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Own South Beach · South of Fifth
The Presidential
401 Ocean Dr · Built 1970 · 11 floors · 236 residences
For sale
9
1 pending · 15.4 mo supply
Median asking
$475K
from $419K
Median $/sqft
$779/sqft
$672/sqft sold, 12 mo
Days on market
55
71 to sell · 7 in 12 mo
8 of 9 are priced $450K+ and browsable on own.miami; the stats above cover every unit for sale.
The Presidential stands on the water at 401 Ocean Dr, in the South of Fifth district of South Beach. The 1970 building has 11 floors and 236 condominium units.
The building is in FEMA zone AE, part of the Special Flood Hazard Area, where FEMA maps a 1% yearly chance of flooding and lenders require flood insurance for a federally backed or federally regulated mortgage. It is also in Miami-Dade evacuation zone B. The lowest street next to the building sits 5.3 ft above the highest tide predicted for 2026 at Virginia Key.
The financeability reading is tier good, with an index of 50 of 100, meaning regulated lenders have financed purchases in the building in the last two years. The Miami-Dade Clerk recorded 11 resale deeds in the 12 months to October 22, 2026. On the 2025 tax roll, 18% of units carry a homestead exemption and 18% are owned by a company or trust.
The Car-Free Index is 1, and the nearest Publix is 880 m away in a straight line.
Live near more of Miami
What surrounds The Presidential: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
58 / 100
Nearest Publix: Publix at Fifth & Alton, 0.5 mi
#87 in South Beach · #311 in Miami
A brisk walk or a lazy scooter ride. Both respectable.
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
56
/ 100
B
own.miami Score
A data-grounded score for The Presidential from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value48
$779/sqft — vs. South Beach condos, then all of Miami
Momentum22
-8.8% $/sqft over 6 months
Liquidity46
15.4 months of supply · 55 days on market
Health94
3 verified records: Rental restrictions
Waterfront90
Waterfront building
Age18
Built 1970 — vs. South Beach buildings
own.miami Condo Index
107At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#298 of 698 tracked Miami condos
Top 43% by price per sq ft
#57 of 121 in South Beach
Momentum
↓ Cooling
$779/sqft median ask
Liquidity
Balanced
The stacks
10 lines · modeled from 49 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct The Presidential’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -02 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 1 bd · 1 ba | 667 sqft | BayWaterfront | $600/sqft | +$17 | $559/sqft → $678/sqft | 4 |
| -02Best value | 1 bd · 1 ba | 659 sqft | SkylineWaterfront | $569/sqft | $-22 | $640/sqft → $529/sqft | 4 |
| -03 | 1 bd · 1 ba | 659 sqft | Ocean ViewWaterfront | $721/sqft | — | — | 2 |
| -07 | Studio · 1 ba | 538 sqft | Direct OceanWaterfront | $826/sqft | +$46 | $721/sqft → $904/sqft | 2 |
| -10 | 1 bd · 1 ba | 655 sqft | Ocean ViewWaterfront | $733/sqft | $-22 | $740/sqft → $674/sqft | 2 |
| -18 | 1 bd · 1 ba | 679 sqft | Direct OceanWaterfront | $1,158/sqft | — | — | 2 |
| -19 | Studio · 1 ba | 404 sqft | Ocean ViewWaterfront | $854/sqft | — | — | 3 |
| -21 | 1 bd · 1 ba | 655 sqft | Ocean ViewWaterfront | $708/sqft | +$21 | $636/sqft → $781/sqft | 4 |
| -23 | 1 bd · 1 ba | 655 sqft | Ocean ViewWaterfront | $832/sqft | — | — | 3 |
| -24 | 1 bd · 1 ba | 655 sqft | Ocean ViewWaterfront | $710/sqft | +$12 | $659/sqft → $716/sqft | 4 |
Modeled from The Presidential’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 The Presidential’s own sales history.
