Building facts
- Address
- 725 NE 24th Street
- Neighborhood
- Edgewater
- Year built
- 2025
- Floors
- 60
- Residences
- 792
- Status
- Completed
- Developer
- Melo Group
- Architect
- Arquitectonica
- Pricing
- Starting at $1.1 Million
Aria Reserve is two 62-storey towers by The Melo Group, architecture by Arquitectonica. 🔴 The south tower is finished and effectively sold: 377 of its 383 residences — 98.4% — carry a recorded arm’s-length sale, totalling $776,600,000. The grey panel above says 391 residences; the recorded condominium declaration holds 383. The north tower — 399 residences, topped off July 2025 — was reported nearing completion in April 2026 targeting Q2 2026; ⚠️ as of 26 August 2026 it has no condominium declaration on the Miami-Dade roll and no delivery has been reported in the trade record. A third phase, Aria Reserve Skyclub at 500 NE 24th Street, went before the UDRB in June 2025 at roughly 430 residences.
Verified 26 August 2026 against the Miami-Dade County Property Appraiser. Sources: Florida YIMBY, 6 Apr 2026 · PROFILEmiami, 10 Apr 2024
Key Takeaways
- 🔴 The south tower is finished and 98.4% sold — 377 of its 383 residences carry a recorded arm’s-length sale, totalling $776,600,000. It is not a pre-construction purchase and has not been one since the middle of 2025. 228 homes closed in July 2025 alone, and another 131 in August.
- 🔴 There are 383 residences in the south tower, not the 391 in the panel — and both numbers were once true — Florida YIMBY reported 391 south-tower residences at the June 2021 sales launch. By the April 2024 topping-off it was 383, and the recorded condominium declaration holds 383. The tower was announced at 391 and built at 383. The panel above is still carrying the 2021 number.
- ⭐⭐ What it actually sold for — and it beat its own launch pricing by 43% — Median $1,578,900 and $1,076.15 per square foot, from $830,000 to $8,550,000. At launch in 2021 the developer quoted “about $750” per square foot and a $750,000 entry price. ⚠️ Those were asking prices; these are recorded sales.
- ⭐⭐⭐ And unlike its neighbours, people who resold here made money — 32 arm’s-length resales, median +9.2%. Only five lost money, the worst at −17.6%. Compare two other buildings we have checked from the same delivery window: at 72 Park all three resales lost money, and at Five Park seven of nineteen did. “The Miami condo market” is not a thing you can buy.
- ⚠️ But read the holding period correctly — The median gap between the two deeds is 0.63 years. That is not how long the money was committed — these buyers contracted in 2021 to 2023 and closed at delivery, so the real hold is closer to four years. A “+9% in seven months” reading of this building would be flattering and wrong.
- 🔴 The north tower is the open question, and it is overdue — 399 residences, topped off July 2025, reported “nearing completion” in April 2026 with delivery anticipated Q2 2026. That quarter ended two months ago. ⚠️ As of 26 August 2026 there is no north-tower condominium declaration on the county roll and no reported delivery — which is an absence of evidence, not evidence of a problem.
- ⚠️ The address on this page is the vacant land, not the building — The page header says 711 NE 23rd Terrace. That folio is vacant commercial land. The 383 residences are recorded at 700 NE 24th Street, and the north tower is reported at 725 NE 24th Street. Use 700 NE 24th Street to search the public record.
- ⭐ Nobody here has been foreclosed on — Across every recorded transaction in all 383 homes there is not one lender sale or in-lieu-of-foreclosure transfer. In a building that closed 359 homes in eight weeks, that is worth knowing.
711 Northeast 23rd Terrace, Miami, Florida 33137 | Neighborhood: Edgewater
Aria Reserve is two 62-storey towers by The Melo Group on five waterfront acres in Edgewater, designed by Arquitectonica. The south tower is finished and effectively sold. The north tower is not yet on the county record. This page is rebuilt on the Miami-Dade roll and the dated trade record, not on the sales material.
