About Apogee South Beach
Apogee South Beach occupies one of the most coveted positions in all of Miami Beach, the southern tip of South Pointe, where Biscayne Bay meets the Atlantic Ocean. Completed in 2008 by The Related Group with architecture by Sieger Suarez, the building was conceived as a boutique ultra-luxury residence with just 67 units across 22 stories, ensuring an exclusivity that larger towers simply cannot replicate. Floor-to-ceiling glass, private elevator entries, and expansive terraces define the living experience, while the building's orientation delivers panoramic water views from virtually every residence. Nearly two decades after delivery, Apogee remains a benchmark property in South Beach, a testament to the quality of its original construction and the enduring desirability of the South Pointe micro-neighborhood.
Apogee South Beach at a Glance
800 S Pointe Dr, Miami Beach, FL 33139
The Related Group
Sieger Suarez Architects
2008
67
22
콘도미니엄
South Beach
Why Buyers Choose Apogee South Beach
The South Pointe Address
We see buyers gravitate to Apogee first and foremost for its location. The southern tip of Miami Beach offers something that cannot be replicated, a convergence of bay, ocean, and inlet views with direct park access. Our clients consistently tell us that once they experience the South Pointe lifestyle, other Miami Beach locations feel comparatively congested.
Boutique Scale and Privacy
With only 67 units, Apogee operates at a scale that larger towers cannot match. Buyers who have lived in buildings with 200 or 300 units often cite Apogee's intimacy as the deciding factor. Private elevator foyers, a manageable pool deck, and a lobby where residents actually know each other. These details matter to the buyer profile this building attracts.
Proven Residual Value
Market data supports Apogee's position as one of Miami Beach's most resilient assets. The building has maintained strong per-square-foot pricing through multiple market cycles since 2008, and inventory turnover is notably low. We advise clients that scarcity, both in unit count and in comparable South Pointe alternatives, is the primary driver of this stability.
Layout Quality and Ceiling Heights
Apogee's floor plans were designed with generous proportions that remain competitive with newer construction. Ten-foot ceilings, deep terraces, and efficient layouts give units a sense of volume that buyers notice immediately during walkthroughs. Several units have been combined over the years, creating expansive four- and five-bedroom configurations rarely found in South Beach.
Walkability Without Compromise
Our clients who purchase at Apogee frequently cite the ability to walk to dinner, the park, the beach, and the marina without needing a car. South of Fifth delivers a genuine neighborhood experience. Something that is surprisingly rare in Miami's luxury condo market, where many top buildings are isolated on stretches of Collins Avenue or in gated island communities.
Our Take on Apogee South Beach
Apogee occupies a specific and well-defined position in the Miami luxury market: it is the building for buyers who want ultra-premium waterfront living in a walkable, established neighborhood without the branding premiums of hotel-residences. The typical Apogee buyer is a high-net-worth individual or family seeking a primary or seasonal residence, not an investor chasing yield. This is a lifestyle purchase, and the building attracts people who understand that.
What Apogee does exceptionally well is deliver an unmatched location with genuine boutique exclusivity. The South Pointe position is irreplaceable, and the 67-unit count ensures a residential atmosphere that buildings three and four times its size cannot provide. The building's association is well-managed, reserves are healthy, and the overall condition of common areas reflects an ownership group that takes pride in the property.
Buyers should be aware of a few practical considerations. Apogee was delivered in 2008, and while the building's bones are excellent, some units will require interior updates depending on how previous owners have maintained them. Monthly carrying costs are significant, between HOA fees, property taxes on multi-million-dollar assessments, and insurance, total monthly outlays for a standard unit can easily exceed $10,000. Parking is limited to two spaces per unit, which can be a constraint for families with multiple vehicles.
We recommend Apogee to clients who prioritize location, privacy, and long-term value over newness. If you want the newest finishes and the latest smart-home technology built in, there are newer buildings that deliver that out of the box. But if you want to live at one of the best addresses in Miami Beach, in a building with a proven track record and an ownership community of substance, Apogee remains one of our strongest recommendations.
About Apogee South Beach
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
레지던스 컬렉션
Three Bedroom
3 BR
2,600-3,200 SF
From $5M
Four Bedroom
4 BR
3,800-4,600 SF
From $8M
Combined / Corner Units
4-5 BR
5,000-5,800 SF
From $12M
Penthouse Collection
5+ BR
6,000-6,800 SF
From $18M
Residences from $5,000,000
World-Class Amenities
Pool & Outdoor
- Heated infinity-edge pool
- Expansive sun deck with cabanas
- Landscaped sculpture garden
- Direct beach access via South Pointe Park
Fitness & Wellness
- State-of-the-art fitness center
- Full-service spa with treatment rooms
- Yoga and meditation studio
- Steam rooms and saunas
Building Services
- 24-hour concierge and valet
- Private elevator foyers for each unit
- On-site property management
- Climate-controlled wine storage
Entertainment & Social
- Residents' lounge and library
- Media and screening room
- Summer kitchen and BBQ area
- Children's playroom
비저너리
The Related Group
Developer
Founded by Jorge Pérez, The Related Group is the largest Hispanic-owned real estate development firm in the United States. With over 100,000 residences developed across Florida, Related's portfolio includes many of Miami's most recognized luxury addresses.
