Luxury Apartments Miami
A curated guide to Miami luxury apartments, branded residences, waterfront condominiums, and trophy towers across Brickell, Miami Beach, Surfside, Bal Harbour, Fisher Island, Coconut Grove, and Edgewater.
Buying a luxury condominium in Miami means choosing among a remarkable range of waterfront and skyline addresses, each with its own lifestyle. Brand-name towers such as Aston Martin Residences at the mouth of the Miami River draw buyers who want hotel-grade service, while oceanfront favorites like the Continuum on South Beach and design statements like Missoni Baia reward those who value space over height. In the urban core, Brickell Flatiron and the Dolce&Gabbana project at 888 Brickell anchor a fast-growing financial district, joined by Baccarat Residences. Neighborhood character counts as much as the building: Brickell suits a walkable city life, Fisher Island offers gated seclusion, and South of Fifth blends beach and dining. For new product, our Miami pre-construction pipeline opens early access to sponsor pricing.
Curated building directory
Miami Luxury Apartment Buildings
Start with the buildings buyers actually compare. These are the Miami luxury condo towers and branded residences that shape the search, from oceanfront South Beach and Surfside to Brickell, Edgewater, Coconut Grove, Bal Harbour, Fisher Island, and Palm Beach.
The headline number for Miami condos in June 2026 was negative. Median condo price fell 3.15 percent against a year earlier, from $445,000 to $431,000. Read only that and you would conclude the luxury market is soft. It is not. The same release says so on the next line.
Sales of Miami-Dade homes at $1 million and above rose 29.1 percent in June, from 374 to 483. Condo sales overall rose 11.96 percent, from 945 to 1,058. Total county sales were up 14.3 percent to 2,107. That is the strongest June since 2023, and the tenth straight month of growth.
Both things are true at once because the median is a midpoint, not a price. The lower and middle tiers came back into the market in volume this year, which pulls the midpoint down even while the top of the market accelerates. A falling median in a market where million dollar sales are up 29 percent is a composition story, not a valuation one.
Where the buyer's leverage actually sits: condo inventory fell 11.5 percent to 11,550 listings, a fifth consecutive monthly decline and the first such run since July 2023, yet months of supply is still 12.3 months, which is buyer's market territory by any standard measure. Condos took a median 124 days to sell, up from 107 a year ago, and closed at a median 94 percent of original list price. Supply is tightening, but it has not tightened enough to take negotiating room off the table.
For comparison, Miami-Dade single family homes sit at 4.9 months of supply, a seller's market, with the median up 3.73 percent to $695,000. The two halves of this market are not moving together.
Source: MIAMI REALTORS and RWorld June 2026 residential statistics, released July 17, 2026, covering Miami-Dade County. Figures are county wide across all condominium price tiers and are not specific to the luxury buildings listed below.
Miami Luxury Apartment Market by Area
Miami's luxury apartment market is defined by distinct geographic segments, each with its own buyer profile, pricing dynamics, and development patterns.
Miami Beach & South Beach
Oceanfront towers, limited supply, and strong demand from international buyers define this segment. This is the core of ultra-luxury waterfront inventory.
Surfside & Bal Harbour
A concentration of branded residences and boutique ultra-luxury buildings, often with limited inventory and high entry pricing.
Brickell
High-rise, urban luxury with a mix of investor-driven and end-user demand. Larger supply but strong absorption in new development cycles.
Coconut Grove
Lower-density luxury focused on privacy, greenery, and waterfront estates. Increasing demand for boutique developments.
Understanding New Development vs. Resale
Miami's luxury apartment inventory spans three distinct market phases: pre-construction, newly completed developments still in sponsor sellout, and established buildings where transactions occur exclusively through resale. Each phase carries different pricing dynamics, risks, and opportunities for buyers.