Estimated value
$375,000
$320,000–$430,000 · $569/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 The Presidential?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$1,250,000$1,841/sqft
1 bd · 1 ba · 679 sqft
401 Ocean Dr #518
Listing courtesy of Douglas Elliman, Kristen Rosen Gonzalez (Lic. #3294902) · MLS #A12086074
$649,000$985/sqft
1 bd · 1 ba · 659 sqft
401 Ocean Dr #903
Rental restrictions
Listing courtesy of London Foster Realty, Krste Stojanoski (Lic. #3321581) · MLS #A12079874
$950,000$1,272/sqft
2 bd · 1 ba · 747 sqft
401 Ocean Dr #316
40/50-yr recertificationNo special assessments
Listing courtesy of The Keyes Company, Danell Van Orden (Lic. #0690489) · MLS #A12067139
$454,000$693/sqft
1 bd · 1 ba · 655 sqft
401 Ocean Dr #222 (with Parking)
40/50-yr recertification
Listing courtesy of Beachfront Realty Inc, Benito Guido (Lic. #3525386) · 917-558-4068 · MLS #A12064858
$499,000$748/sqft
1 bd · 1 ba · 667 sqft
401 Ocean Dr #1001
Listing courtesy of Douglas Elliman, Kristen Rosen Gonzalez (Lic. #3294902) · MLS #A12043385
$475,000$721/sqft
1 bd · 1 ba · 659 sqft
401 Ocean Dr #602
40/50-yr recertification
Listing courtesy of Silverleaf Realty Group, Richard Corrales (Lic. #3280975) · MLS #A12056754
$465,000$710/sqft
1 bd · 1 ba · 655 sqft
401 Ocean Dr #224
40/50-yr recertification
Listing courtesy of Blue One Realty, LLC, Facundo Ortola (Lic. #3407193) · MLS #A12028597
$470,000$874/sqft
0 bd · 1 ba · 538 sqft
401 Ocean Dr #1007
40/50-yr recertificationNo special assessments
Listing courtesy of Compass Florida, LLC, Michael Porat (Lic. #3520305) · MLS #A11969826
Sold $/sqft trend
3-month rolling median of closed sales in The Presidential; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 401 Ocean Dr
- Year built
- 1970
- Floors
- 11
- Residences
- 236
- Waterfront
- Yes
Amenities
- · Pool
- · Fitness center
- · Security
- · Social room
- · Laundry
- · Bike storage
Building rules
- Parking
- The building offers assigned and deeded parking spaces, including a gated parking area.
Special assessments & recertification outlook
WatchPublic records checked Oct 25, 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 9% 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 50/100.
Source: Miami-Dade Clerk official records
- Positive40-year recertification completedSep 30, 2026
Source: MLS listing remarks
- InfoSpecial assessment reported as paid — noted on 2 listingsAug 6, 2026
Source: MLS listing remarks
- Listings report the 40-year recertification completed
- Listings note no special assessment currently
- Built 1970 — past its first structural milestone; next inspection around 2035
Estimated from The Presidential’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 The Presidential: 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
- 9%
- 11 recorded sales, 12 months · Resales only
- Average down payment
- 21%
- Lowest down payment accepted
- 15%
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 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
- 7.1 ft
- Lowest nearby street
- 6.3 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 5.3 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
- 0
- Open DBPR complaints
- 0
- Board / governance litigationActiveassociation as defendant · Filed Apr 2026
A lawsuit was filed by individuals against the condominium association and several other individuals. The case was initiated in April 2026.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
- Personal injury / common-element claimActiveassociation as defendant · Filed Feb 2026
An individual filed a personal injury lawsuit against the condominium association. The association filed an answer and affirmative defenses, and the parties have exchanged initial disclosures. Filed February 2026.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR1S018431 · Approved,Delinquent. 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 The Presidential cost?+
There are 9 condos for sale at The Presidential, from $419,000, with a median asking price of $475,000 ($779/sqft).
How much are the HOA fees at The Presidential?+
HOA / maintenance fees at The Presidential run around $1,134 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 The Presidential a waterfront building?+
Yes — The Presidential is a waterfront building (South Beach).
When was The Presidential built?+
The Presidential was built in 1970, 11 stories, 236 residences.
Stay ahead
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If you like The Presidential, compare
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