, ask me for the present position on a specific stack, or read the Edgewater neighbourhood guide for wider market context.

Sources: Miami-Dade Property Appraiser (folio, year built, living area, recorded deeds); Two Roads Development (storeys, residence count, design team); Miami-Dade building recertification; Florida Statute 553.899.

Real Estate by Fania is the personal marketing name of Stefania Riverin, a licensed real estate sales associate. It is not a firm, brokerage, agency, company or team. All real estate services are provided through NB Elite Realty. This page is not an offering. Figures are drawn from public records and developer material and are provided for information only; verify independently before relying on them.