Miami Art Week 2026Upcoming
3 exhibitions within 1 mile
Art Week Score 42 · #138 in South Beach
#138 in South Beach · #233 in Miami
Nearest: What Water Remembers, 0.7 mi away
For sale
6
2 pending · 4.8 mo supply
Median asking
$2.2M
from $1.05M
Median $/sqft
$1,189/sqft
$903/sqft sold, 12 mo
Days on market
10
56 to sell · 15 in 12 mo
Situated on the Venetian Islands, Nine Island Avenue offers a resort-style lifestyle with a focus on waterfront living. The building is undergoing extensive renovations to its common areas, including a newly designed lobby, mezzanine, and a comprehensive transformation of the pool deck and exterior amenities. Residents enjoy expansive views of Biscayne Bay, the Miami skyline, and the ocean from high-floor vantage points.
The building features a wide array of amenities, including a state-of-the-art fitness center, yoga studio, and a marina with boat slips. Additional facilities include tennis courts, a children's playroom, a community room, and a restaurant. The property is conveniently located near Sunset Harbour, Lincoln Road, and the vibrant atmosphere of Miami Beach.
Live near more of Miami
What surrounds Nine Island Avenue: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
59 / 100
Nearest Publix: Publix at Publix On The Bay, 0.5 mi
#77 in South Beach · #287 in Miami
A brisk walk or a lazy scooter ride. Both respectable.
2 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
South Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Ocean DriveLincoln RoadSouth Pointe ParkMiami Beach BoardwalkEspañola Way
61
/ 100
B
own.miami Score
A data-grounded score for Nine Island Avenue from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value16
$1,189/sqft — vs. South Beach condos, then all of Miami
Momentum93
+31.0% $/sqft over 6 months
Liquidity83
4.8 months of supply · 10 days on market
Health63
4 verified records: Special assessment — noted on 1 listings · DBPR complaints · Rental restrictions
Waterfront90
Waterfront building
Age28
Built 1981 — vs. South Beach buildings
own.miami Condo Index
142Above market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#157 of 698 tracked Miami condos
Top 22% by price per sq ft
#31 of 121 in South Beach
Momentum
↑ Rising
$1,189/sqft median ask
Liquidity
Hot
The stacks
8 lines · modeled from 48 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Nine Island Avenue’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -09 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -02 | 2 bd · 2 ba | 1,154 sqft | BayWaterfront | $823/sqft | $-14 | $834/sqft → $763/sqft | 5 |
| -05 | 2 bd · 2 ba | 1,440 sqft | BayWaterfront | $830/sqft | +$20 | $736/sqft → $1,078/sqft | 6 |
| -06 | 2 bd · 2 ba | 1,440 sqft | BayWaterfront | $1,042/sqft | $-8 | $1,133/sqft → $974/sqft | 3 |
| -08 | 2 bd · 2.5 ba | 1,837 sqft | BayWaterfront | $762/sqft | +$3 | $849/sqft → $877/sqft | 5 |
| -09Best value | 2 bd · 2 ba | 1,477 sqft | BayWaterfront | $616/sqft | $-8 | $782/sqft → $655/sqft | 6 |
| -10 | 2 bd · 2 ba | 1,190 sqft | BayWaterfront | $739/sqft | $-1 | $724/sqft → $706/sqft | 5 |
| -14 | 3 bd · 3 ba | 2,388 sqft | BayWaterfront | $832/sqft | +$15 | $767/sqft → $1,063/sqft | 8 |
| -15 | 2 bd · 2.5 ba | 1,837 sqft | BayWaterfront | $963/sqft | +$5 | $961/sqft → $1,036/sqft | 3 |
Modeled from Nine Island Avenue’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 Nine Island Avenue’s own sales history.