Is Aria Reserve built? The south tower is. The north is the question
| Date | What happened |
|---|---|
| 17 June 2021 | Sales launched. Residences quoted from $750,000 to $2,000,000, penthouses to $12,000,000, at about $750 per square foot. South tower 391 residences. Completion expected 2024 |
| 10 April 2024 | South tower topped off at 62 storeys. Now described as 383 residences. Reported over 95% sold, north tower 85% |
| March 2025 | North tower passes the halfway mark, slab work around the 38th floor |
| June–August 2025 | The south tower closes: 359 residences recorded in two months |
| July 2025 | North tower tops off |
| June 2025 | Third phase, Aria Reserve Skyclub at 500 NE 24th Street, goes before the Urban Development Review Board — 49 storeys, about 430 residences |
| 6 April 2026 | Florida YIMBY: north tower “nearing completion”, delivery anticipated Q2 2026 |
| 26 August 2026 | 🔴 No north-tower declaration on the Miami-Dade roll. No delivery reported. |
⚠️ Said carefully, because it matters. We have found no report of the north tower delivering in Florida YIMBY, PROFILEmiami or The Real Deal since the 6 April 2026 piece, and the county holds no declaration for it. Neither of those is proof of a delay. The Property Appraiser routinely lags a finished building by many months — the same pattern is on record at E11EVEN, 2200 Brickell, Oasis Hallandale and NoMad Wynwood — and a tower can deliver quietly. What we can say is that the last dated evidence puts delivery in a quarter that has now passed, and nothing has confirmed it since.
What Aria Reserve actually is
| County address (south) | 700 NE 24th Street, Edgewater, Miami 33137 |
| North tower address | 725 NE 24th Street (Florida YIMBY) |
| Storeys | 62 each, 649 feet |
| Residences | 383 south (county-verified) + 399 north = 782 |
| South tower mix | 56 one-bed, 97 two-bed, 96 three-bed, 132 four-bed, 2 six-bed |
| Sizes recorded | 966 to 5,808 sq ft, median 1,522 — ⚠️ the county floor is below the 1,100 sq ft marketed at launch, and its ceiling well below the 9,000 sq ft penthouse figure |
| Site | Five acres on Biscayne Bay |
| Developer | The Melo Group, also general contractor through its in-house arm |
| Architect | Arquitectonica — Bernardo Fort-Brescia |
| Interiors | MORADA Haute Furniture Boutique |
| Landscape | ArquitectonicaGEO |
| 2026 assessed value | $561,738,561 across the 383 south-tower homes, median $1,204,000 |
| Third phase | Aria Reserve Skyclub — 49 storeys, about 430 residences, 77,000 sq ft office, 6,924 sq ft retail. Early planning; no groundbreaking date |
⚠️ One arithmetic note. A figure of 1,172 residences across all three phases has circulated, including on an earlier version of this page. Against a verified 782 in the two towers, Florida YIMBY’s ~430 for Skyclub gives roughly 1,212. The third phase has not been approved or built, so treat any total as provisional.
The two towers
Twin towers on Biscayne Bay in Edgewater. The south tower is finished; the north one is the subject of the section further down.
What the south tower actually sold for
| Qualified sales recorded | 411, across 383 residences |
| Homes with a recorded sale | 377 of 383 — 98.4% |
| Total consideration | $776,600,000 |
| Median | $1,578,900 |
| Mean | $1,889,537 |
| Range | $830,000 to $8,550,000 |
| Median price per square foot | $1,076.15 (range $841.78 to $1,560.38) |
| Highest recorded sale | $8,550,000 — 5 March 2026, 5,808 sq ft, $1,472 per square foot |
By size:
| Bedrooms | Sales | Median price | Median $/sq ft |
|---|---|---|---|
| One | 63 | $1,007,900 | $1,010 |
| Two | 102 | $1,381,400 | $1,074 |
| Three | 104 | $1,560,450 | $1,022 |
| Four | 140 | $2,560,450 | $1,116 |
| Six (penthouse) | 2 | $8,075,000 | $1,426 |
⭐ Set that against what was quoted at launch. In June 2021 Melo quoted residences “from $750,000 up to $2,000,000” at “about $750” per square foot. The building delivered at a median $1,076.15 per square foot — about 43% above that launch average — with a median price of $1,578,900 and a top sale of $8,550,000. ⚠️ Launch numbers are asking prices and these are recorded sales, so it is not a like for like comparison. It is, however, the difference between what buyers were told in 2021 and what the building actually transacted at.
