Edgewater and Downtown Miami are neighbouring parts of the City of Miami with different condo stock. Edgewater is mostly bayfront towers recorded as condominiums from 2011 onward, 13 of the 19 we matched on Florida's register. Downtown's Biscayne Boulevard towers mostly date from 2007 and 2008, and it has about three times Edgewater's walkable amenities by our count.
Every count below comes from the Florida DBPR condominium register as held on Miami Condo HQ (checked September 27, 2026), from our building profiles at /neighborhoods/edgewater and /neighborhoods/downtown-miami, and from our walkability pages, read on November 12, 2026. Miami Condo HQ has no live listing feed for Miami, so this comparison quotes no prices, inventory or sales.
One city, two different skylines
Both neighborhoods sit inside the City of Miami, so unlike a comparison between two beach towns, the building department, permit history and code enforcement for a tower in either one come from the same municipal government. Our building profiles carry a municipal-boundary check from Miami-Dade County's GIS service, and every Edgewater and Downtown profile that carries one places the tower inside the city.
That also means the state register does not separate them. DBPR files every condominium at these addresses under Miami, and our register page at /condo-associations/in/miami lists them together. To compare the two neighborhoods, we matched register entries to the buildings our directory profiles in each one, by name and street address.
One caution on our own grouping. Our Downtown Miami page profiles 30 buildings, but that set includes the Brickell Key towers, such as Courts Brickell Key and the three Tequesta Point buildings, and several Brickell Avenue and Miami River towers. Edgewater's page profiles 21. Neither count is a census of the neighborhood, and a buyer drawing a boundary should use the building's own address, not our page grouping.
Edgewater: a bayfront built mostly after 2011
Of the 19 register entries we matched to Edgewater buildings, 13 were recorded in 2011 or later. The Paraiso district alone accounts for four: Paraiso Bay with 368 units, recorded in 2013; One Paraiso with 273 and Paraiso Bayviews with 388, both recorded in 2014; and Gran Paraiso with 313, recorded in 2018. Aria on the Bay, at 648 units recorded in 2015, is the largest of the newer group.
The earlier wave is smaller in number but large in size. Opera Tower, recorded in 2007 with 635 units, and the two Quantum on the Bay condominiums at 1900 North Bayshore Drive, with 454 and 244 units, were recorded in 2007 and 2008. Blue, at 601 NE 36th Street, has 330 units recorded in 2005. The oldest entry is Charter Club on Biscayne Bay at 600 NE 36th Street, recorded in 1976 with 447 units.
Edgewater's newest filings are its largest current projects. Elysee Condo was recorded in 2020 with 98 units, and 700 Edgewater Condo, the register's name for the condominium at Missoni Baia's address, 777 NE 26th Terrace, was recorded in 2023 with 246 units. Our directory profile lists 249 units for Missoni Baia, so check the declaration for the figure that governs your unit. Aria Reserve South, part of the Aria Reserve project at 700 NE 24th Street, was recorded on June 26, 2025 with 383 units, while our profile still lists the project as under construction.
Downtown: the 2007–2008 Biscayne Boulevard wall
Downtown's register entries look different. Of eight Downtown register entries along Biscayne Boulevard and in the Worldcenter area, five were recorded in 2007 or 2008: Ten Museum Park with 200 units and 50 Biscayne with 534 in 2007, then MarinaBlue with 516, 900 Biscayne Bay with 509 and Met 1 with 447 in 2008. These are big buildings, and four of the five have more than 440 units.
The three newer entries are spread out. One Thousand Museum, designed by Zaha Hadid Architects, was recorded in 2019 with 98 units. The condominium at 300 Biscayne Boulevard Way, home of Aston Martin Residences, was recorded in March 2024 with 393 units; our profile lists 391 residences and 66 stories. Crosby Miami Worldcenter, at 601 North Miami Avenue, was recorded in November 2025 with 450 units.
Downtown's pipeline is taller than Edgewater's. Our profile for Waldorf Astoria Residences Miami at 300 Biscayne Boulevard cites a building-features publication describing a planned 100-story tower with 360 residences, and Delano Residences and Hotel Miami at 400 Biscayne Boulevard is listed as preconstruction. Neither appears in the register extract we hold, checked September 27, 2026.
Walkability by our count
Downtown is the denser of the two by a wide margin. Our walkability pages count 365 everyday amenities mapped in OpenStreetMap within about 1 km of Downtown's centre, against 130 around Edgewater's, data collected in October 2026. Downtown has 116 places to eat and drink to Edgewater's 37, 70 shops to 18, 11 grocery options to 4 and 140 transit stops to 63. Downtown ranks 3rd of the 19 Miami neighborhoods we measure and Edgewater 7th.
These are counts of mapped places, not a rating. Edgewater's own advantages, such as Margaret Pace Park on the bay, do not show up in a count of shops. The method and maps are at /neighborhoods/edgewater/walk-score and /neighborhoods/downtown-miami/walk-score.
