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Own South Beach · South of Fifth
Portofino Tower
300 S Pointe Dr · Built 1996 · 45 floors · 216 residences
For sale
12
0 pending · 11.1 mo supply
Median asking
$3.5M
from $1.35M
Median $/sqft
$1,715/sqft
$1,484/sqft sold, 12 mo
Days on market
88
106 to sell · 13 in 12 mo
Portofino Tower stands 45 floors tall at the southern tip of Miami Beach, in the South of Fifth district of South Beach. Completed in 1996, it holds 216 residences and sits on the waterfront.
The building is in FEMA flood zone AE, part of the Special Flood Hazard Area, where FEMA maps a 1% yearly chance of flooding and lenders require flood insurance for federally backed or regulated mortgages. It is also in Miami-Dade hurricane evacuation zone B. The lowest street next to the building is 3.8 ft above the highest tide predicted for 2026 at Virginia Key.
On the 2025 tax roll, 41% of units carry a homestead exemption and 25% are owned by a company or trust. Financeability is rated good, at an index of 62 of 100. Miami-Dade Clerk records show 16 resale deeds in the 12 months to October 22, 2026.
The Car-Free Index is 1. The nearest Publix is 980 m away in a straight line, about 0.6 miles.
Live near more of Miami
What surrounds Portofino Tower: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
55 / 100
Nearest Publix: Publix at Fifth & Alton, 0.6 mi
#100 in South Beach · #356 in Miami
Within a mile. The city planners knew.
1 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
48
/ 100
B−
own.miami Score
A data-grounded score for Portofino Tower from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value25
$1,715/sqft — vs. South Beach condos, then all of Miami
Momentum14
-12.8% $/sqft over 6 months
Liquidity50
10.3 months of supply · 87 days on market
Health71
3 verified records: DBPR complaints
Waterfront90
Waterfront building
Age45
Built 1996 — vs. South Beach buildings
own.miami Condo Index
216Premium100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#51 of 698 tracked Miami condos
Top 7% by price per sq ft
#10 of 121 in South Beach
Momentum
↓ Cooling
$1,715/sqft median ask
Liquidity
Warm
The stacks
6 lines · modeled from 39 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Portofino Tower’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -03 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 3 bd · 2.5 ba | 2,340 sqft | BayWaterfront | $1,325/sqft | +$39 | $985/sqft → $1,921/sqft | 7 |
| -02 | 2 bd · 2.5 ba | 2,040 sqft | BayWaterfront | $1,316/sqft | +$14 | $1,173/sqft → $1,459/sqft | 8 |
| -03Best value | 3 bd · 2.5 ba | 2,340 sqft | Ocean ViewWaterfront | $1,229/sqft | +$16 | $966/sqft → $1,447/sqft | 4 |
| -04 | 2 bd · 2.5 ba | 2,040 sqft | Ocean ViewWaterfront | $1,299/sqft | +$15 | $1,130/sqft → $1,593/sqft | 6 |
| -05 | 3 bd · 2.5 ba | 2,340 sqft | Ocean ViewWaterfront | $1,533/sqft | +$24 | $1,089/sqft → $1,944/sqft | 10 |
| -06 | 2 bd · 2.5 ba | 2,040 sqft | BayWaterfront | $1,715/sqft | +$57 | $1,257/sqft → $2,389/sqft | 2 |
Modeled from Portofino Tower’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 Portofino Tower’s own sales history.
Estimated value
$3,256,000
$2,866,000–$3,646,000 · $1,391/sqft
Moderate confidence · 4 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 Portofino Tower?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$3,000,000$1,471/sqft
2 bd · 2.5 ba · 2,040 sqft
300 S Pointe Dr #1504
Listing courtesy of South Pointe Drive Realty Inc, John Lennon (Lic. #0431257) · MLS #A12114303
$4,750,000$2,328/sqft
2 bd · 2.5 ba · 2,040 sqft
300 S Pointe Dr #4206
Listing courtesy of One Sotheby's International Realty, Silke Dietrich (Lic. #3326336) · MLS #A12092935
$1,450,000$1,330/sqft
1 bd · 1.5 ba · 1,090 sqft
300 S Pointe Dr #809
Listing courtesy of South Pointe Drive Realty Inc, John Lennon (Lic. #0431257) · MLS #A12089582
$4,295,000$1,835/sqft
3 bd · 2.5 ba · 2,340 sqft
300 S Pointe Dr #2005
Listing courtesy of Compass Florida, LLC, Brett Eaglstein (Lic. #3350131) · MLS #A12079499
$3,499,000$1,715/sqft
2 bd · 2.5 ba · 2,040 sqft
300 S Pointe Dr #2806
No special assessments
Listing courtesy of Compass Florida, LLC, Paul Sasseville (Lic. #3038015) · MLS #A12075231
$3,500,000$1,716/sqft
2 bd · 2.5 ba · 2,040 sqft
300 S Pointe Dr #2104
Listing courtesy of G & C Global Realty LLC, Nunziatina Cavallo (Lic. #3162309) · MLS #A12060377
$1,350,000$1,164/sqft
1 bd · 1.5 ba · 1,160 sqft
300 S Pointe Dr #907
Listing courtesy of Interealty Exchange Inc, Gabriele Braha (Lic. #3250762) · MLS #A12046440
$3,500,000$1,786/sqft
2 bd · 2.5 ba · 1,960 sqft
300 S Pointe Dr #3604
Listing courtesy of AMS Oceanfront Realty LLC, Andrew Savysky (Lic. #3117404) · MLS #A12044469
$24,999,000$4,401/sqft
4 bd · 6.5 ba · 5,680 sqft
300 S Pointe Dr #PH-5
Listing courtesy of Barnes International Realty, LLC, Enzo Rosani (Lic. #3405787) · MLS #A11999990
