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Own South Beach · South of Fifth
South Pointe Towers
400 S Pointe Dr · Built 1987 · 25 floors · 232 residences
For sale
6
0 pending · 5.1 mo supply
Median asking
$1.52M
from $1.15M
Median $/sqft
$1,445/sqft
$1,268/sqft sold, 12 mo
Days on market
15
32 to sell · 14 in 12 mo
South Pointe Towers stands on the water at 400 S Pointe Dr, in the South of Fifth district of South Beach. The 1987 building rises 25 floors and holds 232 condominium units.
The building sits 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 beside it is 3.8 ft above the highest tide predicted for 2026 at Virginia Key.
On the 2025 tax roll, 28% of units carry a homestead exemption and 21% are owned by a company or trust. The Miami-Dade Clerk recorded 18 resale deeds in the 12 months to October 22, 2026. Financeability is rated good, with an index of 50 of 100, meaning regulated lenders have financed purchases here in the last two years. A public records check run on October 24, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher.
The Car-Free Index is 1, and the nearest Publix is 1060 m away in a straight line.
Live near more of Miami
What surrounds South Pointe Towers: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
49 / 100
Nearest Publix: Publix at Fifth & Alton, 0.7 mi
#120 in South Beach · #444 in Miami
Excellent urban planning.
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
73
/ 100
A−
own.miami Score
A data-grounded score for South Pointe Towers from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value29
$1,445/sqft — vs. South Beach condos, then all of Miami
Momentum87
+19.1% $/sqft over 6 months
Liquidity81
4.8 months of supply · 15 days on market
Health100
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age35
Built 1987 — vs. South Beach buildings
own.miami Condo Index
185Above market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#76 of 698 tracked Miami condos
Top 11% by price per sq ft
#16 of 121 in South Beach
Momentum
↑ Rising
$1,445/sqft median ask
Liquidity
Hot
The stacks
8 lines · modeled from 38 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct South Pointe Towers’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -05 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 2 bd · 2 ba | 1,165 sqft | BayWaterfront | $1,283/sqft | +$20 | $1,218/sqft → $1,538/sqft | 7 |
| -02 | 2 bd · 2 ba | 1,169 sqft | Ocean ViewWaterfront | $1,198/sqft | — | — | 2 |
| -04 | 3 bd · 3 ba | 1,802 sqft | Ocean ViewWaterfront | $1,246/sqft | +$6 | $1,258/sqft → $1,375/sqft | 6 |
| -05Best value | 2 bd · 2 ba | 1,042 sqft | BayWaterfront | $1,182/sqft | +$1 | $1,252/sqft → $1,270/sqft | 3 |
| -06 | 2 bd · 2 ba | 1,042 sqft | Ocean ViewWaterfront | $1,286/sqft | +$12 | $1,233/sqft → $1,378/sqft | 7 |
| -07 | 1 bd · 1.5 ba | 858 sqft | BayWaterfront | $1,235/sqft | +$24 | $1,123/sqft → $1,366/sqft | 3 |
| -08 | 1 bd · 1.5 ba | 858 sqft | Ocean ViewWaterfront | $1,200/sqft | $-15 | $1,280/sqft → $1,156/sqft | 4 |
| -10 | 2 bd · 2.5 ba | 1,559 sqft | Ocean ViewWaterfront | $1,411/sqft | +$8 | $1,372/sqft → $1,496/sqft | 4 |
Modeled from South Pointe Towers’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 South Pointe Towers’s own sales history.
Estimated value
$1,224,000
$955,000–$1,494,000 · $1,175/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 South Pointe Towers?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$1,150,000$1,340/sqft
1 bd · 1.5 ba · 858 sqft
400 S Pointe Dr #1807
Listing courtesy of Brown Harris Stevens, Colin Feuling (Lic. #3208144) · MLS #A12115495
$1,549,000$1,487/sqft
2 bd · 2 ba · 1,042 sqft
400 S Pointe Dr #2106
Listing courtesy of Brown Harris Stevens, Colin Feuling (Lic. #3208144) · MLS #A12113553
$1,499,900$1,439/sqft
2 bd · 2 ba · 1,042 sqft
400 S Pointe Dr #1805
Listing courtesy of BHHS EWM Realty, Marcelo Steinmander (Lic. #3256567) · MLS #A12092975
$1,325,000$1,272/sqft
2 bd · 2 ba · 1,042 sqft
400 S Pointe Dr #505
Listing courtesy of South Pointe Drive Realty Inc, John Lennon (Lic. #0431257) · MLS #A12074947
$1,695,000$1,450/sqft
2 bd · 2 ba · 1,169 sqft
400 S Pointe Dr #1102
Listing courtesy of Compass Florida, LLC, Isabelle Boehnert-Krueger (Lic. #3611162) · MLS #A12044905
$2,750,000$1,764/sqft
2 bd · 2.5 ba · 1,559 sqft
400 S Pointe Dr #2310
No special assessments
Listing courtesy of Compass Florida, LLC, Paul Sasseville (Lic. #3038015) · MLS #A12027699
Sold $/sqft trend
3-month rolling median of closed sales in South Pointe Towers; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 400 S Pointe Dr
- Year built
- 1987
- Floors
- 25
- Residences
- 232
- Developer
- South Pointe
- Waterfront
- Yes
Amenities
- · Pool
- · Fitness center
- · Tennis
- · Valet
- · Concierge
- · 24-hour security
- · Business center
- · Sauna
- · Pickleball
- · Basketball
- · Dog park
- · Serenity garden
- · Kids playground
- · BBQ areas
- · Media room
Building rules
- Parking
- The building offers a mix of assigned and valet parking, with some units including two assigned spaces or private garage options.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 31, 2026: no liens, lawsuits or regulatory complaints found for the association.
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 9 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 20.2%. 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 50/100.
Source: Miami-Dade Clerk official records
- Listings note no special assessment currently
- Built 1987 — past its first structural milestone; next inspection around 2032
Estimated from South Pointe Towers’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 South Pointe Towers: 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
- 9
- 9 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 33%
- 18 recorded sales, 12 months · Resales only
- Average down payment
- 33.5%
- Lowest down payment accepted
- 20.2%
Loan programmes, 24 months:Conventional 7Other 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: 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
- 8.6 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
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
- 0
- Open DBPR complaints
- 0
No civil cases involving the association were found on the Miami-Dade docket in the last five years.
DBPR registration PR1S013478 · 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 South Pointe Towers cost?+
There are 6 condos for sale at South Pointe Towers, from $1,150,000, with a median asking price of $1,524,450 ($1,445/sqft).
How much are the HOA fees at South Pointe Towers?+
HOA / maintenance fees at South Pointe Towers run around $2,012 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 South Pointe Towers a waterfront building?+
Yes — South Pointe Towers is a waterfront building (South Beach).
When was South Pointe Towers built?+
South Pointe Towers was built in 1987, 25 stories, 232 residences.
Who developed South Pointe Towers?+
South Pointe Towers was developed by South Pointe.
Stay ahead
Interested in South Pointe Towers?
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If you like South Pointe Towers, compare
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