Miami Art Week 2026Upcoming
1 exhibitions within 1 mile
Art Week Score 28 · #31 in Downtown
#31 in Downtown · #292 in Miami
Nearest: Beyond Time: Antonia Eiriz, Juan Sánchez, and Pedro Vizcaíno, 0.9 mi away
For sale
11
3 pending · 44.0 mo supply
Median asking
$380K
from $280K
Median $/sqft
$412/sqft
$388/sqft sold, 12 mo
Days on market
13
62 to sell · 3 in 12 mo
0 of 11 are priced $450K+ and browsable on own.miami; the stats above cover every unit for sale.
Neo Lofts sits on the water at 10 SW South River Dr in Downtown Miami. Developed by Neo and completed in 2004, the 20-floor building holds 199 residences and is recorded with the Property Appraiser as Neo Condo. Government Center Station, served by Metrorail and Metromover, is 670 m (about 0.4 miles) away in a straight line, and the Car-Free Index is 69. The nearest Publix is 690 m away.
The site is in FEMA flood zone AE, part of the Special Flood Hazard Area, where lenders require flood insurance for federally backed or federally regulated mortgages. It is in Miami-Dade hurricane evacuation zone B. The lowest street next to the building is 1.2 ft above the highest tide predicted for 2026 at Virginia Key.
There are 10 active tower construction sites within 1 km, 2 of them within 500 m, which can bring noise and traffic while the work lasts. On the 2025 tax roll, 38% of units carry a homestead exemption and 19% are owned by a company or trust. Financeability is rated good, at 71 of 100, and regulated lenders have financed purchases here in the last two years. The Miami-Dade Clerk recorded 4 resale deeds in the 12 months to October 21, 2026.
Live near more of Miami
What surrounds Neo Lofts: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive now20 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Coconut Grove), 3.4 mi
#1 in Downtown · #434 in Miami
A proper trip, but the rewards are proper too.
1 Flanigan's locations nearby
Publix IndexLive now
70 / 100
Nearest Publix: Publix at Publix at Miami River, 0.4 mi
#11 in Downtown · #137 in Miami
A short stroll, and Miami strolls are a commitment.
4 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
Downtown is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
MetromoverMetrorail (Government Center)Bayfront ParkBayside MarketplaceKaseya CenterMiami Riverwalk
65
/ 100
B+
own.miami Score
A data-grounded score for Neo Lofts from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value98
$412/sqft — vs. Downtown condos, then all of Miami
Momentum31
-5.7% $/sqft over 6 months
Liquidity39
44.0 months of supply · 13 days on market
Health83
3 verified records: Special assessment — noted on 1 listings
Waterfront90
Waterfront building
Age33
Built 2004 — vs. Downtown buildings
own.miami Condo Index
64Value100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#611 of 698 tracked Miami condos
Top 88% by price per sq ft
#27 of 28 in Downtown
Momentum
↓ Cooling
$412/sqft median ask
Liquidity
Balanced
The stacks
6 lines · modeled from 25 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Neo Lofts’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -06 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -02 | 2 bd · 1 ba | 867 sqft | RiverWaterfront | $461/sqft | +$1 | $452/sqft → $457/sqft | 3 |
| -03 | 2 bd · 2 ba | 1,073 sqft | RiverWaterfront | $391/sqft | — | — | 3 |
| -06Best value | 2 bd · 2 ba | 1,009 sqft | Water ViewWaterfront | $374/sqft | $-5 | $401/sqft → $364/sqft | 2 |
| -09 | 2 bd · 2 ba | 1,000 sqft | SkylineWaterfront | $403/sqft | $0 | $377/sqft → $377/sqft | 2 |
| -15 | 2 bd · 1 ba | 925 sqft | RiverWaterfront | $432/sqft | +$5 | $386/sqft → $432/sqft | 5 |
| Penthouses | 2 bd · 2 ba | 1,041 sqft | RiverWaterfront | $425/sqft | — | — | 3 |
Modeled from Neo Lofts’s past listings and sales — a guide to the building’s layouts and floor premiums, not an official floor plan. “Per floor” is the average $/sqft change per floor up the stack.
What’s a unit here worth?
Pick a line and a floor — we estimate the value from Neo Lofts’s own sales history.
Estimated value
$382,000
$363,000–$401,000 · $379/sqft
Rough estimate · 2 sales
Estimate only — not an appraisal. It reflects the line and floor, not a specific unit’s condition, renovations or view obstructions.
