What Miami condos have actually sold for

Thirty-nine buildings, 12,568 deeded apartments, and 23,503 transfers recorded against them in the Miami-Dade County property roll. This page publishes what resold and for how much — as a range, from the public record, with the transfers that are not sales taken out and counted in front of you. Read 17 October 2026.

The table

Sorted by the number of resales behind each figure, highest first, because that count is what makes the range beside it worth anything. At or above 12 resales the figure is the middle half of them — a quarter of sales fell below it and a quarter above. Between 5 and 12 it is the full span instead, lowest to highest, and it says so, because the middle half of nine sales is an anecdote with a decimal point. Below 5 there is no range at all and the building's own page states the individual sales as what they are: individual sales.

Six buildings where the recent volume is the developer, not the market

These towers delivered recently enough that most of what the county has recorded since 2024 is the developer conveying apartments to their original buyers. Those prices were agreed in contracts signed years before the building was finished. Every one is a real arm's-length deed and every one carries Florida's qualified flag, which is exactly why mixing them into a median produces a number that looks completely normal and describes a price sheet rather than a market.

Aston Martin Residences is the clearest case. The roll holds 454 qualified sales there since 2024 against 398 deeded units — more sales than apartments, which can only mean the building sold itself out inside the window. Taken together those sales produce $1,239 per square foot. The 68 genuine resales among them produce $1,276 to $1,551. The mixed figure is lower than the market, by about a fifth, and looks entirely reasonable.

What these numbers do not say

A range across a whole building is a starting point for a conversation and nothing more. What actually settles the price of one apartment is the floor, which line it sits on and what that line looks at, whether the kitchen and bathrooms have been done since the building opened, what the monthly fee is and what it covers, and where the building stands on its structural inspection and its reserve study. The county roll holds none of that. It holds a price, a date, a qualification code and a heated area.

Price per square foot is the most easily misread column here. Inside one building it is a fair comparison between similar apartments and a poor one between a studio and a penthouse, because the fixed value of a view does not scale with floor area. Across buildings it quietly compares different standards of finish, different fee structures and different ages of mechanical plant.

And the roll trails the deed. The county publishes its own disclaimer and runs roughly a week and a half behind recording, so the most recent sale in a building may not be here yet. A unit under contract today is in nobody's public record.

The ten buildings not in the table

Of the 49 buildings profiled on this site, ten resolve to no recorded condominium declaration, so there is no per-unit sale history to publish. That is a finding rather than a gap, and the reason differs by building, so each one is stated:

• Baccarat Residences Miami — 444 BRICKELL AVE returns zero condominium parcels on MD_ComparableSales under any address spelling tried (measured 2026-10-09). No condominium declaration has been recorded, so there is no per-unit sale history to publish and no number to show.
• Bentley Residences Miami — 18401 COLLINS AVE returns zero condominium parcels on MD_ComparableSales under any address spelling tried (measured 2026-10-09). No declaration recorded yet.
• Cipriani Residences Miami — 1420 S MIAMI AVE returns zero condominium parcels on MD_ComparableSales under any address spelling tried (measured 2026-10-09). No declaration recorded yet.
• E11EVEN Hotel & Residences — 20 NE 11 ST returns zero condominium parcels on MD_ComparableSales (measured 2026-10-09) even though deeds have been recorded with the Clerk — see _reCheck. The condominium roll trails deed recording; this is roll lag, not an absent building.
• Natiivo Miami / GALE Miami Hotel & Residences — 601 NE 1 AVE exists on the roll (8 parcels, built 2024) but carries no parent folio and no condominium declaration — it is held under a declaration of covenants rather than as a condominium. There is therefore no per-unit sale history to publish.
• Okan Tower — 555 N MIAMI AVE returns zero condominium parcels on MD_ComparableSales under any address spelling tried (measured 2026-10-09). No declaration recorded yet.
• Rivage Bal Harbour — 10245 COLLINS AVE returns zero condominium parcels on MD_ComparableSales under any address spelling tried (measured 2026-10-09). No declaration recorded yet.
• The St. Regis Residences, Sunny Isles Beach — 18801 COLLINS AVE returns zero condominium parcels on MD_ComparableSales under any address spelling tried (measured 2026-10-09). No declaration recorded yet. Not to be confused with St Regis Bal Harbour at 9701 Collins Avenue, which resolves and has 21 qualifying resales.
• Una Residences — 175 SE 25 RD returns zero condominium parcels on MD_ComparableSales (measured 2026-10-09) despite a TCO in February 2026 — see _reCheck. Roll lag, not an absent building.
• Waldorf Astoria Residences Miami — No condominium declaration recorded — correct, the tower is under construction (roughly 60-70 of 100 floors as of August 2026, completion 2028). The only WALDORF entries on the roll are Waldorf Estates, an unrelated 1950s subdivision in north-west Miami.
• Edition Residences Edgewater — no verified county match — no condominium declaration resolved at this address

Nothing is guessed for any of them. A loose address match against the county roll returns the wrong building more often than it returns nothing: searching "1000 Brickell" finds a tower built in 1968, not Brickell Flatiron, built in 2019, and accepting it would put half a century of the wrong sale history on the page. Silence beats a confident wrong number.

• Every building profile — the same county record per tower, with what is currently for sale beside it
• The island houses — the same roll, the same exclusions, single-family parcels
• What to check before offering — the documents, the fee, the inspection and the reserve study
• How the building scores are built — our opinion, kept separate from the record on purpose

Source: Miami-Dade County Property Appraiser roll, via the county's public comparable-sales service, condominium parcels, read 17 October 2026. Only transfers the Florida Department of Revenue marks as qualified (codes 01 and 02) are counted, bulk and allocated deals are removed by matching identical price and date across three or more folios in one building, and developer first closings are reported separately rather than averaged in. Every figure describes recorded transactions. None of it is an appraisal of any apartment. Stefania Riverin, licensed Florida real estate sales associate SL3620067, NB Elite Realty.