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Miami Condos Blog
Market reports, preconstruction breakdowns, neighborhood guides and the due-diligence playbook our team uses to advise buyers, sellers and investors across South Florida.
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From the desk of our team
GuidesBaccarat Residences Miami: 75 Floors, 324 Homes, a 2028 Delivery
Our directory carries Baccarat Residences Miami at a 9.40 HQ Rank, 78 percent sold, on an estimated $1,350 per square foot. What the Related Group tower at 444 Brickell records today, and the three documents a preconstruction buyer has to read.
Miami Condo HQ
GuidesThe St. Regis Bal Harbour: 268 Residences, Three Oceanfront Towers
Our directory carries The St. Regis Bal Harbour at a 9.40 HQ Rank — the highest of any Bal Harbour address we profile — on an estimated $1,600 per square foot and $2.10 in monthly dues. What that buys, and what a 2012 oceanfront building asks of a buyer.
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GuidesWilliams Island: 84 Guard-Gated Acres on the Intracoastal
320 residences over 25 floors inside an 84-acre gated resort community, at our directory's lowest per-foot estimate of any Aventura address we profile. What the country-club model actually costs a buyer each month.
Miami Condo HQ
GuidesMurano Grande: SoFi's Marina-Facing Tower, Explained
270 residences over 37 floors at 400 Alton Road, and our research puts it roughly 32% below Continuum per square foot. What the 2003 vintage, the dues estimate and the Government Cut orientation actually mean for a buyer.
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GuidesParamount Miami Worldcenter: 569 Homes, Five Amenity Acres and a Rail Link
A 2019 tower of 569 residences over 60 floors, with a five-acre amenity deck and Brightline at the doorstep. Our directory's price, dues and score research on Downtown Miami's most amenity-heavy address.
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GuidesCoconut Grove's Bayfront Three: Park Grove, Vita and Four Seasons Residences
Three bayfront addresses hold 433 residences between them, and our per-foot research spans a 60% gap across the trio. How Park Grove, Vita at Grove Isle and the Four Seasons Residences actually differ on density, delivery and design.
Miami Condo HQGuidesOceana Bal Harbour: 5.5 Acres, 400 Feet of Beach, 240 Homes
What you are actually buying at Oceana is land per residence. The site arithmetic, the directory's price and dues estimates, and how it reads against its Bal Harbour neighbors.
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GuidesThe Setai Residences: Buying Above a Working Five-Star Hotel
162 residences, 40 floors and a hotel operating underneath them. What hotel-integrated ownership changes about dues, rules and resale in South Beach — with our directory's figures labeled for what they are.
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GuidesEV Charging in a Miami Condo: What Florida Law Lets You Install
Florida stops a condo board from banning a charger in the parking space that comes with your unit — but the right depends on how that space is held, and every cost lands on you.
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GuidesCondo Board Approval in Miami: How the Application Actually Works
A Miami condo purchase usually needs the association's written approval before it can close. What the board may screen, what goes in the application package, and how to keep approval off your critical path.
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GuidesBrickell Flatiron: The Curved-Glass Tower at 1001 S Miami Ave
A 64-story, 549-residence CMC Group tower on a wedge-shaped Brickell corner, finished in 2019. What the curve does to the floor plans, and what our directory records for prices and dues.
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GuidesHurricane Protection in Miami Condos: Impact Glass and the HVHZ Code
Miami-Dade sits in Florida's High-Velocity Hurricane Zone. What the code requires of a condo's windows, what a Notice of Acceptance proves, and who pays when the glass has to be replaced.
Miami Condo HQGuidesApogee South Beach: The Full-Floor Tower at the Tip of SoFi
Only 67 residences across 22 floors, each occupying a full floor with its own two-car garage. What Apogee's low-density design means for privacy, dues and resale — with our directory's figures labeled for what they are.
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GuidesBentley Residences: Sunny Isles' 749-Foot Preconstruction Bet
Bentley Residences puts a private multi-car garage on every residence's own floor, 63 stories above Collins Avenue. What our directory records about the tower, the 10/10/10/70 deposit schedule, and how a 2028 delivery compares to the flagships already standing.
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Neighborhood GuidesThe Mid-Beach Condo Guide: The Faena District and the Sand
What Mid-Beach condos cost in our directory's research, where the neighborhood sits between South Beach and Bal Harbour, and the two oceanfront towers we profile there.
