Metodología

La estimación de valor por unidad

For a given unit we estimate price per square foot from the building’s own recent closed sales, adjusted for floor. Condo values within a tower vary far more by line and floor than most automated models capture, so we build a per-line curve: a base $/sqft for the line, plus a floor-premium gradient measured from how price rises with height in that building. The unit’s estimate is that floor-adjusted $/sqft multiplied by its interior area, then rounded. We publish a range around the point estimate that widens when the underlying sales are few or scattered.

Each estimate carries a confidence level. High confidence means several recent closed sales in the same line and a clear floor gradient; medium means the line is matched but thinner; low means we fell back to a building-wide average and is not shown as a headline number. When a building has too little sales history, we show no estimate rather than a bad one.

An estimate is not an appraisal. It reflects modeled market value from comparable sales; it does not account for a specific unit’s condition, renovations, views, or seller circumstances. Use it to judge whether a listing is priced with, above, or below its building — not as a guarantee of value. For a formal valuation, consult a licensed appraiser.

La Puntuación de Edificio

The own.miami Building Score summarizes a tower on the dimensions that matter to a buyer, each computed from market data:

• Value — price per square foot relative to comparable buildings.
• Momentum — the direction and pace of recent price change.
• Liquidity — how quickly units sell (days on market, months of supply).
• Financial health — signals of special-assessment and HOA risk extracted from listings and association data.
• Waterfront & age — location and building-age factors that affect long-run cost and value.

El Índice de Condos

The Condo Index places every building on a single peer-relative scale where 100 is the market median. A building at 130 is priced well above the typical Miami condo on the blended index; one at 80 is below. It is recomputed daily so the comparison always reflects current inventory and recent closings.

Panorama de cuotas y estructura

Florida’s condo-safety law (SB 4-D) requires milestone structural inspections and funded reserves as buildings age — first at 25 years for coastal buildings (30 inland), then on a recurring cycle. Our assessment outlook estimates where a building sits in that timeline from its year built and public risk signals. It is an estimate, not a statement of a building’s actual inspection or reserve status — always verify milestone-inspection and special-assessment status directly with the condo association before you buy.

Fuentes y límites

Listing and closed-sale data come from the MIAMI Association of REALTORS® MLS and are deemed reliable but not guaranteed. Models are only as current as the sales that feed them, and thin markets produce wider ranges. We revise formulas as data improves; material changes are reflected here. Found something that looks wrong? Tell us — we investigate every report.