🔴 And note how fast it happened. 228 residences closed in July 2025 and 131 in August — 359 of the 411 recorded sales inside eight weeks. That matters for anyone buying here now, because it means a resale is competing against several hundred near-identical homes that all closed at developer pricing within one summer.
Arrival
The lobby and arrival levels, as the developer has rendered them.
The resales — and why this building is not like its neighbours
Because the south tower closed in a single wave and some owners have already sold again, there is a real repeat-sale record here barely a year after delivery.
| Arm’s-length repeat sales | 32 (34 including two same-summer round trips, below) |
| Median change | +9.2% |
| Mean change | +7.6% |
| Best | +33.7% |
| Worst | −17.6% |
| Sold at a loss | 5 of 32 — 15.6% |
| Median gap between deeds | 0.63 years |
| Foreclosure or lender sales | None. Not one, anywhere in the building |
⚠️ Two of the thirty-four have been excluded from those headline figures, and you should know why. One home changed hands twice in six days (+39.0%) and another in 28 days (+23.9%), both in the middle of the closing wave. Round trips that fast are almost always contract assignments or double closings at delivery, not resales in any market sense, and treating them as investment returns would be misleading. The findings hold without them: filtered to deeds at least 90 days apart, 31 pairs still give a median of +9.0% and the same worst case of −17.6%.
⚠️ And read the holding period properly, because this is where a page like this usually misleads. The median 0.63 years is the gap between two deeds. It is not how long the money was at risk. These buyers contracted in 2021, 2022 or 2023, put deposits down against a five-milestone schedule, and closed at delivery in 2025. The real holding period is closer to four years, and a +9% gain over four years is a very different proposition from +9% in seven months.
⭐⭐ Now the comparison that actually tells you something. We have run this same analysis on other Miami condominiums delivering in the same window:
| Building | Resales | Result |
|---|---|---|
| Aria Reserve South | 32 | Median +9.2%. Five lost money |
| Five Park South Beach | 19 | Seven lost money; worst −20.3% in six months |
| 72 Park Miami Beach | 3 | All three lost money — −1.8%, −13.3% and −34.9% |
Same city, same delivery window, same kind of buyer, opposite outcomes. Anyone who tells you “the Miami condo market” is doing one thing is not looking at the deeds. The building you choose is doing considerably more work than the market is.
The residences
Every residence faces water. The renderings below are the developer’s; the prices those layouts actually achieved are in the section above.
The north tower, and what the record does not yet show
The north tower is 399 residences over 62 storeys at 725 NE 24th Street. It topped off in July 2025 and Florida YIMBY reported it “nearing completion” on 6 April 2026, with delivery anticipated in Q2 2026. It was reported 85% sold as far back as April 2024.
🔴 As of 26 August 2026, the Miami-Dade roll holds no condominium declaration for it. We enumerated the Edgewater declaration series folio by folio: it runs from 01-3230-100 to 01-3230-116, and the only Aria entry in it is Aria Reserve South. There are therefore no folios, no assessed values and no recorded sales for any north-tower residence.
⚠️ That is a statement about the tax roll, not about the building. Buyers close against a declaration recorded with the Clerk of Court long before the Property Appraiser splits the parcel, so homes may well have closed. What it does mean is that there is no independent price evidence for the north tower at all — and, given the south tower next door has 411 recorded sales you can check, that asymmetry is worth using. If you are being shown a north-tower residence, ask for the south-tower comparable and check it yourself.