$2,850,000$1,218/sqft
3 bd · 2.5 ba · 2,340 sqft
300 S Pointe Drive #801
Listing courtesy of Douglas Elliman, Marcela Catapano-Criscito (Lic. #0693907) · MLS #A11993159
$1,385,000$1,194/sqft
1 bd · 2 ba · 1,160 sqft
300 S Pointe Dr #906
Listing courtesy of South Pointe Drive Realty Inc, John Lennon (Lic. #0431257) · MLS #A11918217
$4,900,000$2,402/sqft
3 bd · 3 ba · 2,040 sqft
300 S Pointe Dr #4306
Listing courtesy of South Pointe Drive Realty Inc, John Lennon (Lic. #0431257) · MLS #A11906490
Sold $/sqft trend
3-month rolling median of closed sales in Portofino Tower; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 300 S Pointe Dr
- Year built
- 1996
- Floors
- 45
- Residences
- 216
- Developer
- SP Investors & Miami
- Waterfront
- Yes
Amenities
- · Pool
- · Spa
- · Fitness center
- · Valet
- · Concierge
- · Security
- · Tennis
- · Pickleball
- · Basketball
- · Dog park
- · Playground
- · Putting green
- · Fire pit
- · Outdoor BBQ area
- · Lobby
- · Porte-cochère
Building rules
- Parking
- The building offers assigned garage parking, guest parking, and 24-hour valet parking.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 30, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 10 purchase or refinance loans on this building in the last 12 months, financing 40% of its recorded sales, and accepted a down payment as low as 15%. 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 62/100.
Source: Miami-Dade Clerk official records
- InfoSpecial assessment reported as paid — noted on 2 listingsAug 26, 2026
Source: MLS listing remarks
- ElevatedDBPR complaintsAug 19, 2026
Florida DBPR Division of Condominiums public complaint record for association licence MA00021435: 7 complaints in the last 36 months (4 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
- Verified: open or disciplined DBPR complaints against the association
- Listings note no special assessment currently
- Built 1996 — past its first structural milestone; next inspection around 2031
Estimated from Portofino Tower’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 Portofino Tower: 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
- 15
- 10 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 40%
- 15 recorded sales, 12 months · Resales only
- Average down payment
- 37.5%
- Lowest down payment accepted
- 15%
Loan programmes, 24 months:Conventional 8Private lenders 2Other 5
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: 8.0 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
- 5.2 ft
- Lowest nearby street
- 4.8 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 3.8 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
Multiple significant active disputesCivil 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
- 2
- Owner / association disputes
- 0
- Routine collection cases
- 0
- DBPR complaints
- 7
- Open DBPR complaints
- 4
- Insurance claimActiveassociation as defendant · Filed Jun 2026
An insurance company filed a lawsuit against the condominium association involving a claim of negligence. The case includes a motion to dismiss and an order extending the time to respond to the complaint. Filed June 2026.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
- Insurance claimActiveassociation named as a party · Filed Dec 2024
An individual and a management company filed a lawsuit against the condominium association, a construction company, and multiple insurance entities. The case involves an insurance claim and has proceeded through various stages of discovery and motions. Filed December 2024.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
- Insurance claimClosedassociation as defendant · Filed Feb 2024
An insurance company filed a lawsuit against the condominium association involving claims of negligence. The case has proceeded through several stages of discovery, including requests for production, interrogatories, and motions to amend the defendant's answer. Filed February 2024.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR1U023100 · 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 Portofino Tower cost?+
There are 12 condos for sale at Portofino Tower, from $1,350,000, with a median asking price of $3,499,500 ($1,715/sqft).
How much are the HOA fees at Portofino Tower?+
HOA / maintenance fees at Portofino Tower run around $3,940 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 Portofino Tower a waterfront building?+
Yes — Portofino Tower is a waterfront building (South Beach).
When was Portofino Tower built?+
Portofino Tower was built in 1996, 45 stories, 216 residences.
Who developed Portofino Tower?+
Portofino Tower was developed by SP Investors & Miami.
Stay ahead
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If you like Portofino Tower, compare
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