Methodology

The per-unit value estimate

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.

The Building Score

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, adjusted for age and ranked against nearby buildings. The premium a year of newness commands is measured from Miami's own listings and sales (within each neighborhood, so location is not mistaken for age); every building's price is normalised by it, then ranked against peers weighted by distance (half weight at about a kilometre) with a small citywide share. A newer building at the same price as its older neighbour is better value, and the older one at that price is worse.
• 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.

The Condo Index

The Condo Index is a building’s price per square foot as a ratio to the median Miami condo building: index = 100 × building $/sqft ÷ market-median building $/sqft. A building at 100 is priced like the typical Miami condo, one at 200 costs twice as much per square foot, one at 50 half as much — so the number itself is the comparison.

• The building’s $/sqft blends the median asking price of its live listings with the median of its closed sales over the last 12 months, each weighted by how many listings or sales stand behind it. Closed sales are put on the asking scale by the market-wide gap between asking and sold prices, so a building with only closings isn’t read as cheaper.
• Thin samples are shrunk. A building’s own figure counts in proportion to its evidence: with n listings plus sales, its $/sqft is weighted n / (n + 3) against its neighborhood’s median building (the market median in neighborhoods with fewer than five indexed buildings). One listing at an unusual price can’t move a tower.
• 100 is the median indexed building, recomputed daily. Because the baseline moves with the market, a building’s index changes only when it outpaces or lags its peers.
• Tiers: premium from 200 (twice the median), above market 115–199, at market 85–114, value below 85. Momentum (recent vs prior six-month sold $/sqft, discounted for buildings with few closings, ranked against peers) and liquidity (months of supply, days on market, turnover) are published alongside the index, not folded into it.

Buildings need at least two live listings or one closing in the last 12 months to be indexed; towers not yet delivered are left out.

The Developer Score

The Developer Score judges a condo developer by the buildings it actually delivered, on the same data the Building Score uses. Six axes, weighted: building quality (35%) — the mean Building Score of its delivered buildings, weighted by size; health record (20%) — the share of the portfolio with no adverse verified public record (liens, lawsuits, recertification, regulatory complaints), with a small bonus for buildings verified clean in a recent records check; market performance (15%) — median 12-month appreciation and unit turnover, ranked against other developers; financeability (10%) — the mean Financeability Index where recorded lending exists (neutral otherwise); track record (10%) — buildings, years and residences delivered, ranked against other developers, with pre-delivery towers at a quarter weight; and consistency (10%) — how tightly its Building Scores cluster.

A joint-venture partner credit counts at half weight and is always labelled. A developer needs at least three delivered buildings with a Building Score to be scored; confidence is high from eight scored buildings, medium from five, low below. Because the Building Score rewards newer buildings on its age axis, developers whose portfolio is mostly older towers score lower on building quality — the health record and market axes are where an older portfolio can still shine. Only developers with three or more buildings on own.miami get a page, and only after a person has reviewed the brand mapping.

The Market Index (buyer’s or seller’s market)

The Market Index answers “is this a buyer’s or a seller’s market right now?” with one number from 0 (strong buyer’s market) to 100 (strong seller’s market); 40–60 is balanced. It reads resale condos only (towers not yet delivered are left out), at every price, and combines five standard signals:

• Months of supply (35%) — live listings divided by the last 12 months’ monthly sales pace.
• Sale-to-list price (25%) — the median sale price as a share of the original asking price, sales in the last six months.
• Days on market (15%) — the median for homes sold in the last six months.
• Price cuts (15%) — the share of listings now asking less than their original price.
• Sales momentum (10%) — closings in the last 90 days against the same 90 days a year earlier, plus the change in sale-to-list (the window ends two weeks ago so closings still being reported don’t read as a slowdown).