Miami Condo HQNeighborhood GuidesThe South of Fifth Condo Guide: SoFi's Low-Density Beach Tip
What South of Fifth condos cost in our directory's research, the three towers that define SoFi, the dues those buildings carry, and the two documents that decide a purchase here.
Miami Condo HQNeighborhood GuidesThe Downtown Miami Condo Guide: Worldcenter, the Bayfront and the Supertalls
Downtown is the lowest-priced of Miami's three mainland cores in our directory's research. What the towers cost, what the dues run, and what the Worldcenter build-out changed for buyers.
Miami Condo HQNeighborhood GuidesThe South Beach Condo Guide: Art Deco, Oceanfront and What It Costs
South Beach pairs the Art Deco Historic District with oceanfront branded towers and the strongest name recognition in Miami. Here is what our directory's research says it costs, and what to check before you buy.
Miami Condo HQGuidesAcqualina Resort & Residences: Sunny Isles' Five-Diamond Oceanfront
A 51-story, 188-unit resort-and-residence tower on 4.5 acres of Sunny Isles beachfront. What our directory records about its build, its residence mix and what ownership actually costs.
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Neighborhood GuidesThe Sunny Isles Beach Condo Guide: Two Miles of Collins Avenue
Sunny Isles Beach is a two-mile wall of oceanfront towers with some of Miami-Dade's largest floor plans and highest dues. What the corridor costs per our directory, the four buildings that define it, and the diligence it specifically deserves.
Miami Condo HQNeighborhood GuidesThe Bal Harbour Condo Guide: Low Density, High Dues
Bal Harbour is a few blocks of oceanfront village where low-density zoning produces fewer, larger, costlier residences than its neighbors. What our directory estimates it costs, the three towers that anchor it, and how it differs from Surfside and Sunny Isles.
Miami Condo HQNeighborhood GuidesThe Coconut Grove Condo Guide: Bayfront Under the Canopy
Miami's oldest neighborhood is also one of its priciest mainland condo markets, and the reason is what never got built there. What our directory estimates the Grove costs, the three bayfront buildings we profile, and how it compares to Coral Gables and Brickell.
Miami Condo HQGuidesFlorida Condo Special Assessments: What Miami Buyers Must Ask
A special assessment levied after you close is your bill, not the seller's. Here is how Florida condo assessments arise, why Miami is seeing more of them since SB 4-D, and the reserve, estoppel and contract questions to ask before you buy.
Miami Condo HQ
GuidesBranded Residences vs. Luxury Condos in Miami: What the Name Actually Buys
A branded tower and the luxury condo next door can look identical from the street. What separates them is contractual, not architectural — and it is worth understanding before you pay the premium.
Miami Condo HQ
GuidesHotel, Fashion or Automotive: Miami's Three Kinds of Branded Residence
Miami's branded towers come from three completely different industries, and the industry a brand comes from tells you more about how the building runs than the name itself does.
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GuidesEighty Seven Park: Renzo Piano's Beachfront Tower
The only residential tower in the United States designed by Renzo Piano, wrapped by a 35-acre park at the quiet north end of Miami Beach. Inside its curved-glass 'living rooms,' its residences, its pricing and its Mid-Beach setting.
Miami Condo HQ
GuidesElysée: Edgewater's Telescoping Bayfront Tower
A 57-story sculptural tower on Biscayne Bay with just 100 half- and full-floor residences and interiors by Jean-Louis Deniot. Inside Elysée's design, its private-elevator living, pricing and Edgewater setting.
Miami Condo HQNeighborhood GuidesBrickell vs. Coconut Grove: Towers or Tree Canopy
Two versions of bayfront Miami sit a few miles apart. How Brickell's glass-tower density and Coconut Grove's leafy, low-rise calm compare on cost, daily life and diligence — and which one you are really shopping for.
Miami Condo HQNeighborhood GuidesThe Aventura Condo Guide: Golf, the Mall and Guard-Gated Towers
Aventura is North Miami-Dade's master-planned answer to the beach towns: guard-gated towers around a golf course and the country's top mall, without the oceanfront premium. A buyer's guide to the communities, the HOA math and the diligence.