What building age means in either neighborhood
Florida's milestone inspection law applies to condominium buildings of three habitable stories or more and is triggered by the age of the building's certificate of occupancy, not by the date the condominium was recorded. Separately, the condominium statute requires a structural integrity reserve study for each building three habitable stories or higher. Our guide at /blog/miami-condo-milestone-inspection-sirs explains what each requires.
The register's recorded date is only a rough stand-in for age. Charter Club in Edgewater, recorded in 1976, is the clear outlier in either neighborhood. Downtown's cluster of 2007 and 2008 filings, and Edgewater's Opera Tower and Quantum filings from the same years, will reach inspection age at similar times, so ask any of those associations where they stand. For the newest buildings, from 700 Edgewater to Crosby Miami Worldcenter, the questions are about turnover from the developer, the first budgets and the reserve study.
Questions buyers ask about Edgewater vs. Downtown Miami condos
Are Edgewater and Downtown Miami in the same city?
Yes, both are inside the City of Miami, so permits, inspection records and code enforcement for a condominium in either neighborhood come from the City of Miami, and Florida's DBPR register files them all under Miami.
Which has newer condo buildings, Edgewater or Downtown Miami?
Edgewater, on balance: 13 of the 19 Edgewater condominiums we matched on Florida's register were recorded in 2011 or later, while five of the eight Downtown Biscayne Boulevard and Worldcenter condominiums we looked at were recorded in 2007 or 2008.
Which is more walkable, Edgewater or Downtown Miami?
Downtown by our count, with 365 everyday amenities mapped in OpenStreetMap within about 1 km of its centre against 130 around Edgewater's, including 116 places to eat and drink against 37, from data collected in October 2026.
How big are the condo buildings in each neighborhood?
Large in both: on the register, Edgewater's Aria on the Bay has 648 units and Opera Tower 635, and Downtown's 50 Biscayne has 534, MarinaBlue 516 and 900 Biscayne Bay 509, while smaller towers such as Elysee and One Thousand Museum have 98 units each.
How to compare two towers yourself
Start with each building's register page, which carries its legal condominium name, DBPR project number and association. Opera Tower is at /condo-associations/opera-tower-pr70619, 900 Biscayne Bay at /condo-associations/900-biscayne-bay-pr70734 and the Missoni Baia condominium at /condo-associations/700-edgewater-condo-pr76415. Published plans for towers in both neighborhoods, including /buildings/missoni-baia/floor-plans and /buildings/aston-martin-residences/floor-plans, are collected at /condo-floor-plans.
Then ask both associations for the same documents: the current budget, the reserve study, any milestone inspection reports and recent board minutes. The checklist at /research/condo-document-checklist lists what to request and why.
Sources and review scope
Sources checked 2026-11-12. The notes identify which facts each publication supports.
- Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes — condominium public records, Dade and Monroe Counties (Condo_MD.csv, as imported into the Miami Condo HQ association register, checked September 27, 2026)
Name, address, unit count and recorded date for each Edgewater and Downtown condominium cited, e.g. Opera Tower 635 (2007), Quantum on the Bay No. One 454 and North 244, Aria on the Bay 648 (2015), 700 Edgewater 246 (2023), Aria Reserve South 383 (June 26, 2025), 50 Biscayne 534, MarinaBlue 516, 900 Biscayne Bay 509, 300 Biscayne Boulevard Way 393 (2024), Crosby Miami Worldcenter 450 (2025).
- Miami Condo HQ — Condominiums and condo associations in Miami, FL (read November 12, 2026)
DBPR files Edgewater and Downtown condominiums together under the City of Miami.
- Miami Condo HQ — Edgewater and Downtown Miami building profiles (read November 12, 2026)
21 profiled Edgewater buildings and 30 Downtown Miami buildings (including Brickell Key towers); Missoni Baia 249 units; Aston Martin Residences 391 residences and 66 stories; One Thousand Museum by Zaha Hadid Architects; Waldorf Astoria Residences planned 100 stories and 360 residences; Delano Residences and Hotel Miami preconstruction; Aria Reserve under construction.
- Miami Condo HQ — walkability pages for Edgewater and Downtown Miami (read November 12, 2026; OpenStreetMap data collected October 2026)
Downtown 365 amenities (116 eat and drink, 11 grocery, 140 transit, 70 shops), 3rd of 19; Edgewater 130 (37 eat and drink, 4 grocery, 63 transit, 18 shops), 7th of 19.
- Miami-Dade County — municipal boundaries (GIS service used for our building municipality checks)
Edgewater and Downtown Miami building locations fall inside the City of Miami.
- Florida Statutes §553.899 — Mandatory structural inspections for condominium and cooperative buildings
Milestone inspection for condominium buildings three habitable stories or more in height, timed from the date the certificate of occupancy was issued.
- Florida Statutes §718.112 — Bylaws (structural integrity reserve study, §718.112(2)(g))
Structural integrity reserve study for each building on the condominium property three habitable stories or higher in height.
Written by
Publisher and editor, Miami Condo HQ
Miami Condo HQ is published by Eltherion, LLC. This article is not reviewed by a licensed real estate agent or broker and is not professional advice.
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