- Pre-Construction: Early-stage projects offering initial pricing and allocation access
- New Development: Completed or near-complete buildings where the developer is still selling inventory
- Established Buildings: Fully sold-out properties where pricing is driven by resale activity
Best Luxury Condos in Miami for Sale (2026)
Hand-Picked Miami Luxury Apartments & High-Rise Condos, Expert Rankings
Looking for the best luxury condos in Miami? After 20 years selling Miami luxury apartments and high-rise condos, I've hand-picked the buildings that deliver on their promises: architecture by name firms, full hotel-grade service, and strong long-term value.
This guide covers new construction condos in Miami, pre-construction Miami condos, and trophy resale buildings. Prices range from $700/SF (Brickell value plays) to $4,500/SF (Fisher Island ultra-luxury). I've marked my personal favorites, the buildings I'd buy for myself or recommend to family.
⭐ MY PICK = Buildings I personally recommend. These aren't paid placements. They're the properties I believe offer the best combination of quality, value, and long-term appreciation.
Looking for market analysis? For current market data, neighborhood comparisons, buying process, and expert commentary, see our comprehensive Miami Real Estate guide.
Best Hotel-Branded Condos in Miami (Four Seasons, St. Regis, Ritz-Carlton)
Miami leads the Western Hemisphere in hotel-branded condos, residences with Five-star services, professional management, and global brand recognition. These Miami hotel condos command premium prices but deliver real value: stronger resale, hotel amenities, and rental programs for absentee owners.
Four Seasons Surf Club ⭐ MY PICK
Location: Surfside | Price/SF: $2,200-$3,500 | Units: 150 residences
Historic Surf Club restoration with two residential towers and hotel on 935 feet of beachfront -- he most of any condo project in South Florida. Richard Meier architecture, Joseph Dirand interiors. 51 unique floor plans. Beachfront with Four Seasons service. One of Miami's most prestigious addresses.
Why I recommend it: The best branded residence in Miami, period. Historic charm meets Richard Meier modern luxury. Four Seasons service is unmatched. If you can only buy one Miami property, this is it.
→ View Four Seasons Surf Club listings
Four Seasons Coconut Grove ⭐ MY PICK
Location: Coconut Grove | Price/SF: $1,800-$2,500 | Units: 98 residences
This is quiet ultra-luxury. Bohemian Grove, Marina views (dock your boat here), walkable village, minutes from Brickell Financial Center. Four Seasons service in Miami's most charming neighborhood. Limited inventory in a protected enclave.
Why I recommend it: The Grove is Miami's best-kept secret. Four Seasons brought hotel-grade product to a neighborhood that resists change. Lower entry price than Surf Club with the same service level.
→ View Four Seasons Coconut Grove listings
St. Regis Residences Sunny Isles ⭐ MY PICK
Location: Sunny Isles Beach | Price/SF: $1,800-$2,800 | Units: 250 residences
Two towers along 435 feet of beach frontage adds critical mass for residents to get true five-star service without a hotel component. The longest pool in North America. St. Regis butler service, direct beach access, flow-through floor plans. Elevated living on Sunny Isles' beach. Strong international buyer demand.
Why I recommend it: St. Regis butler service is legendary. The building delivers on the brand promise. Sunny Isles location gives you beach lifestyle without Miami Beach prices.
→ View St. Regis Sunny Isles listings
St. Regis Residences Brickell ⭐ MY PICK
Location: Brickell | Price/SF: $1,600-$2,400 | Status: Pre-construction
First St. Regis in Miami's financial district. Robert A.M. Stern Architects. Urban luxury with butler service. In South Brickell, which is serene compared to North Brickell. But it's still walking distance to Brickell City Centre and restaurants. Elevating the entire neighborhood.
Why I recommend it: Robert A.M. Stern is architectural royalty. St. Regis service in an urban setting is compelling. Pre-construction pricing means you're buying at today's costs for tomorrow's product (pre-tariff effect, as materials have already been purchased).