The thresholds are set for Miami condos, not houses. The textbook rule (under 4 months of supply is a seller’s market, over 6 a buyer’s) describes single-family resale; Miami condos carry structurally more inventory — investor and second-home owners, longer marketing times and a steady pipeline of new towers. We use the condo convention instead: under 6 months leans to sellers, over 9 to buyers. Balanced also means roughly 95–97% of original asking price, 60–90 days on market and about a quarter to a third of listings with a cut. Each page shows the Miami-wide reading next to the neighborhood’s so you can see how an area compares with the city.

A signal is used only with enough data behind it (12 sales in a year for supply, 8 recent sales for sale-to-list and days on market, 10 listings for price cuts, complete history for momentum), and the index is published only when months of supply and at least 60% of the weight are present — otherwise we say nothing rather than guess. Confidence is high, medium or low depending on how many signals and sales stand behind the reading.

Every condo sale on record (from recorded deeds)

The MLS counts the sales a broker listed. It misses developer closings, where buyers who signed years earlier close directly with the developer, and resales that close without going through the MLS. Every sale, listed or not, ends with a deed recorded at the county, so we count deeds. We read every deed the Miami-Dade Clerk has indexed since 2012 and keep the ones for a condominium unit, one row per transfer.

• A condo sale: the deed names a unit or a condominium, under a declaration recorded in the county’s Official Records. Deeds under a plat (townhome and house subdivisions) are left out. Condo townhouses and villas are condos in law and are counted. Commercial, office, industrial, parking and boat-slip units are not counted. Units the Property Appraiser codes as hotel condominiums count as sales in hotel-and-residence towers (a condominium declared at most ten years before the sale, such as E11EVEN Hotel & Residences) and not in older condo-hotels, where they are hotel rooms. We use the Appraiser’s land-use code (the unit’s, else the condominium’s usual code), or the condominium’s name when there is no code.
• One sale per transfer: several deeds for the same unit on the same day at the same price (co-owners, corrections) count once, and a deed recorded again for the same sale (the same unit at a price within 2% within 120 days, when the Property Appraiser shows a single sale, or within 30 days when it has no record yet) is folded into it. Transfers under $1,000 (family, trust and quitclaim deeds) and from $1,000 to $49,999 (timeshare weeks, parking spaces, partial interests) are not sales.
• New construction: the first sale of a unit in a condominium declared within the last six years (declarations are recorded at pre-sale, so towers close four to five years later), a first sale within a year of the building’s completion, or a first sale the MLS marks as new construction. It is not a first sale when the Property Appraiser’s history shows an earlier sale of the same unit (this also catches units resold before our deed records begin in 2012); a developer closing on the building’s parent folio and a later resale on the unit’s own folio count as the same unit. A building the Property Appraiser shows finished more than five years before the sale, or ten or more years before its condominium declaration (a conversion of an older building), is not new construction. Ten or more first sales in one condominium on one day, in a building finished two or more years earlier or at mostly identical prices, are a bulk sale and counted apart.
• Resale on the MLS: the deed matches a countywide MLS closing of a condominium, condo townhouse or villa: the same unit (folio) at a price within 2%, recorded from 30 days before to 120 days after the closing; the same building at a price within 1% with a matching unit number, recorded from 10 days before to 60 days after; or the same building, the exact price and the same unit number up to 120 days after. Each MLS closing matches one deed at most. A resale with no matching closing did not close through the MLS (the MLS history has no withdrawn or expired listings, so we cannot say whether it was ever listed). The split starts in December 2019: the countywide MLS closing history begins in mid-October 2019 and deeds are recorded weeks after closing, so December is the first month every deed can be matched; the MLS new-construction flag is used from 2024, when the MLS fills it in. Comparisons with the MLS count the MLS closings that are legal condos (every MLS closing matched to a condo deed, whatever its MLS type, plus MLS condominium closings with no deed found) over 12 months or a full year, because deeds are counted by recording month and MLS closings by closing month.
• The Property Appraiser reviews every deed. When it marks a deed as not a sale at all (a quitclaim, corrective or tax deed, a life estate, a partial interest, a transfer between related companies, a trade, a transfer to a charity, or a package sale outside a buyout), that transfer is taken out of the total, on or off the MLS. Bank-owned, government, estate, distressed and other sales the Appraiser keeps out of its ratio study are still sales and stay in the total; the Data Room notes how many. The Appraiser posts weeks to months after recording, so the most recent months can still lose a few transfers; when two months stand at different stages of that review, year-over-year changes compare both before it.
• Building buyouts and bulk sales are shown apart and never in the total. A burst in an older building (declared at least 10 years earlier): at least 15 sales within 45 days, five times its usual quarter, clustered on a few days or at repeated prices; or, in a small building, at least 60% of its units (8 or more) sold within 120 days with no more than 20% through the MLS. The whole burst is set apart, with its same-day batches and repeated prices up to 12 months before it. When most of the burst is one day at one or two prices (or few distinct prices while the building keeps trading), it is a bulk sale: one buyer taking a block of units. Otherwise it is a buyout: a developer or investor buying out the owners, usually to terminate the condominium. Condo-hotel rooms among them are marked. We publish counts only, never a dollar total.

