South Beach Condos for Sale

16 condominium declarations. 2,984 homes. Every sale Miami-Dade County has recorded in them — what buyers paid, not what sellers ask.

The county record

What South Beach actually costs

16 condominium declarations. 2,984 homes. Every sale Miami-Dade County has recorded in them.

Everyone else shows you what sellers are asking. This shows you what buyers paid.

Source Miami-Dade County Property Appraiser Retrieved 22 Aug 2026 Coverage 16 declarations, 2,984 homes

$1382 per sq ft
2026 to date 0.0% vs 2026 peak

16

buildings on the record

2,984

individual homes

7,162

recorded sales

1 in 25

homes trade each year

Did owners make money?

2,075 South Beach homes have been bought and sold again on the arm’s-length record. This is how they did.

Gained — 92.8% Lost money — 7.2% Median outcome +88.3%

Gross figures — the difference between two recorded prices, before commissions, taxes, assessments and carrying costs. Foreclosures and deeds in lieu are excluded: both legs must be qualified arm’s-length sales.

Every building, by price per square foot

Ranked on 2026 sales. Tap any building for its full record — the four-year table, the resale outcomes, and what the county holds.

#1Setai South Beach159 homes · 27 sales in 4 yrs · 0.0% lost money$3857per sq ft

#2Apogee South Beach67 homes · 13 sales in 4 yrs · 3.6% lost money$3768per sq ft

#31 Hotel Homes South Beach239 homes · 37 sales in 4 yrs · 27.0% lost money$2812per sq ft

#4W South Beach407 homes · 41 sales in 4 yrs · 9.4% lost money$2208per sq ft

#5Monad Terrace60 homes · 18 sales in 4 yrs · 9.5% lost money$2102per sq ft

#6Il Villaggio120 homes · 14 sales in 4 yrs · 0.0% lost money$1517per sq ft

#7Palau Sunset Harbour43 homes · 11 sales in 4 yrs · 7.4% lost money$1500per sq ft

#8Roney Palace557 homes · 82 sales in 4 yrs · 2.8% lost money$1362per sq ft

#91500 Ocean Drive113 homes · 9 sales in 4 yrs · 0.0% lost money$1204per sq ft

#10Bentley Bay167 homes · 41 sales in 4 yrs · 15.9% lost money$1173per sq ft

#11The Floridian334 homes · 63 sales in 4 yrs · 11.5% lost money$912per sq ft

#12Sunset Harbour219 homes · 25 sales in 4 yrs · 3.2% lost money$774per sq ft

#13The Waverly South Beach395 homes · 64 sales in 4 yrs · 6.5% lost money$658per sq ft

Method. Every condominium declaration in South Beach retrieved folio by folio from the Miami-Dade County Property Appraiser and filtered to residential homes, excluding commercial, parking, cabana and storage. Each declaration is checked against its common-element shares, which by law sum to 100%, to confirm no part of a building is missing. Bulk and portfolio transfers are excluded outright. These are closed sales, not active listings, and 2026 is an incomplete year.

South Beach was the fastest-selling luxury market on the barrier island in 2025, carrying the lowest inventory of any beachside peer — about 15 months of supply against 21 in Mid and North Beach and 24 in Sunny Isles. Annual sales rose 19% to 274 closings. That combination, tight supply and rising volume, is what separates South Beach from the rest of Miami Beach right now.

The 2026 Market

Quarterly figures for South Beach specifically run to a median sale price around $2,000,000 and roughly $1,538 per square foot, at about 80 days on market. Across Miami Beach as a whole, Q1 2026 saw 231 sales, up 5% year over year, with days on market rising to 99 and inventory tightening to 19 months from 23.

One number needs context. Miami Beach’s median price per square foot fell to about $1,178 in Q1 2026, down roughly 15%. That is a mix shift — more mid-tier product transacting — not a collapse at the top. In the same window, trophy sales set records. Read the two tiers separately or you will misprice.

South of Fifth: The Ultra-Luxury Tier

South of Fifth, or SoFi, is its own market and deserves its own numbers. Average pricing runs near $1,900 per square foot, with average sale prices moving from about $4.0M to $4.5M between 2024 and 2025 and the top sale rising from roughly $16M to $24M. Premium buildings trade at $5,000 to $6,000 per square foot. Sales above $10M rose 90% in 2025, deals over $5M account for about a quarter of all SoFi transactions, and roughly 90% of purchases are all cash.