Three addresses, one development
This development is referred to by at least three addresses, and only one of them answers to the county.
| Address | What it actually is |
|---|---|
| 700 NE 24th Street | ✅ The county address of all 383 south-tower residences |
| 725 NE 24th Street | The north tower, as reported by Florida YIMBY |
| 711 NE 23rd Terrace | ⚠️ The address in this page’s header. It resolves to one parcel of vacant commercial land, 148,314 sq ft, assessed $55,625,998 — the site, not the homes |
| 500 NE 24th Street | The proposed third phase, Aria Reserve Skyclub |
If you search the Property Appraiser for 711 NE 23rd Terrace you will find a vacant lot and conclude the record does not exist. Search 700 NE 24th Street.
Amenities
Pools, bayfront gardens, lounges and a children’s room, spread across the podium the two towers share.
Who this suits, and who it does not
It suits a buyer who wants to see the evidence before committing. There are 411 recorded sales in the south tower and 32 arm’s-length resales. You can check what the home two floors below sold for, twice. That is unusual, and it is the single best reason to look at this building rather than one that has not delivered.
It suits a buyer who wants scale and amenity. Five waterfront acres, two acres of amenity deck, a marina, tennis and basketball courts, an observatory, restaurants — carried by 782 homes rather than forty. Per owner, that is a great deal more building than a boutique tower can fund.
It suits badly a buyer who was told the south tower is a pre-construction opportunity. It is 98.4% sold. Anything there is a resale, with a seller on the other side of it — a different negotiation entirely. Ask which tower, and ask whether you are buying from the developer or from an owner.
It suits badly a buyer who needs the north tower on a date. Its delivery was anticipated in a quarter that has already ended, and there is no county record of it yet. That may mean nothing at all. It does mean you should not plan a move, a lease end or a tax deadline around it without a contractual remedy.
And it suits badly a short-horizon flipper. The median resale here gained 9.2% — but on money committed at contract three or four years earlier, and against several hundred comparable homes that all closed within one summer. Five of thirty-two sellers lost money, one of them 17.6%.
Five things to establish before you commit:
- Which tower, and developer or resale — the answer changes everything else.
- What the same line and size closed at in 2025, under 700 NE 24th Street. It is public.
- For the north tower: the current delivery date in writing, with a remedy, and when the declaration will be recorded.
- The association budget and first full year of actual operating costs. Two acres of amenity, a marina and a restaurant are not cheap to run.
- What the third phase would mean for you — Skyclub is unbuilt, but if it proceeds you will live beside a 49-storey construction site.
Verified 26 August 2026 against the Miami-Dade County Property Appraiser record. A pull of 700 NE 24 Street returns 387 index rows against an API total of 384; after de-duplication (the index returns duplicate rows) this resolves to 383 folios in ARIA RESERVE SOUTH CONDO, folio series 01-3230-115, plus one adjacent land parcel. All 383 are classified RESIDENTIAL — CONDOMINIUM RESIDENTIAL, none is a parking or commercial folio and none has a zero heated area, so 383 is the residence count rather than merely a folio count. Recorded sizes run 966 to 5,808 square feet, median 1,522. The 2026 assessed total is $561,738,561. Sale figures count sales flagged qualified by the county at $100,000 or more, giving 411 transactions totalling $776,600,000 across 377 of the 383 homes. 🔴 Repeat-sale pairs were computed on ADJACENT recorded rows only, never chained, and the building was first checked for lender or in-lieu-of-foreclosure transfers: there are none, in any home. Two pairs whose deeds fall six and twenty-eight days apart are identified on the page as probable contract assignments and excluded from the headline figures; the findings are reported both with and without them and also at a 90-day filter. ⚠️ The median 0.63-year gap is deed to deed and is expressly not presented as the holding period, since these buyers contracted in 2021 to 2023. ⚠️ The address 711 NE 23rd Terrace, carried in this page’s header, resolves to folio 01-3230-114-0010, ISLAND BAY, vacant commercial land of 148,314 square feet assessed at $55,625,998 — not to any residence. 🔴 The absence of a north-tower declaration was established by enumerating the full Edgewater condominium declaration series, folio prefixes 01-3230-100 through 01-3230-199, which holds seventeen declarations numbered 100 to 116 of which only 115 is Aria Reserve; the probe tests the first folio of each series and could in principle miss a declaration not beginning there. ⚠️ That is a statement about the Property Appraiser’s roll and not about the Clerk of Court’s deed record, and it is not evidence that no north-tower home has sold. ⚠️ No delivery of the north tower has been reported in Florida YIMBY, PROFILEmiami or The Real Deal since 6 April 2026; that is an absence of coverage in those sources and is not reported as a stall. Unit counts, storeys, height, site area, the development team, topping-off dates, sell-out percentages, launch pricing and the third phase are cited to Florida YIMBY and PROFILEmiami on the dates listed below, not to the county; sell-out percentages are the developer’s and describe contracts rather than closings. Launch prices are asking prices and are not compared like for like with recorded sales. Re-check when the north tower’s declaration reaches the tax roll.