Counts are by recording month, usually one to three weeks after closing (one deed in ten is recorded more than six weeks later), so single months swing; 12-month and full-year totals do not. A deed for several units counts once. Cooperative apartments have no deed and are not counted. Figures are countywide; our tracked buildings cover a minority of the county’s condos, so we do not split deed counts by neighborhood. Anyone checking these counts against Florida’s sales files: DOR use code 004 also includes fee-simple townhouses (appraiser code 0410), so the comparable filter is the appraiser’s residential condominium code 0407. Sources: Miami-Dade Clerk of the Court official records, Miami-Dade County Property Appraiser, MIAMI REALTORS® MLS.

Checked against the state: in October 2026 we matched our counts, deed by deed (by Official Records book and page), with the Florida Department of Revenue’s final Sales Data Files for Miami-Dade. For 2017 to 2024, 99.5% or more of the condo sales we count each year are in the state’s files. The state’s condominium land-use code also covers villas and townhouses built on platted lots, which have no condominium declaration; we leave those out, so the state’s condo totals are higher than ours.

Condo months of supply since 2013 (estimate)

The long-run months-of-supply chart on the Data Room is an Own.Miami estimate. Our countywide MLS history begins in October 2019 and keeps no past inventory, so the historical figures are derived from the monthly MIAMI REALTORS® / Florida REALTORS® Miami-Dade reports for townhouses and condos (active listings and closed sales), adjusted to condos only. The month’s live months-of-supply figure elsewhere on the page comes from the MLS feed directly and is not this estimate.

• Condo listings: the report’s active listings times the condo share of MLS condominium, townhouse and villa listings (from our MLS feed; before June 2026 that share is moved month by month in line with Redfin’s public Miami-Dade condo and townhouse inventory split; Redfin publishes no split before June 2014, so January 2013 to May 2014 keep the mid-2014 share).
• Condo sales: the report’s closed sales times the condominium share of the MLS countywide closings that month (from November 2019; earlier, Redfin’s public condo share of sales, calibrated to the MLS feed).
• Months of supply: condo listings divided by the average monthly condo sales of the trailing 12 months, the current month included (the MIAMI REALTORS® convention). Both halves stay on the report’s scale, so the ratio does not depend on how the report and the MLS feed count listings. August 2026: 13.6 months, the same as the live MLS figure.

It counts MLS-listed inventory only: developer units sold off-plan that never reach the MLS are not in it, so it understates what is available in new towers. Figures are countywide and do not compare with the neighborhood figures elsewhere on the Data Room, which cover only the neighborhoods we track. A month MIAMI REALTORS® later revises is updated here. Sources: MIAMI REALTORS® / Florida REALTORS® monthly Miami-Dade townhouse and condo reports, the MIAMI REALTORS® MLS, Redfin Data Center.

