Selling Your Miami Beach Condo: What It Is Worth and Who Is Buying

What Are Condos Selling For in Miami Beach?

In the 90 days to November 9, 2026, the median condo or townhome in Miami Beach sold for $508,000 ($583 per square foot), at 94.5% of the asking price, after an average of 114 days on the market. 315 condos and townhomes closed in that window, and 1,734 are for sale now. That is 16.5 months of inventory, which makes the condo side a buyer's market by the usual measure: under four months favors sellers, over six favors buyers. The median is up 8.7% against the same 90 days a year earlier.

A citywide median blends every tower. Among the 60 buildings below with a closing and a price per square foot in the last twelve months, the median ran from $310 at Imperial House to $2,941 at Apogee, so the building you own in moves your value more than the city figure does.

The Towers With the Most Closings

• Akoya: 48 closings at a median $1,325,000 ($1,088 per square foot) after an average of 121 days; 36 leases at a median $5,300 a month.
• Carillon South Tower: 48 closings at a median $1,025,000 ($836 per square foot) after an average of 81 days; 48 leases at a median $8,000 a month.
• Fontainebleau III: 48 closings at a median $935,250 ($1,506 per square foot) after an average of 163 days; 2 leases at a median $7,000 a month.

Source: BeachesMLS closed and active listings in the city of Miami Beach, condominium and townhome segment, computed November 9, 2026. The same figures appear on the Miami Beach housing market report.

Condo Buildings in Miami Beach: Sales, Price per Square Foot and Rent

Of the 68 condo buildings we track here, 28 have Collins Avenue addresses, 6 Ocean Drive and 6 Pointe Drive. 23 are measured as beachfront: Akoya, Carillon South Tower, Fontainebleau III, Roney Palace and 19 more. 12 are new construction delivered in 2023 or later: Five Park, The Perigon, 72 Park, Cosabella on the Bay and 8 more.

• Akoya: Akoya is an oceanfront condominium tower at 6365 Collins Avenue in Miami Beach.
• Carillon South Tower: Carillon South Tower is an oceanfront condominium tower at 6799 Collins Avenue, part of the Carillon Miami Wellness Resort.
• Fontainebleau III: Fontainebleau III is an oceanfront condominium hotel tower at 4391 Collins Avenue within the Fontainebleau Miami Beach resort.
• Roney Palace: Roney Palace is an oceanfront condominium hotel at 2301 Collins Avenue in Miami Beach.
• South Pointe Tower: South Pointe Tower is a condominium tower at 400 South Pointe Drive at the southern tip of Miami Beach.
• The Grand Venetian: The Grand Venetian is a bayfront condominium tower at 10 Venetian Way on Belle Isle in Miami Beach.

Figures cover each building's last twelve months of BeachesMLS listings, as its own page last read them; an empty cell means the figure was not available.

What Does a Listing Agent Check Before Pricing a Miami Beach Condo?

The building comes before the unit: its assessments, its milestone inspection and reserve study, how it approves buyers, its insurance, and whether lenders will finance it.

Special assessments and the monthly fee

Levied and proposed assessments are disclosed to buyers. On units listed in the buildings below, the median monthly association fee ran from $825 at The Perigon to $14,322 at Apogee, so buyers compare the fee as closely as the price.

Milestone inspection and reserve study

Florida Statute 553.899 requires a milestone inspection of condominium buildings three habitable stories or taller by December 31 of the year they turn 30 (25 where a local government says so), then every 10 years; Statute 718.112(2)(g) requires a structural integrity reserve study every 10 years. 16 of the 67 buildings below whose year built the MLS reports were completed in 1996 or earlier, so the inspection cycle already applies to them. 10 were delivered in 2023 or later, where the developer's turnover documents and the first association budget decide more than an inspection report.

Association approval of the buyer

Many associations must approve a buyer, and approval can take from days to several weeks, so it goes into the contract dates. Units leased in 60 of the 68 buildings with lease records over the last twelve months, so investor buyers here ask about the leasing rules before the price.

Insurance and reserves

Buyers ask for the master policy, the flood zone and the reserve balance. With 23 of the 68 towers measured as beachfront, wind and flood coverage and the reserve for the facade and balconies get the closest reading.

Financing eligibility

Litigation, low reserves or a high share of rented units can rule out conventional loans and leave cash buyers. Consult a mortgage lender about your building before you list.