→ View St. Regis Brickell listings
Ritz-Carlton Residences Sunny Isles
Location: Sunny Isles Beach | Price/SF: $1,500-$2,500 | Units: 212 residences
Elegant oceanfront tower with Ritz-Carlton service and amenities. Piero Lissoni interiors. Private beach club, spa, multiple pools. Strong rental program for investors.
→ View Ritz-Carlton Sunny Isles listings
Ritz-Carlton Residences South Beach ⭐ MY PICK
Location: Mid-Beach | Price/SF: $1,800-$3,000 | Units: 111 residences
Piero Lissoni design on the last oceanfront site in Mid-Beach. Private beach club, rooftop pool, spa. The Ritz-Carlton brand's flagship Miami Beach property.
Why I recommend it: The positioning is exceptional, sandwiched between two legacy properties but toward the ocean directly on Billionaire's Beach means incredible unobstructed views north and south. One of the last oceanfront development sites means not much competition coming besides Raleigh, Shore Club and Bulgari. Piero Lissoni interiors are stunning.
→ View Ritz-Carlton Miami Beach listings
Ritz-Carlton Residences Bal Harbour
Location: Bal Harbour | Price/SF: $2,000-$3,200 | Units: 243 residences
Steps from Bal Harbour Shops. Beachfront luxury with Ritz-Carlton service. One of the last developable sites in Bal Harbour. Premium pricing reflects scarcity.
→ View Ritz-Carlton Bal Harbour listings
Mandarin Oriental Residences Brickell Key ⭐ MY PICK
Location: Brickell Key | Price/SF: $1,600-$2,400 | Status: Pre-construction
Mandarin Oriental's legendary service comes to Miami's most private island enclave. Brickell Key is connected to Brickell by bridge but feels completely separate. Water views in every direction. This is an exceptional project in every sense - views, finishes, amenities, etc.
Why I recommend it: Brickell Key, island privacy with urban convenience. Mandarin Oriental service standards are exceptional. Pre-construction pricing is attractive for what you're getting.
→ View Mandarin Oriental listings
Cipriani Residences Brickell ⭐ MY PICK
Location: Brickell | Price/SF: $1,800-$2,600 | Status: Pre-construction
Legendary Cipriani hospitality comes to Miami. Arquitectonica design. Private Cipriani restaurant and club for residents. Great views in the quiet part of Brickell.
Why I recommend it: Cipriani is a lifestyle brand that delivers. Private restaurant and club create real community. The brand has cult-like following among international buyers.
→ View Cipriani Brickell listings
888 Brickell by Dolce & Gabbana ⭐ MY PICK
Location: Brickell | Price/SF: $1,600-$2,200 | Status: Pre-construction (2029)
Miami's tallest building at 1,049 feet and 90 stories. Dolce & Gabbana's first-ever residential project. JDS Development with Studio Sofield design. Ivory travertine and matte black facade with signature gold 'necklace' at street level. 259 fully furnished turnkey residences, D&G selected everything, from the marble to the light fixtures. Three color schemes: white (Bianco Striata), black (Nero Marquina), or gold (Giallo Imperiale) marble.
Why I recommend it: This will be Miami's tallest building and an instant icon. D&G did not just lend their name. They specified every detail. The turnkey concept eliminates design decisions. Pre-construction pricing for what will become a landmark is compelling.
The Raleigh Miami Beach ⭐ MY PICK
Location: Mid-Beach | Price/SF: $2,500-$4,000 | Status: Pre-construction
Historic Raleigh Hotel reimagined as ultra-luxury residences. Art Deco restoration meets modern luxury. Iconic pool preserved. One of Miami Beach's most significant architectural landmarks.
Why I recommend it: The Raleigh is irreplaceable. You can't build another Art Deco landmark. The restoration is meticulous. While buyers here are purchasing a a brand new building, they are also buying a piece of Miami Beach history.
St. Regis Residences Bahia Mar (Ft. Lauderdale) ⭐ MY PICK
Location: Fort Lauderdale Beach | Price/SF: $1,400-$2,200 | Status: Pre-construction
St. Regis service on Fort Lauderdale's yacht-centric beachfront. Bahia Mar marina is legendary. Lower entry price than Miami Beach St. Regis with same service standards. Direct Intracoastal and ocean access.