Miami Condo HQGuidesEscrow, Title and Closing Costs in Florida: A Condo Buyer's Map
Who pays for title in Miami, how Florida's documentary stamp taxes work, the Miami-Dade surtax on condos, recording fees, the estoppel and FIRPTA — the closing statement mapped line by line.
Miami Condo HQGuidesFinancing a Miami Condo: Warrantable vs. Non-Warrantable
In a condo, the building finances the deal as much as you do. What makes a Miami condo warrantable, why so many here are not, and how to finance a unit either way without a closing-day surprise.
Miami Condo HQ
GuidesNew Construction vs. Resale in Miami: The Honest Trade-offs
Preconstruction or an existing unit? The two are different products bought on different clocks. A plain look at deposits, warranties, reserves and timing so you choose on purpose.
Miami Condo HQ
Neighborhood GuidesCoral Gables Condo Guide: The City Beautiful, Building by Building
Why the Gables builds boutique instead of tall, what its two flagship condo addresses actually offer, and the diligence a Mediterranean-Revival city asks of a condo buyer.
Miami Condo HQ
GuidesThe Surf Club Four Seasons: History Meets Richard Meier
A grounded look at The Residences at The Surf Club in Surfside — Richard Meier's white towers around a restored 1930s club, 119 residences, Four Seasons service, our directory pricing and the buyer it fits.
Miami Condo HQGuidesHow Investors Underwrite a Miami Condo Rental (the Method)
Buying a condo to rent is a cash-flow exercise, not a view. Here is the repeatable method serious investors use to underwrite a Miami rental — gross rent, operating expenses, NOI, cap rate and cash-on-cash — with the real figures pulled from the building's own documents.
Miami Condo HQGuidesReading a Miami Condo Budget: Where Your Dues Actually Go
The 'HOA fee' on a listing is the bottom line of a full operating budget you are entitled to read. Here is what your Miami condo dues actually pay for — insurance, staffing, utilities, reserves and management — and how to read the sheet before you buy.
Miami Condo HQ
GuidesFaena House: Mid-Beach's Billionaire Beach Row Standard
A grounded look at Faena House, the record-setting Foster + Partners tower on Mid-Beach — its aleph terraces, 47 oceanfront residences, our directory pricing, and the buyer it actually fits.
Miami Condo HQGuidesMissoni Baia: Edgewater's Design-House Tower
Missoni Baia is the Italian fashion house's first U.S. residences: a 57-story Asymptote tower on Biscayne Bay with five pools and an Olympic-length lap pool. Inside the design, the amenities and who it fits.
Miami Condo HQNeighborhood GuidesEdgewater vs. Mid-Beach: New Towers or Oceanfront Classics?
Both put you on the water minutes from the best of Miami, but they answer different questions. Edgewater sells brand-new bayfront towers at a mainland price; Mid-Beach sells architect-signed oceanfront residences on the sand.
Miami Condo HQGuidesThe Homestead Exemption and Miami Condos, Explained
If a Miami condo is your permanent home, Florida's homestead rules cut your taxable value, cap how fast it can rise, and let you carry the savings to your next place. Here's how each piece works.
Miami Condo HQGuidesHow Florida Protects Preconstruction Condo Deposits (and Where It Doesn't)
Buying a Miami condo years before it exists means wiring large deposits to a developer on faith. Here is exactly what Florida's escrow rules protect, the 10% line and 15-day window that matter most, and where your money is still at risk.
Miami Condo HQNeighborhood GuidesMid-Beach vs. South Beach: Faena-District Calm or Deco Energy
They share the same ocean and the same prestige, yet they sell opposite versions of beach living. Mid-Beach's design-led quiet against South Beach's Art Deco energy — building by building.
Miami Condo HQNeighborhood GuidesThe Brickell Condo Guide: Inside Miami's Financial-District Skyline
A practical buyer's guide to Brickell: what condos cost in our research, what drives monthly dues under Florida's post-Surfside rules, why rental demand runs deep, and which buyers Miami's financial district actually suits.
Miami Condo HQ
GuidesAston Martin Residences: The Marque on the Miami River
A grounded deep-dive into Aston Martin Residences, the first tower designed by the British marque: its sail-shaped form at the mouth of the Miami River, the 391 residences, and what it costs by our directory's figures.