Aria Reserve Miami — Frequently Asked Questions
Is Aria Reserve Miami finished?
The south tower is — it topped off in April 2024 and 377 of its 383 residences have recorded sales, 98.4%, totalling $776,600,000. The north tower is not confirmed. It topped off in July 2025 and was reported nearing completion in April 2026 with delivery anticipated in Q2 2026, but as of 26 August 2026 it has no condominium declaration on the county roll and no delivery has been reported.
How many units are in Aria Reserve?
782 across both towers — 383 in the south and 399 in the north. The panel at the top of this page says 391, which was the June 2021 sales-launch figure for the south tower; by the April 2024 topping-off it was 383, and the recorded declaration holds 383. A proposed third phase, Aria Reserve Skyclub, would add roughly 430 more.
What have units at Aria Reserve sold for?
In the south tower: 411 recorded sales totalling $776,600,000, at a median of $1,578,900 and $1,076.15 per square foot, ranging from $830,000 to $8,550,000. By size, medians run $1,007,900 for a one-bedroom, $1,381,400 for a two, $1,560,450 for a three and $2,560,450 for a four. 🔴 There are no recorded sales at all for the north tower.
Have people made money reselling at Aria Reserve?
Mostly yes, which makes it unusual. 32 arm’s-length resales, median +9.2%, best +33.7%, worst −17.6%; five of the thirty-two lost money. ⚠️ But the money was committed at contract in 2021–2023, not at the closing date, so the real holding period is about four years. For contrast, at 72 Park all three resales lost money and at Five Park seven of nineteen did.
Why does the panel say 391 units when you say 383?
Because both were true at different times. Florida YIMBY reported 391 south-tower residences at the June 2021 launch, including 15 penthouses. By the April 2024 topping-off, PROFILEmiami reported 383, and the recorded condominium declaration holds 383 — consistent with penthouses being combined during construction. The tower was announced at 391 and built at 383.
What is the address of Aria Reserve?
⚠️ It has several. The county records all 383 south-tower residences at 700 NE 24th Street. The north tower is reported at 725 NE 24th Street, and the proposed third phase at 500 NE 24th Street. The 711 NE 23rd Terrace address in this page’s header resolves to a parcel of vacant commercial land, not to any home. Search 700 NE 24th Street.
Has anyone been foreclosed on at Aria Reserve?
No. Across every recorded transaction in all 383 south-tower homes there is not a single lender sale or in-lieu-of-foreclosure transfer. In a building that closed 359 homes in eight weeks that is a meaningful absence — though it is also a very young record, and one year is not a cycle.
When will the Aria Reserve north tower be ready?