Why I recommend it: Perhaps the most unique of all My Picks because this sits in the middle of a huge marina full of large and small yachts and boats. It's also the best value St. Regis in South Florida. Fort Lauderdale is attracting Miami overflow buyers seeking better prices. The marina makes this ideal for yacht owners.
→ View St. Regis Bahia Mar listings
Miami Condos with Car Elevators (Porsche, Aston Martin, Bentley)
Miami pioneered condos with car elevators, automotive-branded residences that translate car design philosophy into architecture. These buildings feature patented Dezervator systems that transport your vehicle directly to your unit.
Aston Martin Residences
Location: Downtown Miami | Price/SF: $1,400-$2,200 | Units: 391 residences | Floors: 66
Miami's tallest waterfront tower. Aston Martin design team created interiors. Sky amenities, art gallery, deep-water marina. Transformed Downtown Miami's luxury market. Triple penthouse sold for $50M+.
→ View Aston Martin Residences listings
Porsche Design Tower
Location: Sunny Isles Beach | Price/SF: $1,600-$2,400 | Units: 132 residences | Floors: 60
The original automotive residence. Patented Dezervator car elevators take your vehicle to a sky garage in your unit. Porsche Design interiors. Oceanfront with sunrise/sunset views.
→ View Porsche Design Tower listings
Bentley Residences
Location: Sunny Isles Beach | Price/SF: $2,500-$3,500 | Status: Pre-construction | Floors: 63
World's first Bentley-branded tower. Sieger Suarez architecture. Car elevators to in-unit garages (4 cars per residence). Ultra-luxury finishes. Will be one of Sunny Isles' tallest buildings.
→ View Bentley Residences listings
Fisher Island Condos for Sale, Miami's Most Exclusive Address
Accessible only by ferry, yacht, helicopter, or seaplane. Highest per-capita income of any zip code in America. Complete privacy, full-service amenities, and limited inventory make Fisher Island condos Miami's most exclusive address.
Six Fisher Island ⭐ MY PICK
Location: Fisher Island | Price/SF: $3,000-$4,500 | Units: 50 residences
First new development on Fisher Island in a decade. Contemporary architecture in a Mediterranean enclave. Private marina, beach club access, Fisher Island Club membership. The island's most modern product.
Why I recommend it: If privacy is your priority, nothing compares to Fisher Island. Six brought contemporary architecture to an island that needed it. The club membership alone is worth six figures.
The Links Estates at Fisher Island ⭐ MY PICK
Location: Fisher Island | Price/SF: $3,300-$4,000+ | Units: 12 single-family estates | Status: Pre-construction/Under construction
Fisher Island's first-ever ground-up single-family homes. Contemporary Tuscan estates averaging 10,000 SF on lots up to half an acre. Designed by Portuondo Perotti Architects, built by ASR Construction, interiors by Florence-based INDELUX, landscaping by Enzo Enea. Each home features two rooftop terraces, infinity-edge pool, private gardens. 100% turnkey delivery. Prices from $33M-$55M+.
Why I recommend it: This is the pinnacle of Miami residential real estate. Single-family homes on Fisher Island have never existed before. These are the first and likely the last. The developer (Fisher Island Holdings) just achieved a $1B sellout on Palazzo Della Luna and Palazzo Del Sol. Limited to 12 homes means true scarcity. If you want the most exclusive address in America, this is it.
South of Fifth Condos (SoFi), Miami Beach's Best Oceanfront Buildings
Miami Beach's most exclusive neighborhood. Surrounded by water on three sides, South of Fifth condos offer beach lifestyle with neighborhood tranquility. Limited high-rise inventory due to zoning restrictions makes SoFi condos rare and valuable.