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GuidesContinuum South Beach: SoFi's Gold-Standard Oceanfront Towers
A grounded deep-dive on Continuum South Beach, the two-tower, twelve-acre enclave at the tip of SoFi, covering its amenities, our directory's pricing, and the buyer it fits best.
Miami Condo HQGuidesThe St. Regis Residences Miami: Bayfront Brickell, Butler-Served
A guided look at the St. Regis Residences Miami — its two bayfront South Brickell towers, butler-served amenities, residence specs, and our directory's pricing — so you can decide if this preconstruction address fits your budget and lifestyle.
Miami Condo HQGuidesJade Signature: Herzog & de Meuron on the Sunny Isles Sand
A grounded look at Jade Signature, the Herzog & de Meuron tower on Sunny Isles Beach — its column-free oceanfront residences, amenities, our directory pricing, and the buyer it actually fits.
Miami Condo HQNeighborhood GuidesThe Edgewater Condo Guide: Miami's Bayfront New-Construction Lab
See how Edgewater's new bayfront towers — Aria Reserve, Missoni Baia and Elysee — actually price out, how they stack up against the beaches, and which buyer the neighborhood fits before you tour.
Miami Condo HQGuidesMiami Condo Insurance: Master Policy vs. What You Must Carry
Your Miami condo is insured twice — once by the association, once by you — and the gap between them is where owners get burned. Here is exactly what the master policy covers, what your HO-6 must add, and how wind, flood and assessments hit your budget.
Miami Condo HQGuidesThe Milestone Inspection and SIRS, Explained for Miami Buyers
The milestone inspection and structural integrity reserve study now decide what an older Miami condo really costs to own. Here is how to read both before you buy or sell, and why coastal buildings feel them first.
Miami Condo HQNeighborhood GuidesBrickell vs. Downtown Miami: Which Urban Core Fits You?
A head-to-head look at Brickell and Downtown Miami condos — median prices, real buildings, walkability and transit — so you can tell in a few minutes which urban core actually fits your budget and lifestyle.
Miami Condo HQ
Neighborhood GuidesThe Surfside Condo Guide: Small-Town Beach Living, Post-Reform
What Surfside actually offers a condo buyer: a walkable, family-friendly beach town wrapped around a handful of branded oceanfront residences, and how Florida's post-reform milestone and reserve rules change what you should check before you buy.
Miami Condo HQ
GuidesWaldorf Astoria Residences: Downtown Miami's Supertall
Nine stacked glass cubes rising 1,049 feet — Florida's first supertall and the tallest tower south of New York. What the residences include, what they cost, and who the building fits.
Miami Condo HQNeighborhood GuidesAventura vs. Sunny Isles Beach: Two Norths, Two Lifestyles
Three miles apart at the north end of Miami-Dade, they get shortlisted together constantly — but one is a wall of oceanfront glass and the other a guard-gated golf city. The honest differences.
Miami Condo HQGuidesThe Miami Condo Closing Process, Step by Step
Most closing anxiety comes from not knowing the order. This is the map from accepted offer to recorded deed — and where Miami's condo-specific rules add wrinkles a house purchase doesn't have.
Miami Condo HQ
GuidesAria Reserve: Edgewater's Waterfront Twin Towers, Explained
Marketed as the tallest waterfront residential twin towers in the U.S., Aria Reserve distills what Edgewater sells: brand-new bayfront living at a per-foot price below the beaches.
Miami Condo HQNeighborhood GuidesCoconut Grove vs. Coral Gables: Where Should a Condo Buyer Look?
Miami's two leafiest markets sit ten minutes apart and get shortlisted together constantly — but one faces the bay and the other faces the boulevard. The honest differences, building by building.
Miami Condo HQGuidesPorsche Design Tower: Inside Sunny Isles' Car-Elevator Icon
The tower where the elevator carries your car to your living room. How the Dezervator actually works, what the residences include, what it costs to run, and who the building genuinely fits.
Miami Condo HQMarket ReportsMiami Condo Market Report: Q2 2026
Numbers without context mislead. This is a field guide to reading Miami's condo market — the forces that actually move prices — with a link to our live data for the current figures.
Miami Condo HQPreconstruction CondosMiami's 2026 Preconstruction Pipeline: What's Rising and Why
A new wave of wellness-focused, work-friendly luxury towers is reshaping the skyline. Here is what's driving development and how to buy ahead of delivery wisely.
