Edgewater Miami Condos for Sale, Building by Building

Published 20 August 2026

This is the inventory page I wanted to exist when I started working Edgewater. Not a wall of listing tiles, but a read on each bayfront tower: how much is actually for sale in it right now, what the asking prices and price per square foot look like, what the association dues appear to run, and how close the building is to its structural recertification. Everything below was collected on 19 August 2026 and every figure carries its verification depth, because in this submarket the portals disagree with each other constantly and the disagreements are large enough to change a decision.

One thing to be clear about before you read a single number: these are asking prices on active listings, not sold comparables. Asking prices in a market with this much standing inventory tell you what sellers hope for, not what buildings clear at.

How I built this and what I refused to publish

Each building was reconciled across at least two independent unit lists. Where the lists agreed, I computed a median from the individual unit rows. Where they did not agree, I went to unit detail pages and checked status one by one. Search-result tiles retain dead prices and stale statuses for months; the detail page carries the truth.

Four buildings in this neighbourhood came out of that process unpublishable, and I have left them blank rather than print a median I would not defend. That section is further down and it is the most useful part of this page.

Edgewater towers with publishable figures, 2026 Q3

Three of those rows need a caveat before you use them.

One Paraiso is not mix-comparable. Nine of its ten active residences are three-bedroom or penthouse product. A $1,163 per square foot median from that set is not the same statistic as Gran Paraiso's $894, which is drawn across a much broader unit mix. Comparing them directly will mislead you.

Biscayne Beach has a count I will not state. Four sources give 24, 25, 20 and 16 active units. That spread is too wide to publish. The medians above come from the 22 rows I could verify, after removing two 768-square-foot units priced near $115 per square foot which are almost certainly cabana, storage or fractional interests rather than residences.

Paraiso Bayviews has a bimodal distribution. Its price per square foot spans $525 to $984 across the same building. The $717 median sits in a gap between two product tiers and describes neither of them. Ask for the tier, not the building average.

Adjacent towers I deliberately keep separate

Opera Tower at 1750 N Bayshore Drive (47 active, $345,000 median, $476 per square foot) and Quantum on the Bay at 1900 N Bayshore Drive (17 active, $475,000, $542) sit in ZIP 33132, not 33137. They are the same mid-market cohort and people search for them as Edgewater, but I keep them segmented so they never quietly drag an Edgewater-33137 figure down. Opera Tower's 47 active units is the largest single-building inventory I found anywhere in this collection, which is worth knowing before you list in it.

Four buildings where I will not publish a number

This is where most Edgewater pages quietly invent something.

Missoni Baia, 700 NE 26th Terrace. Three sources give three counts: 27, 20 and 18. The two full unit lists overlap on only five units. Four of six units I spot-checked are dead, including two sold in March and May 2026 and one pulled from the MLS in April. The sources also disagree by a factor of 2.2 on the association fee. Any median computed from that would be fiction.

Aria Reserve, 700 and 725 NE 24th Street. Source counts run from zero to 45, and the reason is structural rather than a data failure: this is developer-held inventory, not resale. The South Tower delivered in 2025 and the North Tower is still pre-delivery. Reporting the low number would misrepresent developer stock as scarcity; reporting the high one would misrepresent it as MLS resale.

The Charter Club, 600 NE 36th Street. One widely-syndicated source shows 15 active units. I checked eleven rows and eleven were not active, with sale dates running from 2013 to 2024. Exactly one unit is genuinely on the market, and the price shown for it was stale by $50,000. This is the oldest stock in the set, reported as a 1973 delivery, and it is the clearest example on this page of why a tile is not evidence.

Aria on the Bay, 488 NE 18th Street. The counts nominally agree at 30 or 31, which looks reassuring until you compare the actual unit sets, where only about ten of thirty overlap. Two confirmed sold units are still displayed as active, and one source contradicts itself on a single unit by $41,000. It is also ZIP 33132.

Association dues: what I could actually verify

Association fees are the number buyers guess at and then regret. Almost nobody publishes a real building range, because the fee varies by square footage and by line item. Three buildings gave me complete coverage, meaning I verified every active unit's monthly fee individually:

• 23 Biscayne Bay: $629 to $1,217 per month across all five active units. Median days on market 22.
• Onyx on the Bay: $1,440 to $2,306 across all four. Median days on market 149.
• The Crimson: $1,051 to $1,464 across all six. Median days on market 168.

For the rest I have observed fees on a minority of units, which is a spread, not a building range. Read them that way: Cite on the Bay $489 (1 unit of 15); Paraiso Bayviews $852 to $1,541 (3 of 30); Blue on the Bay $1,200 to $1,667 (2 of 16); Bay House $1,367 to $2,026 (2 of 6); Paraiso Bay $1,003 to $2,661 (4 of 26); Gran Paraiso $1,426 to $3,941 (4 of 21); Icon Bay $1,544 to $1,849 (3 of 15); Biscayne Beach $1,157 to $4,100 (3 units); One Paraiso $1,662 to $6,366 (3 of 10); Elysee Miami $4,359 to $6,571 (3 of 6).