Who owns Miami-Dade condos (Florida tax rolls)

The ownership chart on the Data Room reads the Florida Department of Revenue’s final Name-Address-Legal rolls for Miami-Dade, roll years 2017 to 2025, which we received from the state in October 2026. Each roll lists every parcel as of January 1; we keep one row per condo unit (the state’s land-use code 004).

• Owner’s primary residence: the unit carries a homestead exemption on the roll, which the owner can claim only for a permanent Florida residence.
• Company or trust: the owner’s name contains LLC, INC, CORP, LTD, TRUST or a similar word.
• Where the tax bill goes: the unit’s own address, another Florida address, another US state or territory, or abroad. The state file leaves most owner ZIP codes blank, so we do not split Miami-Dade from the rest of Florida.
• Owner names and mailing addresses are read only to sort each unit into these groups. They are never stored or published, and only countywide shares are shown.

A bill mailed abroad is a floor for foreign ownership, not the foreign share: many foreign owners have their bills sent to a manager or lawyer in Miami. The state’s condo land-use code also covers some villas and townhouses on platted lots with no condominium declaration, which our deed series leaves out.

Condo and house prices from public records

The prices table on the Data Room sets condo resales from our recorded-deed series beside single-family house sales from the Florida Department of Revenue’s final Sales Data Files for Miami-Dade (roll years 2017 to 2025).

• Houses: sales of single-family homes (the state’s land-use code 001) that the state marks as qualified, arm’s-length sales (code 01), one parcel per deed (deeds that sold several parcels are left out), at $10,000 or more. Price per square foot uses the living area on the roll for that year, between 300 and 15,000 square feet.
• Each roll lists the sales of the year before plus part of its own year, and the newest one covers its own year only part of the way (the 2025 roll runs through August 2025). House figures therefore stop at the last full year the state file covers.
• Condos: resales from our deed series (closed through the MLS or not) whose unit has a folio, priced on the unit’s living area in the newest state roll, between 300 and 15,000 square feet. A median is published only with at least 100 sales in the year; the current year is marked to date.

These are recorded prices, not appraisals or asking prices. The state’s condo land-use code includes villas and townhouses on platted lots, which our condo series leaves out, so state condo counts run higher than ours.

Dry Streets Index (flooding and storm surge)

The Dry Streets Index is an Own.Miami estimate of flood exposure at each building, built only from public data. It is shown on building pages and summarized on the Dry Streets Index.

• FEMA flood zone: the zone of FEMA’s National Flood Hazard Layer at the building point (Miami-Dade’s copy of the same flood map when FEMA’s service is down).
• Evacuation zone: Miami-Dade County’s storm surge planning zone (A to E) at the building point.
• Lowest nearby street: up to 8 points on the county’s street centrelines within 60 m of the building (120 m when none is closer), at least 20 m apart, nearest first; expressways and ramps are left out. Each point’s bare-earth elevation comes from the USGS 3D Elevation Program. Readings under 0.5 ft are water surfaces and are dropped. The lowest point counts.
• Tide reference: the highest high tide NOAA predicts this calendar year at Virginia Key (station 8723214), in the same NAVD88 datum. The margin is the street minus that tide.

Every reading is dated. Elevations are in feet above NAVD88; the FEMA base flood elevation is shown as the map prints it (NGVD29 in Miami-Dade) and is never compared with them. This is not a flood determination, an elevation certificate or insurance advice.

It is not a flood determination, an elevation certificate or insurance advice. Drains, seawalls, pumps and raised roads change how a street floods, real tides often run higher than predicted, and storms add surge on top. Check the FEMA flood map, the building’s elevation certificate and the county’s evacuation zone lookup.

The assessment & structural outlook

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.

Sources & limits

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.

Based in part on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS® for the period October 14, 2019 through November 1, 2026.

How we research, review and correct what we publish: see our editorial policy.