Continuum South Beach ⭐ MY PICK
Location: South of Fifth | Price/SF: $1,500-$2,200 | Units: 508 residences (2 towers)
12-acre oceanfront property. Two towers, private beach, tennis courts, lagoon pools. Last high-rise built before zoning changes. Celebrity residents. Landmark SoFi address.
Why I recommend it: Continuum set the standard for SoFi luxury. 12 acres of gated oceanfront can never be replicated, zoning prevents it. The value compared to newer buildings with less land is compelling. The position of the project at the head of Government Cut allows for amazing views in every direction.
→ View Continuum South Beach listings
Apogee South Beach
Location: South of Fifth | Price/SF: $2,500-$4,000 | Units: 67 residences
Boutique ultra-luxury. Only 67 units, all with private elevator entry. Bay and ocean views. Yabu Pushelberg interiors. Among the highest $/SF in Miami Beach. Very limited resale inventory.
→ View Apogee South Beach listings
Glass
Location: South of Fifth | Price/SF: $1,800-$2,800 | Units: 10 residences
Ultra-boutique with only 10 residences. Full-floor units with 360-degree views. Rene Gonzalez architecture. Complete privacy in SoFi's most intimate building.
Edgewater Condos, Best Value Miami Waterfront
Miami's emerging luxury corridor between Wynwood and the Design District. Edgewater condos offer direct bay views at 40-50% below comparable Brickell or Miami Beach units, the market's best value play for Miami waterfront condos.
Missoni Baia
Location: Edgewater | Price/SF: $900-$1,400 | Units: 249 residences | Floors: 57
Italian fashion house Missoni's first residential project. Asymptote Architecture design. Signature Missoni patterns throughout. Bay views, Olympic pool, spa. Best value branded residence in Miami.
Elysee Miami
Location: Edgewater | Price/SF: $800-$1,200 | Units: 100 residences | Floors: 57
Jean-Louis Deniot interiors. Only 2 units per floor. Bayfront with direct water views. Private wine lockers, cigar lounge, marina. Parisian elegance on Biscayne Bay.
Brickell Condos, Miami's Urban Luxury Hub
Miami's financial district and the densest urban neighborhood in Florida. Brickell condos offer walkable urban living, strong rental demand from young professionals, and Brickell City Centre anchoring retail and dining. New ultra-luxury developments are elevating the neighborhood beyond its mid-market roots.
Una Residences
Location: South Brickell | Price/SF: $1,200-$1,800 | Units: 135 residences | Floors: 47
First new waterfront condo in Brickell in a decade. Adrian Smith + Gordon Gill Architecture. Yacht-inspired design with sculptural facade. Extra-deep terraces, private marina access.
→ View Una Residences listings
Brickell Flatiron
Location: Brickell | Price/SF: $700-$1,000 | Units: 527 residences | Floors: 64
Ugo Colombo's signature tower. Italian craftsmanship, rooftop pool, spa. Walking distance to Brickell City Centre. Strong rental demand. Best value in core Brickell.
→ View Brickell Flatiron listings
Downtown Miami Condos, Architectural Icons
Transformed from a 9-to-5 business district into a genuine neighborhood. Downtown Miami condos include some of Miami's most architecturally significant buildings. Kaseya Center brings events and energy. New developments have redefined what's possible downtown.
One Thousand Museum
Location: Downtown Miami | Price/SF: $1,800-$2,500 | Units: 83 residences | Floors: 62
Zaha Hadid's only residential tower in the Western Hemisphere. Exoskeleton design, private rooftop helipad, aquatic center. Architectural icon. Among Miami's most recognizable buildings.