I discarded two readings during collection: a $2,357.75 figure at Icon Bay that turned out to be annual property tax parsed as a monthly association fee, and a per-square-foot estimate printed on one aggregator that contradicted every fee I actually observed. If your budget is being built on a portal's association-fee field, ask where that field came from.

The age question, which is the one that will cost you money

Florida's milestone inspection under Statute 553.899 falls due by 31 December of the year a condominium building reaches 30 years, and a local enforcement agency may set it at 25. Miami-Dade County Code Section 8-11(f) does exactly that for condominium and cooperative buildings of three or more storeys within three miles of the coastline. Edgewater sits on Biscayne Bay, so assume the 25-year cycle here and confirm the specific building with the City of Miami building department. I wrote up how the two obligations interact in this piece on why it is 30 years now, not 40.

Four delivery years below are confirmed against the Miami-Dade Property Appraiser roll. The rest are the best publicly attributable figures I have and are marked as such, because I have twice caught myself about to publish an Edgewater building fact that turned out to belong to a different tower.

• County roll confirmed: Bay House 2015 (25-year point 2040), Paraiso Bay 2018 (2043), Gran Paraiso 2019 (2044), Elysee Miami 2021 (2046).
• Publicly reported, not yet roll-confirmed: Blue on the Bay 2005 (2030), Opera Tower 2007 (2032), Quantum on the Bay 2008 (2033), Icon Bay 2015 (2040), Biscayne Beach 2016 (2041), Aria on the Bay 2017 (2042), One Paraiso 2018 (2043), Paraiso Bayviews 2018 (2043), Missoni Baia 2023 (2048).
• Not established this quarter: 23 Biscayne Bay, Onyx on the Bay, The Crimson, Cite on the Bay, The Charter Club. These are the older buildings on the page, which makes the gap a real one, and it is the first thing I would resolve on any of them.

Note the disagreement on Gran Paraiso: the county roll says 2019, and a widely cited reference says 2018. A single year matters when it sets an inspection deadline.

What I would check before committing to any of these

The same short list, in this order, for every building on this page. Ask for the recorded declaration by Official Records book and page, not a summary of it. Ask for the association's current budget and financial statements, which Florida Statute 718.503 entitles you to before closing. Ask for the structural integrity reserve study and the reserve funding vote, because a reserve study is the document that should decide your offer. Ask what has been assessed in the last three years and what is under discussion now, since a pending special assessment changes the price you should be paying. And ask for the milestone or recertification report and any repair orders behind it.

If any of those cannot be produced, that is the finding.

Questions I get about buying in Edgewater

Which Edgewater building has the most units for sale right now?

Within Edgewater 33137, Paraiso Bayviews at 501 NE 31st Street has the most publishable active inventory at 30 units, followed by Paraiso Bay at 26 and Gran Paraiso at 21. Counting the adjacent 33132 towers, Opera Tower's 47 active units is the largest concentration in the area. Figures are from 19 August 2026 and turn over constantly.

What is the price per square foot for Edgewater condos?

There is no single number, and any page that gives you one is averaging across incomparable product. Verified 2026 Q3 medians of asking price per square foot run from $510 at Cite on the Bay to $1,332 at Elysee Miami. The mid-market bayfront towers cluster between roughly $510 and $690, the newer Related Group product between roughly $717 and $894, and the small-floorplate buildings above $1,100.

Are these sold prices?

No. Every figure on this page is an asking price on an active listing. Miami condo asking prices and closing prices have been some distance apart, so use these to compare buildings against each other rather than to estimate what you will pay.

Why do listing portals show different numbers of units in the same building?

Because their feeds refresh at different rates and some retain units that sold months ago. During this collection I found a rental mis-filed into a for-sale table, a building where eleven of eleven checked rows were dead, and two buildings whose unit lists barely overlapped. That is why several buildings on this page carry a figure and several deliberately do not.

Do older Edgewater buildings carry more risk?

Age determines when structural recertification falls due, and recertification is what produces repair orders that become assessments. In Edgewater the practical divide is between towers delivered from roughly 2015 onward, whose 25-year point is 2040 or later, and the earlier stock, which is either approaching that point or past it. That is a documentable difference, and the report and the reserve study are how you check it building by building.

How current is this page?

Collected 19 August 2026 for the 2026 Q3 period. I rebuild it each quarter, and each rebuild re-verifies rather than carrying figures forward.

Where to go next

Building-level detail sits on the individual pages: Elysee Miami, Gran Paraiso, Paraiso Bay and Bay House, with more of the neighbourhood being added. For the area itself, read the Edgewater neighbourhood guide. If you are looking at leasing rather than buying, the rental approval process in these towers is its own subject. Current listings are on the Edgewater rental guide, and the wider legal backdrop is in Florida condo law in 2026.