Miami Art Week 2026Upcoming
1 exhibitions within 1 mile
Art Week Score 27 · #20 in Brickell
#20 in Brickell · #298 in Miami
Nearest: Beyond Time: Antonia Eiriz, Juan Sánchez, and Pedro Vizcaíno, 1.0 mi away
For sale
9
1 pending · 6.8 mo supply
Median asking
$390K
from $315K
Median $/sqft
$522/sqft
$493/sqft sold, 12 mo
Days on market
0
63 to sell · 16 in 12 mo
1 of 9 are priced $450K+ and browsable on own.miami; the stats above cover every unit for sale.
Neo Vertika is a waterfront tower at 690 SW 1st Ct in Brickell, completed in 2006 with 36 floors and 442 residences, developed by Neo. There are 20 active tower construction sites within 1 km, 9 of them within 500 m, which can bring noise and traffic while the work lasts, and new towers can change views.
The building 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 4 ft above the highest tide predicted for 2026 at Virginia Key.
The Eighth Street Metromover Station is 420 m away in a straight line, the nearest Publix is 330 m away, and the Car-Free Index is 78. Financeability is rated strong, at 90 of 100, and the Miami-Dade Clerk recorded 20 resale deeds in the 12 months to October 21, 2026. On the 2025 tax roll, 24% of units carry a homestead exemption and 25% are owned by a company or trust.
Live near more of Miami
What surrounds Neo Vertika: 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
#53 in Brickell · #432 in Miami
Room for improvement.
1 Flanigan's locations nearby
Publix IndexLive now
82 / 100
Nearest Publix: Publix at Publix at Miami River, 0.2 mi
#16 in Brickell · #30 in Miami
Walking distance. Chicken tender sub in slippers.
4 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
Brickell is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
MetromoverMetrorail (Brickell)Brickell City CentreMary Brickell VillageSimpson ParkThe UnderlineBrickell Key
83
/ 100
A
own.miami Score
A data-grounded score for Neo Vertika from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value82
$522/sqft — vs. Brickell condos, then all of Miami
Momentum70
+7.5% $/sqft over 6 months
Liquidity83
6.4 months of supply · 0 days on market
Health98
3 verified records: DBPR complaints
Waterfront90
Waterfront building
Age57
Built 2006 — vs. Brickell buildings
own.miami Condo Index
78Value100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#544 of 698 tracked Miami condos
Top 78% by price per sq ft
#66 of 79 in Brickell
Momentum
↑ Rising
$522/sqft median ask
Liquidity
Hot
The stacks
10 lines · modeled from 76 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Neo Vertika’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -10 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -02 | 2 bd · 2 ba | 1,337 sqft | RiverWaterfront | $501/sqft | $-2 | $505/sqft → $488/sqft | 4 |
| -04 | 1 bd · 1.5 ba | 795 sqft | BayWaterfront | $522/sqft | — | — | 2 |
| -05 | 1 bd · 1.5 ba | 795 sqft | RiverWaterfront | $516/sqft | — | — | 3 |
| -06 | 1 bd · 1.5 ba | 795 sqft | RiverWaterfront | $509/sqft | +$3 | $451/sqft → $514/sqft | 4 |
| -10Best value | 2 bd · 2.5 ba | 1,113 sqft | RiverWaterfront | $430/sqft | — | — | 3 |
| -13 | 1 bd · 1.5 ba | 795 sqft | RiverWaterfront | $530/sqft | +$2 | $510/sqft → $524/sqft | 4 |
| -23 | Studio · 1 ba | 638 sqft | BayWaterfront | $494/sqft | — | — | 3 |
| -32 | 1 bd · 1 ba | 638 sqft | Pool Area View | $525/sqft | $-1 | $538/sqft → $530/sqft | 5 |
| -34 | Studio · 1 ba | 602 sqft | Pool Area ViewWaterfront | $606/sqft | — | — | 3 |
| Penthouses | 2 bd · 2 ba | 1,255 sqft | SkylineWaterfront | $498/sqft | — | — | 15 |
Modeled from Neo Vertika’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 Vertika’s own sales history.
Estimated value
$479,000
$446,000–$512,000 · $430/sqft
Moderate confidence · 3 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 Vertika?
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 Vertika; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 690 SW 1st Ct
- Year built
- 2006
- Floors
- 36
- Residences
- 442
- Developer
- Neo Group
- Waterfront
- Yes
Developed by
Neo Group48
B− · Developer Score
- Ranks #1 of 3 scored Neo Group buildings
- Asking $522/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 center
- · Crossfit
- · Valet
- · Concierge
- · Security
- · Business center
- · Party/social room
- · Sauna
- · Steam room
- · Tennis
- · Basketball
- · Racquetball
- · Pickleball
- · Dog park
- · Children's play area
- · Dining
- · Cigar/library room
- · Dojo
- · Golf simulator
- · Ev charging
Building rules
- Parking
- The building offers valet parking and assigned parking spaces, with some units including a dedicated parking spot.
Special assessments & recertification outlook
WatchPublic records checked Oct 29, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 20 purchase or refinance loans on this building in the last 12 months, financing 70% of its recorded sales, and accepted a down payment as low as 0%. 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 90/100.
Source: Miami-Dade Clerk official records
- WatchDBPR complaintsJun 25, 2026
Florida DBPR Division of Condominiums public complaint record for association licence MA64114: 2 complaints in the last 36 months (1 open, 0 with discipline, 0 closed with a letter). A complaint is an allegation; only dispositions are findings. Investigations are confidential and not counted.
Source: health.src.dbpr
- PositiveNo special assessment — noted on 1 listingsMay 9, 2025
Source: MLS listing remarks
- Verified: open or disciplined DBPR complaints against the association
- Verified: no special assessment in force
- Built 2006 — its first 25-year structural milestone inspection is due around 2031
Estimated from Neo Vertika’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 Vertika: 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
- 20
- 20 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 70%
- 20 recorded sales, 12 months · Resales only
- Average down payment
- 21%
- Lowest down payment accepted
- 0%
Loan programmes, 24 months:Conventional 17FHA 1VA 1Other 1
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 Brickell
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
- 4.8 ft
- Lowest nearby street
- 5.0 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 4.0 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
Material litigation identifiedCivil 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
- 1
- Owner / association disputes
- 0
- Routine collection cases
- 0
- DBPR complaints
- 2
- Open DBPR complaints
- 1
- Personal injury / common-element claimActiveassociation named as a party · Filed Dec 2024
An individual filed a premises liability lawsuit against several entities, including the condominium association, a utility company, and the City of Miami. The litigation involves claims related to premises liability. The case was filed in December 2024.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR69158 · 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 Vertika cost?+
There are 9 condos for sale at Neo Vertika, from $315,000, with a median asking price of $390,000 ($522/sqft).
How much are the HOA fees at Neo Vertika?+
HOA / maintenance fees at Neo Vertika run around $889 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 Vertika a waterfront building?+
Yes — Neo Vertika is a waterfront building (Brickell).
When was Neo Vertika built?+
Neo Vertika was built in 2006, 36 stories, 442 residences.
Who developed Neo Vertika?+
Neo Vertika was developed by Neo Group. Neo Group's own.miami Developer Score is B− across 3 buildings.
Stay ahead
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