Miami Condo HQPreconstruction CondosThe Best Preconstruction Condos in Brickell for 2026
Four branded towers are rising in Brickell at once — St. Regis, Cipriani, Baccarat and Mercedes-Benz Places. Here's what genuinely separates them and how to evaluate a precon deposit.
Miami Condo HQGuidesHow to Buy a Miami Condo Without Selling Your Bitcoin
Selling crypto to buy real estate can trigger a capital-gains bill you didn't have to pay. Here's how borrowing against digital assets works, and what to watch on volatility, custody and proof of funds.
Miami Condo HQNeighborhood GuidesSunny Isles vs. South Beach: Two Faces of Oceanfront Miami
Modern towers and quiet sand, or historic Deco and nonstop energy? Compare Sunny Isles and South Beach on lifestyle, product, value, and rentals.
Miami Condo HQNeighborhood GuidesSouth of Fifth vs. Bal Harbour: Where Should You Buy?
Both sit at the top of Miami's luxury market, but a walkable beach village and a gated retail enclave suit very different lives. A side-by-side on lifestyle, walkability, buildings and who each one fits.
Miami Condo HQGuidesThe HOA Health Checklist Every Miami Condo Buyer Needs
After Surfside, Florida rewrote the rules on condo reserves and structural inspections. A building's association financials can now make or break your purchase. Here's exactly what to read before you sign.
Miami Condo HQMarket ReportsMiami Luxury Condo Market Report: Q1 2026
Inventory normalized, days-on-market stretched, and cash buyers held the line. Here is what actually moved the Miami luxury condo market in the first quarter of 2026.
Miami Condo HQMiami NewsClosings Begin at The Standard Residences Midtown Miami
The wellness-focused Standard Residences has begun closings, delivering 228 amenity-rich units to Midtown — and adding another data point to the Edgewater–Midtown new-development corridor.
Miami Condo HQGuidesThe International Buyer's Guide to Miami Condos
Overseas buyers can absolutely own Miami real estate — but FIRPTA, financing, currency transfers, remote closings and how you take title all work differently. A practical walk-through for foreign nationals.
Miami Condo HQGuidesPet-Friendly and Airbnb-Friendly Condo Buildings in Miami
Two of the most common buyer questions — can I Airbnb it, and can I bring my dog — have no citywide answer. Both are decided building by building. Here's how the rules actually work and how to verify before you buy.
Miami Condo HQGuidesHow to Sell a Miami Luxury Condo in a Normalized Market
Pricing to real comps, leveraging your building's financials, staging for the view, and reaching global buyers. A seller's playbook for today's Miami market.
Miami Condo HQGuidesJumbo Loans and Condo Approval: Financing a Miami Luxury Condo
Large loans, strict underwriting, and a building that has to qualify too. Understand jumbo loans, warrantable condos, and how to finance a Miami luxury unit.
Miami Condo HQNeighborhood GuidesBrickell vs. Edgewater: Which Miami Luxury Neighborhood Fits You?
Two miles apart, two completely different lifestyles. Compare Brickell and Edgewater on walkability, views, price, and resale to find your Miami neighborhood.
Miami Condo HQGuidesMiami Branded Residences: What You Are Really Paying For
Branded residences promise hotel-grade service and design in a home you own. Here is how to tell a true branded operation from a building with a famous logo.
Miami Condo HQInvestingMiami Luxury Condo Investment Analysis: Yield vs. Appreciation
Long-term or short-term? Cash flow or appreciation? A clear-eyed look at the real numbers behind investing in a Miami luxury condo.
Miami Condo HQGuidesA First-Time Buyer's Guide to Miami Preconstruction Condos
Deposits, developer vetting, floor plans, and closing costs. A clear, step-by-step guide to buying a Miami preconstruction condo without the costly surprises.
Miami Condo HQGuidesHow to Read a Miami Condo Association's Financials Before You Buy
Reserves, special assessments, budgets, insurance, and inspections. A buyer's guide to vetting the financial health of a condo building before you commit.
Miami Condo HQGuidesFlorida's Tax Advantage for Miami Condo Owners
No state income tax is just the start. Understand property taxes, the homestead exemption, Save Our Homes, and how to establish Florida residency the right way.
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