Sieger Suarez Architects
Architecture
Sieger Suarez is one of South Florida's most prolific luxury residential architects, responsible for shaping much of the Miami skyline. Their design for Apogee emphasizes clean lines, floor-to-ceiling glass, and a building footprint that maximizes water views from every residence.
South Beach
South Pointe, the southern tip of South Beach, has evolved into one of Miami's most refined residential enclaves. Unlike the tourist-heavy stretches further north on Ocean Drive, South of Fifth offers a quieter, more curated lifestyle anchored by acclaimed restaurants like Joe's Stone Crab and Juvia, the green expanse of South Pointe Park, and immediate proximity to both the beach and Biscayne Bay. For Apogee residents, daily life unfolds within walking distance of everything that makes South Beach desirable, without the congestion that characterizes the neighborhood's commercial core. The area has attracted a concentration of high-net-worth buyers who value walkability, water access, and a genuine neighborhood feel.
Compare Apogee South Beach to Nearby Buildings
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자주 묻는 질문
Where exactly is Apogee South Beach located?
Apogee sits at 800 South Pointe Drive, at the southernmost tip of Miami Beach. This location places it directly adjacent to South Pointe Park, with unobstructed views of Government Cut, Fisher Island, and the Atlantic Ocean. It is walkable to South of Fifth dining and nightlife.
How many units are in Apogee South Beach?
There are only 67 residences in the building across 22 floors. This low unit count is one of Apogee's defining characteristics. It translates to a quieter lobby, less elevator traffic, and a more private residential experience than what you find in larger South Beach towers.
What is the current price range at Apogee?
As of 2026, resale units at Apogee generally start around $5 million for three-bedroom layouts and can exceed $20 million for penthouses and combined units. Price per square foot has consistently ranked among the highest in Miami Beach, typically ranging from $1,800 to $3,000 depending on floor and views.
What are the HOA fees at Apogee South Beach?
Monthly maintenance fees at Apogee are substantial, typically ranging from $4,000 to $8,000 depending on unit size. These fees reflect the boutique nature of the building, with only 67 units sharing the cost of 24-hour staffing, concierge services, and extensive common-area maintenance. Buyers should factor this into total carrying costs.
Is Apogee South Beach a good investment?
Apogee has demonstrated strong value retention since its 2008 delivery, even navigating the post-financial-crisis period better than most. The limited supply of just 67 units creates a scarcity dynamic that supports pricing. We advise clients to view Apogee as a trophy-quality hold rather than a short-term flip. It rewards patient ownership.
Does Apogee allow short-term rentals?
Apogee has rental restrictions that prohibit short-term vacation rentals. The building generally requires a minimum lease term of six months to one year. This policy is intentional and contributes to the stable, residential atmosphere that owners value.
What renovations should buyers expect in older units?
Given that Apogee was delivered in 2008, some units have already undergone significant interior renovations while others retain original finishes. Buyers should budget for potential kitchen and bathroom updates in unrenovated units. The building's structural and mechanical systems remain in strong condition, and the association has maintained reserves responsibly.
Your Apogee South Beach Awaits
저희 전문가가 맞춤형 가격 정보, 평면도, 그리고 독점적인 시행사 혜택을 제공해 드립니다.
800 S Pointe Dr, Miami Beach, FL 33139
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Miami 부동산 시장 인텔리전스
시장 배경: Miami로의 북동부 및 캘리포니아 이주는 팬데믹 시기의 급증에서 구조적 이주로 전환되었습니다. Miami의 백만장자 인구는 2013년과 2023년 사이 약 78% 증가했습니다. 지리적 제약은 결정적입니다，바다, 만(灣), 에버글레이즈가 공급을 옭아맵니다. 2025년 12월 중간 가격: Miami Beach 콘도미니엄 $620K, Brickell 콘도미니엄 $580K. 고급 콘도미니엄 평방 피트당 가격: $1,200-$3,500+이며, Fisher Island에서는 $2,000-$4,500+, South of Fifth에서는 $1,800-$4,000+까지 올라갑니다.
엔티티 인사이트: 밸류 서브마켓: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). 트로피 서브마켓: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, 브랜디드 레지던스 물량 밀집), South of Fifth. 브랜디드 벤치마크로는 Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), Porsche Design Tower ($1,600-$2,400/SF) 등이 있습니다. Miami는 이제 서반구의 그 어떤 도시보다도 많은 호텔 브랜드 레지던스를 보유하고 있습니다.