Building-level behaviour varies enormously and is worth knowing before you choose. Apogee commands around $3,464 per square foot but with roughly 400 days on market. Continuum South and North run about $3,343 per square foot at around 240 days, with 95% cash buyers. Murano Grande sits near $1,400, Icon South Beach around $1,391 with only about three months of inventory, Portofino Tower near $1,237, and South Pointe Tower around $1,279 and the fastest of the group at roughly 62 days.

Why the Supply Is Capped

The Miami Beach Architectural District — the Art Deco district — runs south only to 6th Street. Everything north of that line is protected historic low-rise stock that cannot be replaced with towers. Everything south of Fifth sits outside the district, which is exactly why the 40-storey buildings are concentrated there.

That single boundary explains the South Beach price map better than any market commentary. New oceanfront supply is structurally limited, and the little that arrives — Five Park, the Shore Club Private Collection — arrives at the very top of the market.

Every building in South Beach

From the South of Fifth trophy towers to the Deco conversions on Ocean Drive, these are the South Beach buildings with pages on this site.

Living Here

Ocean Drive, Lincoln Road and Española Way anchor the pedestrian life; South Pointe Park anchors the southern tip with the pier and the beachwalk running north from it. Joe’s Stone Crab has been at the corner of Washington and Biscayne since long before any of the towers. The Miami Beach Marina sits inside SoFi itself, which is part of why the neighbourhood attracts boat owners who want to walk to dinner.

One diligence note applies across the board: much of South Beach’s condo stock is decades old and falls squarely under Florida’s milestone inspection and structural reserve requirements. Review the inspection report, the reserve study and the assessment history for any building before offering.

Key Takeaways

• South Beach was the fastest-moving Miami Beach submarket in 2025 — 15 months of inventory versus 21 to 24 for its peers, with sales up 19%.
• South of Fifth averages about $1,900 per square foot; premium buildings reach $5,000 to $6,000, and roughly 90% of purchases are cash.
• $10M-plus sales rose 90% in 2025 and the top sale climbed from about $16M to $24M.
• Days on market vary hugely by building — from about 62 at South Pointe Tower to about 400 at Apogee.
• The Art Deco district’s 6th Street boundary is why towers exist south of Fifth and nowhere immediately north of it.

Buildings in South Beach

72 buildings

Frequently Asked Questions

How much does a South Beach condo cost?

The South Beach median has run around $2,000,000 at roughly $1,538 per square foot. South of Fifth is a separate tier, averaging about $1,900 per square foot and $4.5M per sale, with premium buildings at $5,000 to $6,000 per square foot.

What is South of Fifth and why is it more expensive?

It is the neighbourhood south of 5th Street, outside the Art Deco historic district, which is why it holds tall modern oceanfront towers like Continuum and Apogee. Scarcity plus new construction drives the premium.

Is South Beach a buyer’s or seller’s market?

Tighter than the rest of Miami Beach — about 15 months of inventory versus 21 to 24 for peers — but inventory levels still favour prepared buyers, and individual buildings vary from 62 to 400 days on market.

Which South Beach building is the most expensive?

Apogee leads on price per square foot at roughly $3,464, followed by Continuum at about $3,343. Both also carry the longest marketing times in the neighbourhood.

Do South Beach buyers pay cash?

Overwhelmingly. Roughly 90% of South of Fifth transactions are all cash, and several individual buildings run at 95 to 100%.

Why can’t they build more towers in South Beach?

Because the Miami Beach Architectural District protects roughly 800 to 960 historic buildings north of 6th Street. New high-rise development is effectively confined to the area south of Fifth.

What new condos are being built in South Beach?

Five Park at the north end of SoFi and the Shore Club Private Collection on Collins are the headline new-development stories; both sit at the very top of the market.

Should I worry about assessments in older South Beach buildings?

You should underwrite them. Much of the stock is decades old and subject to Florida’s milestone inspection and reserve requirements, so the inspection report, reserve study and assessment history are essential reading before an offer.

Explore further: Art Deco condos · Miami luxury condos · penthouses · Bal Harbour · Fisher Island · selling your South Beach condo