Want the inside track on Neo Lofts?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
Sold $/sqft trend
3-month rolling median of closed sales in Neo Lofts; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 10 SW South River Dr
- Year built
- 2004
- Floors
- 20
- Residences
- 199
- Developer
- Neo Group
- Waterfront
- Yes
Developed by
Neo Group48
B− · Developer Score
- Ranks #2 of 3 scored Neo Group buildings
- Asking $412/sqft here vs $498/sqft across the developer's portfolio
- 0% of the developer's portfolio has no adverse verified record
- All 3 buildings by this developer
Amenities
- · Pool
- · Spa
- · Fitness/gym
- · Valet
- · Concierge
- · Business center
- · Party/social room
- · Sauna
- · Tennis
- · Dog park
- · Meditation garden
- · On-site restaurant
- · Conference room
- · Clubhouse
- · Market/cafe
Building rules
- Parking
- The building offers valet services and assigned parking spaces.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 29, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 2 purchase or refinance loans on this building in the last 12 months, financing 50% of its recorded sales, and accepted a down payment as low as 10%. A bank writing a condominium loan has just checked the building's reserves, insurance, litigation and owner-occupancy against its own standards — verified due diligence, read from the public record. Financeability Index 71/100.
Source: Miami-Dade Clerk official records
- InfoSpecial assessment reported as paid — noted on 1 listingsJun 29, 2026
Source: MLS listing remarks
- ElevatedSpecial assessment — noted on 1 listingsMay 27, 2026
Source: MLS listing remarks
- Verified: a special assessment is in force
- Listings note no special assessment currently
- Built 2004 — its first 25-year structural milestone inspection is due around 2029
Estimated from Neo Lofts’s age and signals in active listings — not an official inspection or reserve report. Always verify the building’s milestone-inspection status and reserves with the association before buying.
Financeability
What the banks say about Neo Lofts: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
Regulated lenders are writing purchase loans here at ordinary down payments — their due diligence on reserves, insurance and litigation, verified by the public record.
- Mortgages recorded, 12 months
- 2
- 2 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 50%
- 4 recorded sales, 12 months · Resales only
- Average down payment
- 19%
- Lowest down payment accepted
- 10%
Loan programmes, 24 months:Conventional 2
High confidence · As of 2026-10-31
Source: Miami-Dade County official records and the FHA/VA approval lists. Aggregates only; individual instruments are never shown. Compare with Downtown
Flooding and storm surge
Public flood data at this building’s location, read Oct 22, 2026.
- FEMA flood zone
- Zone AE: high-risk area. FEMA maps a 1% yearly chance of flooding here.
- Base flood elevation on the map: 9.0 ft (NGVD29).
- Hurricane evacuation zone
- Zone B
- Miami-Dade storm surge planning zones run from A (called first) to E. The county decides which zones evacuate in a storm.
- Ground at the building
- 5.5 ft
- Lowest nearby street
- 2.2 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 1.2 ft above this year’s highest predicted tide (Oct 27, 2026).
Estimated from public data, not a flood determination. Check the FEMA flood map and an elevation certificate for this building.
Legal & Regulatory
No material litigation foundCivil court cases involving the condominium association, classified by what they are about. Routine collections against individual owners are counted separately and do not affect the building’s standing.
- Active material lawsuits
- 0
- Owner / association disputes
- 1
- Routine collection cases
- 0
- DBPR complaints
- 0
- Open DBPR complaints
- 0
DBPR registration PR1S026219 · Approved,Recorded. Public complaints on record with the Florida Division of Condominiums; investigations are confidential and not counted.
Court records are matched to the association by name and summarized by us; a case is a claim, not a finding. Ask the association for its litigation disclosure before buying.
Frequently asked
How much do condos at Neo Lofts cost?+
There are 11 condos for sale at Neo Lofts, from $279,900, with a median asking price of $380,000 ($412/sqft).
How much are the HOA fees at Neo Lofts?+
HOA / maintenance fees at Neo Lofts run around $998 per month among units currently for sale; the exact fee varies by unit size and line, so confirm the current amount with the listing or the condo association.
Is Neo Lofts a waterfront building?+
Yes — Neo Lofts is a waterfront building (Downtown).
When was Neo Lofts built?+
Neo Lofts was built in 2004, 20 stories, 199 residences.
Who developed Neo Lofts?+
Neo Lofts was developed by Neo Group. Neo Group's own.miami Developer Score is B− across 3 buildings.
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