Miami real estate, on the record. What people paid. How long they held. Who won and who didn’t.
Verified by Josh Stein · Florida license SL3057661
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Redfin (3 September 2026): West Palm Beach luxury sales rose 43.9% year on year, the fastest in the US. Miami's luxury prices rose 18%. What the two numbers mean for a buyer choosing between…
By Josh Stein ·
Start with the building
Every building, on the record
Closed sales from the county roll, HOA fees, delivery dates and what to check before you offer — building by building.
Counts are pages published on this site, verified 26 September 2026.
The county record
What Miami actually costs
Median price per square foot in 2026, from 6,900 closed sales in the Miami-Dade county record. Not asking prices — what people actually paid.
The files
What the county record shows, project by project.
Every case below was found in the public record and corrected on this site.
Coral Gables. There is no building to photograph — the site is a vacant lot.
Priced, never built719 Biltmore Way
$16,896,600Three named residences carried asking prices for a building that has never been constructed. The county records a vacant lot with $0 building value in 2024, 2025 and 2026.
Miami-Dade County roll · corrected 26 Aug 2026
Miami Beach. No declaration has been recorded, so no residence exists to show.
No declaration existsTwenty-Nine Indian Creek
$13,465,000Four residences with firm prices and a deposit schedule. There is no condominium declaration for the site and no unit folio for any of them — and the street address on the page did not exist either.
Miami-Dade County roll · corrected 27 Aug 2026
Downtown Miami. Construction on the tower itself has been stopped since 2024.
On hold since 2024Legacy at Miami Worldcenter
Foreclosure filedStill marketed in places as a live pre-construction opportunity. The Real Deal reported on 1 October 2025 that construction had been stopped since 2024 and the project had been through foreclosure proceedings.
The Real Deal · 1 Oct 2025
Developer rendering. The building has not broken ground.
Has not broken groundEdition Residences, Edgewater
2026 → unstatedSold as a 2026 delivery. Groundbreaking had slipped to “now expected in Q3 2026” from an original mid-2023 plan. A tower that breaks ground in Q3 2026 cannot be delivered in 2026.
Florida YIMBY · 6 Dec 2025The Miami Resale Record
What owners paid, and what happened when they sold
Share of condo resales that closed below the seller’s purchase price, by the year the resale closed — 42,359 resales in 234 buildings, from Miami-Dade County Property Appraiser records pulled 22 September 2026. Nominal prices; 2026 is a partial year.
Direct line
Ask Josh a question
Tell me the building, the budget and the timeline. You’ll get an honest read — including when the answer is that you shouldn’t buy it.
Ask Josh a questionSelling instead? See what your condo could sell for — the last two years of county-recorded sales in 214 buildings, then the comparable sales for your own line.
Explore
Where you want to live
Every neighborhood page is rebuilt for 2026 with verified prices, record sales, new construction and the things buyers actually ask about.
Key Biscayne
Island living minutes from Brickell — and the first new condo in a decade.
Fisher Island
America’s most expensive zip code, reachable only by ferry.
Sunny Isles Beach
Branded oceanfront towers — Bentley, St. Regis, Porsche.
Bal Harbour
A three-speed market around the world’s best shopping.
Golden Beach
364 homes, no condos allowed, private beach.
South Beach
Art Deco, South of Fifth, and capped supply.
Fort Lauderdale
165 miles of waterways and a lower luxury ceiling.
Palm Beach
The island where the median is now eight figures.
The Miami market in 2026, in plain numbers → 950 words, 26 figures, every one sourced.
Latest from the journal
Miami real estate, on the record — newest first, after the five stories at the top.
- 2025 Was the First Year Miami’s Luxury Condo Median Cleared $1,000 Per Square Foot
The annual median for $1M-plus resales finished at $1,030. It is a threshold the market crossed once and has not crossed back. - Where Luxury Actually Begins in Miami: $3.4M Condos, $4.3M Houses“Luxury” is used loosely in this market. Here is the arithmetic, and marketing language does not move it.
- Cash Is 48.5% of Miami Condo Sales, and 82% Above $1 MillionThe higher you go in the Miami condo market, the less the lender matters. That single fact explains why the new financing rules hurt…
- The Investor-Concentration Limit Was Retired. What That Unlocked in Brickell and Edgewater
One rule change on 3 August 2026 ran in buyers' favour, and it matters most in the two Miami submarkets with the heaviest rental… - Every Live Local Act Application in Miami Beach, and What Two of Them Would BuildThe city's register lists ten Live Local Act applications under review. Here is the full list with file numbers, and what the two reported…
- What Happens When a Miami Condo Building Fails a Full ReviewSince 3 August 2026 every financed purchase in an established project gets a Full Review. Failing one does not make a building unsellable. It…
Recently updated
The building and neighborhood pages changed most recently.
- Continuum South BeachUpdated September 26, 2026
- Fisher Island Condos for SaleUpdated September 26, 2026
- Absolut LoftsUpdated September 26, 2026
- Parc LoftsUpdated September 26, 2026
- Wynwood LoftsUpdated September 26, 2026
- Industry LoftsUpdated September 26, 2026
County-record alerts
County-record sales alerts — pick a building
- Closed sales we can verify from the Miami-Dade record — price, date, and $/sqft when the deed supports it — not an IDX feed.
- Optional alert when a new deed posts in a building you care about.
- No spam inventory blasts. One building. One record.
Tell Josh which tower. He’ll send the latest closed sales and set a quiet alert.
Quick questions
Is this an IDX listings search site?
No. Josh Stein Realtor publishes Miami luxury condo and home guides from the public record — building files, delivery tracking, and closed-sale context — not a live MLS grid.
Where do I browse buildings?
Start at Buildings A–Z. For new towers see New Construction and Pre-Construction.
How do I get closed sales for one building?
Use the offer above or contact Josh with the building name.
Looking at a Miami property?
Send the building, the unit or the listing link. Josh will look at the recorded sales and the building before you make your next move.
Check a propertyWhat could my condo sell for?Start here
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