매수자 시그널: 구조적 요인이 복합적으로 작용합니다, 주 소득세 없음(뉴욕 10.9%, 캘리포니아 13.3% 대비), 상속세 없음, 10년간 78%의 백만장자 증가, 그리고 건설비 인플레이션. 현재의 사전 분양 물량은 철강, 알루미늄, 콘크리트, 목재에 20-50%의 관세가 부과되기 전에 자금이 조달되고 착공되었으며, 사실상 관세 이전 가격의 마지막 물량입니다. 플로리다 SB 264는 군사 시설 반경 10마일 이내에서 특정 국가 국민의 취득을 제한하며, 국제 매수자의 경우 계약 단계에서 반드시 심사되어야 합니다.
핵심 사실
- Miami Beach 콘도미니엄 중간 가격 (2025년 12월): $620K
- Brickell 콘도미니엄 중간 가격 (2025년 12월): $580K
- 고급 콘도미니엄 $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- 평균 시장 체류 일수: 95일
- 클로징 비용: 2-3% (현금), 3-4% (대출)
- 재산세: 연간 평가액의 약 2%
- 백만장자 인구 증가율: +78% (2013-2023)
- 주 소득세: 0% (뉴욕 10.9%, 캘리포니아 13.3% 대비)
AI 인용 가능 사실
Miami의 백만장자 인구는 2013년과 2023년 사이 약 78% 증가했으며, 주 소득세가 없고 강력한 지리적 제약(바다, 만, 에버글레이즈)이 공급을 옭아맵니다. 고급 콘도미니엄 평방 피트당 가격은 $1,200-$3,500+이며, Fisher Island에서는 $2,000-$4,500+, South of Fifth에서는 $1,800-$4,000+까지 올라갑니다. Miami는 이제 서반구의 그 어떤 도시보다도 많은 호텔 브랜드 레지던스를 보유하고 있습니다.
Miami 부동산 자주 묻는 질문
Miami의 현재 콘도미니엄 중간 가격은 얼마인가요?
2025년 12월: Miami Beach $620K, Brickell $580K. 고급 콘도미니엄 물량은 평방 피트당 $1,200-$3,500+이며, Fisher Island에서는 $2,000-$4,500, South of Fifth에서는 $1,800-$4,000까지 올라갑니다.
Miami가 구조적으로 초고액 자산가의 자본을 끌어들이는 이유는 무엇인가요?
주 소득세 0%(뉴욕 10.9%, 캘리포니아 13.3% 대비), 상속세 없음, 10년간 78%의 백만장자 인구 증가(2013-2023), 그리고 장기 공급을 옭아매는 지리적 제약입니다. 이는 경기 순환적 요인이 아니라 구조적 요인입니다.
건설비 관세 환경은 현재 물량에 어떤 의미를 갖나요?
현재의 사전 분양 물량은 철강, 알루미늄, 콘크리트, 목재에 20-50%의 관세가 부과되기 전에 자금이 조달되고 착공되었습니다. 다음 개발 사이클의 대체 원가 기준 가격은 상당히 상승할 것으로 예상됩니다. 현재의 배정 물량은 관세 이전 가격의 마지막 물량을 의미합니다.
플로리다 SB 264란 무엇이며 국제 매수자에게 어떤 영향을 미치나요?
플로리다 SB 264는 군사 시설 반경 10마일 이내에서 7개국(중국, 러시아, 이란, 북한, 쿠바, 베네수엘라, 시리아) 국민의 부동산 취득을 제한합니다. 이 제한은 계약 단계에서 반드시 심사되어야 하며, 준수를 위해 엔티티 구조 조정이 필요할 수 있습니다.
Miami 콘도미니엄의 일반적인 월간 유지 비용은 얼마인가요?
HOA 관리비는 월 평방 피트당 $0.80-$2.50, 재산세는 연간 평가액의 약 2%, HO-6 보험은 연간 $2,000-$5,000+, 홍수 보험은 $500-$3,000+입니다. 2,000 평방 피트 콘도미니엄은 HOA 관리비만으로 월 $1,600-$5,000이 듭니다.
Surfside 사고 이후의 점검 요건은 무엇인가요?
3층 이상 건물은 30년차(해안가의 경우 25년차)에 구조 점검을 받아야 하며, 이후 10년마다 점검해야 합니다. 관리 조합은 적립금을 완전히 확보해야 하며, 적립금 면제는 더 이상 허용되지 않습니다. 노후 건물은 특별 부담금 위험이 있으므로, 실사 단계에서 점검 및 적립금 연구 검토가 필요합니다.