Delivery was anticipated in the second quarter of 2026 as of Florida YIMBY’s 6 April 2026 report; it topped off in July 2025. That quarter has passed and nothing has confirmed delivery. ⚠️ The tax roll routinely lags a finished building by months, so this is an absence of evidence rather than evidence of a delay — but get a current date, in writing, with a remedy attached.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (all 383 folios of ARIA RESERVE SOUTH CONDO at 700 NE 24 Street, folio series 01-3230-115: classification, bedrooms, heated area, legal description, assessment history and complete sale record; the adjacent ISLAND BAY land parcel 01-3230-114-0010 at 711 NE 23 Terrace; and a full enumeration of the Edgewater condominium declaration series 01-3230-100 to 01-3230-199, retrieved 26 August 2026)miamidade.gov
- Florida YIMBY — “Aria Reserve North Tower Nearly Complete at 725 NE 24th Street in Edgewater, Miami”, 6 April 2026 (north tower nearing completion, 399 units, delivery anticipated Q2 2026, Skyclub third phase)floridayimby.com
- PROFILEmiami — “Melo Group Tops Off Construction On South Tower at Aria Reserve in Edgewater”, 10 April 2024 (south tower topped off at 62 storeys, 383 residences, over 95% sold south and 85% north)profilemiami.com
- Florida YIMBY — “Melo Group Launches Sales Of Twin 62-Story Aria Reserve Miami”, 17 June 2021 (sales launch: 391 south-tower residences including 15 penthouses, 782 combined, 649 feet, five acres, prices from $750,000 to $2,000,000 at about $750 per square foot, completion expected 2024)floridayimby.com
- Florida YIMBY — “Aria Reserve North Tower Surpasses Halfway Mark In Edgewater, Miami”, March 2025floridayimby.com
- Florida YIMBY — “UDRB to Review Plans for Final Phase of Aria Reserve at 500 NE 24th St., Miami, FL”, June 2025 (Aria Reserve Skyclub: 49 storeys, about 430 residences, 77,000 sq ft office, 6,924 sq ft retail)floridayimby.com
Interested in buying at Aria Reserve Miami?
The south tower is finished and 98.4% sold — anything available there is a resale, not a pre-construction purchase. The north tower is a separate question. Talk to Josh Stein about which one you are actually being offered, and about what the 411 recorded sales say a residence here is worth.
Aria Reserve Miami Amenities
• Developed by Melo Group and Designed by Arquitectonica
• Will be the tallest waterfront residential twin condo towers in the U.S. at 62-stories
• Interior Design by Morada Haute Design
• Landscape designed by ArquitectonicaGEO
• Residents’ Only Sky Lobby offering indoor/outdoor lounge area
• Wine cellar room
• Business center
• High-tech fitness center
• Yoga lounge with outdoor meditation garden
• Spa with relaxation area, massage treatment rooms, sauna, steam room and solarium deck with cabanas
• Club room with catering kitchen and outdoor patio with BBQ area
• Kid’s playroom
• Movie theater
• Teen’s lounge and game room
• Restaurant overlooking the bay
• Café with outdoor terrace
• Exclusive water sports marina with paddle board and kayaking services/storage
• Direct access to Baywalk along Biscayne Bay
• Semi-Olympic-size lap pool
• Lounge pool
• Poolside daybeds
• Children’s splash pad area
• Outdoor hot tub
• Telescope observatory area
• Kid’s playground
• Miniature golf
• Tennis courts
• Basketball court
• Paddleball court
• BBQ with dining areas
• Outdoor fire pit
• Dog park
• 24-hour valet parking
• 24-hour attended front desk
Aria Reserve Miami prices — what the south tower actually closed at
The developer’s marketing figure was “from $1.1 Million”. These are the recorded prices, from the Miami-Dade County Property Appraiser, retrieved 26 August 2026.
| South tower, as recorded | |
|---|---|
| Qualified sales | 411 across 383 residences |
| Homes with a recorded sale | 377 of 383 — 98.4% |
| Total consideration | $776,600,000 |
| Median price | $1,578,900 |
| Range | $830,000 to $8,550,000 |
| Median price per square foot | $1,076.15 |
| One bedroom | median $1,007,900 · $1,010/sq ft |
| Two bedroom | median $1,381,400 · $1,074/sq ft |
| Three bedroom | median $1,560,450 · $1,022/sq ft |
| Four bedroom | median $2,560,450 · $1,116/sq ft |
🔴 The deposit schedule that used to sit here — reservation, contract, groundbreaking, 20th floor, top off — has been removed. Every one of those milestones is in the past for the south tower, which topped off in April 2024, and for the north tower, which topped off in July 2025. Any deposit structure still on offer applies to a different phase and must come from the developer’s contract, in writing, not from a website.
Part of Miami Pre-Construction Condos.Related coverage