Estimated value
$932,000
$727,000–$1,137,000 · $631/sqft
High confidence · 6 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 Nine Island Avenue?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$2,699,000$1,130/sqft
3 bd · 3 ba · 2,388 sqft
9 Island Ave #714
Listing courtesy of Cervera Real Estate Inc., Cristiana Grassi (Lic. #3596351) · MLS #A12109182
$2,600,000$1,415/sqft
2 bd · 2.5 ba · 1,837 sqft
9 Island Ave #1215
Listing courtesy of Compass Florida, LLC, Dimitri Joseph (Lic. #3291663) · MLS #A12105891
$3,250,000$1,828/sqft
2 bd · 2.5 ba · 1,778 sqft
9 Island Ave #2207
Special assessment
Listing courtesy of EXP Realty LLC, Cristina Verrocchio (Lic. #3357894) · MLS #A12073870
$1,049,000$882/sqft
2 bd · 2 ba · 1,190 sqft
9 Island Ave #610
No special assessments
Listing courtesy of Compass Florida, LLC, Jose Anzola (Lic. #3396503) · MLS #A12051120
$1,590,000$1,077/sqft
2 bd · 2 ba · 1,477 sqft
9 Island Ave #609
Rental restrictionsNo special assessments
Listing courtesy of Luxe Properties, Maritza Galoppi (Lic. #3050044) · MLS #A11928152
$1,795,888$1,247/sqft
2 bd · 2 ba · 1,440 sqft
9 Island Ave #406
Listing courtesy of Coldwell Banker Realty, William Hahne (Lic. #0688245) · MLS #A11834290
Sold $/sqft trend
3-month rolling median of closed sales in Nine Island Avenue; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 9 Island Ave
- Year built
- 1981
- Floors
- 26
- Residences
- 268
- Developer
- Nine Island AVE Assoc, LTD
- Waterfront
- Yes
Amenities
- · Fitness center
- · Marina
- · Concierge
- · Tennis
- · Business center
- · Party/social room
- · Sauna
- · Valet
- · 24-hour security
- · Yoga studio
- · Children's room
- · Restaurant
- · Market
Building rules
- Parking
- The building offers covered parking, with some units including one or two assigned spaces, and provides valet services for guests.
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 12 purchase or refinance loans on this building in the last 12 months, financing 33% of its recorded sales, and accepted a down payment as low as 20%. 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 61/100.
Source: Miami-Dade Clerk official records
- InfoSpecial assessment reported as paid — noted on 3 listingsSep 16, 2026
Source: MLS listing remarks
- ElevatedSpecial assessment — noted on 1 listingsAug 18, 2026
Source: MLS listing remarks
- ElevatedDBPR complaintsJul 2, 2026
Florida DBPR Division of Condominiums public complaint record for association licence MA00001971: 16 complaints in the last 36 months (5 open, 0 with discipline, 1 closed with a letter). A complaint is an allegation; only dispositions are findings. Investigations are confidential and not counted.
Source: health.src.dbpr
- Verified: a special assessment is in force
- Verified: open or disciplined DBPR complaints against the association
- An upcoming assessment is mentioned on active listings
- Listings note no special assessment currently
- Built 1981 — a recurring structural milestone inspection is due around 2026
Estimated from Nine Island Avenue’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 Nine Island Avenue: 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
- 13
- 12 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 33%
- 18 recorded sales, 12 months · Resales only
- Average down payment
- 37.8%
- Lowest down payment accepted
- 20%
Loan programmes, 24 months:Conventional 10Private lenders 1Other 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 South Beach
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
- 2.8 ft
- Lowest nearby street
- 2.4 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 1.4 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
- 0
- Routine collection cases
- 0
- DBPR complaints
- 12
- Open DBPR complaints
- 5
DBPR registration PR1S012518 · 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 Nine Island Avenue cost?+
There are 6 condos for sale at Nine Island Avenue, from $1,049,000, with a median asking price of $2,197,944 ($1,189/sqft).
How much are the HOA fees at Nine Island Avenue?+
HOA / maintenance fees at Nine Island Avenue run around $2,227 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 Nine Island Avenue a waterfront building?+
Yes — Nine Island Avenue is a waterfront building (South Beach).
When was Nine Island Avenue built?+
Nine Island Avenue was built in 1981, 26 stories, 268 residences.
Who developed Nine Island Avenue?+
Nine Island Avenue was developed by Nine Island AVE Assoc, LTD.
Stay ahead
Interested in Nine Island Avenue?
We track every listing here, every day. Get the next one before it hits the portals — and a straight answer from someone who knows the building.
If you like Nine Island Avenue, compare
Embed this building
Add a live Own Miami card to your site or blog — it updates automatically. See all widget options →
<iframe src="https://own.miami/embed/building/nine-island-avenue" width="440" height="230" style="border:0;max-width:100%" loading="lazy" title="Own Miami building card"></iframe>