Miami Condo Data · Mid-Beach & North Beach
A monthly, citable snapshot of the Miami condominium market: sales volume, prices, and building-inspection pressure across the neighborhoods own.miami tracks.
March 2026, ready to quote
The month in sentences you can paste straight into a story: each copy carries its citation.
- 1
The median time to sell a condo in Mid-Beach & North Beach stretched to 131 days in March 2026, the slowest pace in 29 months of own.miami data.
The numbers: March 2026: 131 days (n = 77 sales) · August 2025 · previous high: 121 days (n = 63 sales)
- 2
The median condo sale price in Mid-Beach & North Beach rose 19.7% year over year to $533K in March 2026.
The numbers: March 2026: $533K (n = 77 sales) · March 2025: $445K (n = 61 sales)
- 3
Eighty Seven Park (Mid-Beach & North Beach) recorded the priciest Mid-Beach & North Beach condo sale since January 2025: $14M in March 2026.
The numbers: Eighty Seven Park · March 2026 · top sale: $14M · January 2025 · last time this level was reached: $29M
Source: own.miami Data Room, March 2026, https://own.miami/data/2026-03?n=mid-beach-north-beachNeed a custom cut, a chart sized for your outlet or a comment? [email protected]
Free to publish under CC BY 4.0, credit “own.miami” and link the page.
Source: Own Miami, https://own.miami/data
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period November 1, 2023 through November 1, 2026.
Market movers
Standout activity this month across the condos we track, free to quote.
Verified-records datasets
Numbers nobody else publishes: read from the Miami-Dade Clerk, the court docket, Florida DBPR, HUD and the VA, building by building, then rolled up. Aggregates only, never a loan, lender, buyer, party or unit.
Live snapshot as of Nov 1, 2026, not tied to the report month.
How Miami condo buyers pay
From mortgages and deeds recorded over the last 12 months in 97 tracked condo buildings.
Government-backed loans: 0 of 98 buildings are on HUD’s FHA-approved condo list today and 0 on the VA’s; 0 FHA or VA loans were recorded in 12 months.
28 of 97 buildings are financeable at ordinary terms (Financeability Index strong or good). Building-by-building financeability →
The bank-financed share is a floor: a loan we could not pair to its deed is not counted, so “no bank mortgage” includes cash, private and seller financing. Down payments are read from loans a regulated lender wrote and paired to the sale price.
Checked against the public record
88 buildings were searched in the Miami-Dade Clerk’s official records and Florida DBPR within the last 90 days.
- Special assessment in force (per the building’s own listings)16 buildings
- Listings state no special assessment7 buildings
- City of Miami 40-year recertification 2+ years overdue or plan lapsedfewer than 3
- City of Miami 40-year recertification completedfewer than 3
- Open or disciplined DBPR complaint11 buildings
Liens, lis pendens and association collections count toward a building’s verdict but are never published by kind or by building. Every reading is reviewed before it counts.
What condo associations are in court over
Civil cases involving the associations of 92 buildings, from the Miami-Dade court docket, classified by type and reviewed.
- Construction-defect, structural or developer suitsfewer than 3
- Only routine liability (slip-and-fall, employment)fewer than 3
| Type | Buildings | Cases |
|---|---|---|
| Personal injury / common-element claim | 3 | 4 |
| Contractor / vendor dispute | 3 | 3 |
Florida DBPR, the condominium regulator: 24 of 84 associations drew a complaint in 36 months: 72 complaints, 14 still open, 2 closed with discipline.
Counts only. Cases still awaiting review are left out, and types seen in fewer than 3 buildings are not shown. DBPR investigations are confidential and never counted.
Cite as: own.miami Data Room, Nov 1, 2026 (CC BY 4.0).
Year to date
Through Mar 2026Median sold price per sq ft, monthly
Source: Own Miami, https://own.miami/data
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period November 1, 2023 through November 1, 2026.
own.miami Condo Index
Our proprietary index prices every condo building per square foot against the market: 100 = the median Miami building ($713/sqft), 200 = twice that. Median building in this view: 95.
| Building | Neighborhood | Index | Momentum | $/sq ft |
|---|---|---|---|---|
| Eighty Seven Park | Mid-Beach & North Beach | 306 | -99 | $2,912/sqft |
| Faena House | Mid-Beach & North Beach | 265 | +54 | $3,508/sqft |
| 72 Park | Mid-Beach & North Beach | 232 | +55 | $1,849/sqft |
| Fontainebleau Sorrento | Mid-Beach & North Beach | 228 | +80 | $1,755/sqft |
| 57 Ocean | Mid-Beach & North Beach | 226 | +85 | $2,466/sqft |
| Fontainebleau Trésor | Mid-Beach & North Beach | 225 | +31 | $1,734/sqft |
| Caribbean | Mid-Beach & North Beach | 212 | -96 | $2,097/sqft |
| The Ritz-Carlton Residences, Miami Beach | Mid-Beach & North Beach | 193 | +48 | $1,685/sqft |
Building health
Special-assessment outlook across tracked towers, as shown on each building page, building age under Florida SB-4D, active-listing disclosures and verified public records (a City of Miami recertification on file moves a tower out of Elevated). An estimate, not an inspection finding. The median is the Health axis of the own.miami Building Score.
Buildings facing structural milestone inspections
18 of 95 tracked condo towers hit a Florida SB-4D inspection milestone within 2 years: 1 facing a first 25-year inspection and 17 due for a recurring 10-year review.
A milestone is a mandated inspection deadline set by a building’s age, not a finding that a building is unsafe. Estimate from public building age under Florida SB-4D (coastal Miami: first milestone at 25 years, then every 10). Not an inspection record, verify any specific building with its association.
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<iframe src="https://own.miami/embed/data/chart?n=mid-beach-north-beach" width="640" height="380" style="border:1px solid #e6e1d8;border-radius:14px;max-width:100%" title="Miami Condo Data" loading="lazy"></iframe>
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Figures are compiled from Miami MLS closed-sale records for condominiums at every price across the 1 neighborhoods own.miami tracks: the whole condo market, not only the listings on own.miami, which start at $450K. Each sale is counted once (per MLS listing) in the calendar month it closed. Sales volume is the sum of closed prices; medians are per closed sale. Month-over-month and year-over-year changes are shown only when both months cover the same neighborhoods, where a neighborhood’s full history starts later, the comparison is withheld rather than letting the change in coverage pass for a market move. Active inventory is live: condos listed for sale today at every price, excluding towers not yet delivered; months of supply divides it by the average monthly resale closings over the 12 months ending with the report month. Building health follows each building page: age under Florida SB-4D (first milestone at 25 years on the coast, then every 10) plus verified public records such as a City of Miami recertification on file.
This data is free to cite and republish with attribution to Own.Miami (own.miami).
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Updated Mar 2026 · Source: Own Miami, https://own.miami/data
Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period November 1, 2023 through November 1, 2026.