The South of Fifth Condo Guide: SoFi's Low-Density Beach Tip

South of Fifth carries the highest price per square foot of the twelve Miami neighborhoods in our research: about $1,650 per square foot with a median near $1,850,000 as of July 30, 2026. Those are our directory's estimates, not live comps. The enclave occupies the southern tip of South Beach and is low-density by design.

Why SoFi prices above the rest of South Beach

The gap is not subtle. Our neighborhood research puts /neighborhoods/south-beach at an $825,000 median and about $980 per square foot, against $1,850,000 and roughly $1,650 in South of Fifth — a per-foot premium of about 68 percent for crossing Fifth Street. Only Bal Harbour carries a higher median in our data, at $2,250,000, and it does so at a lower $1,480 per square foot.

Scarcity explains most of it. Our research counts 18 condo buildings in the enclave against 52 in South Beach proper, on roughly 210 active listings versus 760. The buildings that exist sit on a short, leafy grid, and the neighborhood's defining features in our data are South Pointe Park and its pier, Joe's Stone Crab, Smith & Wollensky, and views over the ocean and Government Cut. Every figure here is a research estimate; the live report is at /market-stats.

The three towers our directory profiles

/buildings/continuum-south-beach is the anchor: two towers completed in 2008 on a private, gated 12-acre oceanfront site at the very tip of the beach, 42 stories and 318 residences by Fullerton Diaz for the Continuum Company and Ian Bruce Eichner. Our data lists three pools, ten tennis courts, a beach club, a 25,000-square-foot spa and fitness center and about 1,000 feet of ocean frontage, with a directory range of $1,600,000 to $35,000,000 at roughly $1,850 per square foot.

/buildings/apogee-south-beach takes low density to its limit — 67 residences across 22 floors, each occupying a full floor, with private two-car garages on the parking levels, 11-foot ceilings and 10- to 16-foot flow-through terraces with summer kitchens. Also 2008, also a Sieger Suarez design, developed by The Related Group. Our directory range runs $6,000,000 to $40,000,000 at about $2,400 per square foot, the highest of the three.

/buildings/murano-grande is the entry point. Completed in 2003, 37 stories and 270 residences by Sieger Suarez with interiors by Steven G, it looks over Government Cut and the marina through floor-to-ceiling glass, and our directory range runs $1,100,000 to $12,000,000 at about $1,250 per square foot — below the neighborhood estimate, which is roughly what a 2003 building on Alton Road buys you against an oceanfront 2008 tower.

What the monthly carry looks like at the tip

Our directory stores dues as a rate per square foot per month: about $1.35 at Murano Grande, $1.50 at Continuum and $1.70 at Apogee. On a 1,500-square-foot residence that works out to roughly $2,025, $2,250 and $2,550 a month — our arithmetic on our own estimates, not a figure quoted by any association.

Those rates fund what the buildings are: gated acreage, tennis, beach clubs and staff spread across 67 to 318 households rather than several hundred. Low density is the product and the dues are the invoice for it. Windstorm and flood sit on top of that, priced separately from the master policy in South Florida, and we laid the layers out at /blog/miami-condo-insurance-master-policy-vs-ho6.

Where the age of the stock matters

Both Continuum towers and Apogee date to 2008, Murano Grande to 2003. Florida requires a milestone structural inspection at 25 years for buildings within three miles of the coast, which puts all three either at or approaching that threshold, and the reserve-funding rules apply whatever the year built. That makes the inspection report and the reserve study the two documents that decide a purchase here, more than the finishes do. We wrote up how both work at /blog/miami-condo-milestone-inspection-sirs.

Questions buyers ask about South of Fifth condos

What to check before you tour SoFi

Ask for four documents on any resale: the milestone inspection report, the reserve study and structural integrity reserve schedule, the last two years of budgets and board minutes, and the declaration with its leasing restrictions. That last one matters more here than elsewhere, because low-density buildings tend to write the tightest rental rules.

Compare buildings before you compare units — the SoFi profiles sit under /buildings and the rest of the enclave is collected at /neighborhoods/south-of-fifth. If you are weighing the enclave against Miami's other low-density beach market, we put the two side by side at /blog/south-of-fifth-vs-bal-harbour. When you want to see specific residences, we will introduce you to a licensed partner agent who covers the beach.