Seller Guides for These Questions

• How do I sell a condo?
• Who pays a special assessment when I sell my condo?
• What if my condo building fails a milestone inspection?
• How do I sell an oceanfront condo?
• How do I sell for the highest net proceeds?
• How do I sell a condo buyers cannot easily finance?
• Can I sell a condo with unpaid HOA dues or a lien?
• Why is my condo not selling?
• How do I sell my condo from out of state?
• How do I sell a condo hotel unit?

Your Buyer May Already Be Working With BreakThru Realty

BreakThru Realty works with hundreds of prequalified buyers searching for properties. Condo buyers who work with us name the building, the floor, the view, the floor plan and the monthly cost they can carry, and a broker reads those requirements against the 60 towers here with a closing in the last year. A buyer may already be looking, and your condo may be the one that buyer is waiting to find.

1. First, the buyers already working with us. A licensed broker checks your condo against what those buyers asked us to find and tells you what the records show.
2. Then, the rest of the market. If none fits, the plan that reaches everyone else: the MLS and the sites it feeds, cooperating brokers, and a report of showings and feedback while it is listed.
3. Always, your objectives. Your price, your timing and what you keep after closing decide the strategy.

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Find Out If We Have Your Buyer

What Happens After You Send Your Condo

1. You send the address and the unit. Add any assessment or tenant you know about.
2. A broker pulls the closings. Your building's last twelve months first, then the towers competing for the same buyers, most of them on Collins Avenue here, adjusted for floor, line and view.
3. Your unit is checked against the buyers on file. No buyer is named and nothing about your condo is shared.
4. The association file is read. The budget, reserve study, milestone status, any assessment and the leasing and approval rules.
5. You get a call within one business day. A written value range, what you would keep after closing costs, and a listing plan with dates. Then you decide.

Request Your Miami Beach Condo Valuation

Give the address and the unit. A licensed broker calls within one business day; no fee, nothing listed and nothing shared until you decide.

Request My Condo Valuation · or call (786) 914-1017

Would You Rather Lease Your Condo?

Units leased in 60 of the 68 buildings with lease records here over the last twelve months, at median rents from $3,800 a month at The Perigon to $25,250 at The Ritz-Carlton Residences Miami Beach. If the association allows leasing and the rent covers your costs, holding may beat selling now. Request a rental valuation and compare it with the sale.

• Request My Condo Rental Valuation
• Leasing a home in Miami Beach: the landlord page
• Should I sell or rent my home?

Questions Miami Beach Condo Owners Ask

What is my Miami Beach condo worth?

What the closings in your own building support, adjusted for floor, line, view and condition. Here the buildings with a closing in the last twelve months sold at medians from $310 to $2,941 per square foot, a gap the citywide median hides. A broker prices your unit from those closings and calls you with a written range.

How long does it take to sell a condo in Miami Beach?

Condos and townhomes that closed in the 90 days to November 9, 2026 took an average of 114 days to sell, with 16.5 months of inventory on the market, from BeachesMLS. By building, 72 Park averaged 59 days over the last twelve months and Villa di Mare 359.

Is it a buyer's or a seller's market for Miami Beach condos?

A buyer's market: condos and townhomes here carry 16.5 months of inventory (BeachesMLS, 90 days to November 9, 2026), and in a market like this the units that sell are the ones priced against the closings in their own building.

Which Miami Beach buildings sold the most condos in the last year?

Akoya (48), Carillon South Tower (48) and Fontainebleau III (48), by closings over the last twelve months on BeachesMLS. Owners there have the most recent evidence to price from; in a tower with few closings the broker leans on comparable towers nearby.

Do I have to pay the special assessment if I sell?

Under the standard Florida contract the seller pays instalments due before closing and the buyer those due after, unless the contract says otherwise; the association's estoppel certificate states what is owed.

Does BreakThru Realty already have buyers looking for condos in Miami Beach?

BreakThru Realty works with hundreds of prequalified buyers searching for properties. A broker checks your unit against their requirements before you list; a fit for your condo is a possibility until the broker confirms it, never an offer.

More for Miami Beach Owners

• Selling any home in Miami Beach
• Recently sold homes in Miami Beach
• Miami Beach housing market report
• Miami Beach Condos for Sale
• Selling a home in Miami-Dade County
• Selling a condo in Sunny Isles Beach
• Selling a condo in Brickell
• Selling a condo in Miami
• Selling a condo in Aventura
• Selling a condo in Bal Harbour