→ View One Thousand Museum listings
Quick Reference: All Buildings
|
Building |
Neighborhood |
Price/SF |
Type |
Status |
|---|---|---|---|---|
|
Four Seasons Surf Club ⭐ |
Surfside |
$2,200-$3,500 |
Branded |
Resale |
|
Four Seasons Coconut Grove ⭐ |
Coconut Grove |
$1,800-$2,500 |
Branded |
Resale |
|
St. Regis Sunny Isles ⭐ |
Sunny Isles |
$1,800-$2,800 |
Branded |
Resale |
|
St. Regis Brickell ⭐ |
Brickell |
$1,600-$2,400 |
Branded |
Pre-con |
|
Ritz-Carlton Sunny Isles |
Sunny Isles |
$1,500-$2,500 |
Branded |
Resale |
|
Ritz-Carlton Bal Harbour |
Bal Harbour |
$2,000-$3,200 |
Branded |
Resale |
|
Cipriani Brickell ⭐ |
Brickell |
$1,800-$2,600 |
Branded |
Pre-con |
|
Ritz-Carlton Miami Beach ⭐ |
Mid-Beach |
$1,800-$3,000 |
Branded |
Resale |
|
Mandarin Brickell Key ⭐ |
Brickell Key |
$1,600-$2,400 |
Branded |
Pre-con |
|
The Raleigh ⭐ |
Mid-Beach |
$2,500-$4,000 |
Trophy |
Pre-con |
|
St. Regis Bahia Mar ⭐ |
Ft. Lauderdale |
$1,400-$2,200 |
Branded |
Pre-con |
|
888 Brickell (D&G) ⭐ |
Brickell |
$1,600-$2,200 |
Branded |
Pre-con |
|
Aston Martin Residences |
Downtown |
$1,400-$2,200 |
Automotive |
Resale |
|
Porsche Design Tower |
Sunny Isles |
$1,600-$2,400 |
Automotive |
Resale |
|
Bentley Residences |
Sunny Isles |
$2,500-$3,500 |
Automotive |
Pre-con |
|
Six Fisher Island ⭐ |
Fisher Island |
$3,000-$4,500 |
Trophy |
Resale |
|
Continuum South Beach ⭐ |
South of Fifth |
$1,500-$2,200 |
Trophy |
Resale |
|
Apogee South Beach |
South of Fifth |
$2,500-$4,000 |
Trophy |
Resale |
|
One Thousand Museum |
Downtown |
$1,800-$2,500 |
Trophy |
Resale |
|
Missoni Baia |
Edgewater |
$900-$1,400 |
Branded |
Resale |
|
Una Residences |
Brickell |
$1,200-$1,800 |
Luxury |
Resale |
|
Brickell Flatiron |
Brickell |
$700-$1,000 |
Luxury |
Resale |
Frequently Asked Questions
What are the best luxury condos in Miami?
The best luxury condos in Miami depend on your priorities. For service: Four Seasons Surf Club, St. Regis Sunny Isles, and Ritz-Carlton Miami Beach. For architecture: One Thousand Museum (Zaha Hadid) and Porsche Design Tower. For privacy: Six Fisher Island. For value: Missoni Baia in Edgewater. For urban lifestyle: Cipriani Brickell and St. Regis Brickell.
How much do luxury condos cost in Miami?
Miami luxury condo prices range from $700/SF (Brickell) to $4,500/SF (Fisher Island). Entry-level luxury starts at $700-1,000/SF in areas like Brickell and Edgewater. Premium branded residences (Four Seasons, St. Regis) range $1,800-3,500/SF. Ultra-luxury (Fisher Island, Apogee) commands $3,000-4,500/SF. A typical 2-bedroom luxury unit costs $1.5-3M; penthouses start at $5M and exceed $50M for trophy properties.
What are branded residences?
Branded residences are condominiums affiliated with luxury hotel or lifestyle brands. In Miami, this includes Four Seasons, St. Regis, Ritz-Carlton, Cipriani, and automotive brands like Porsche and Bentley. Residents receive hotel-style services (concierge, housekeeping, dining), access to hotel amenities, and professional property management. Branded residences typically command 25-35% price premiums but offer stronger resale values and rental programs for absentee owners.
Which Miami condos have car elevators?
Three Miami buildings feature car elevators (Dezervator systems) that transport vehicles directly to units: Porsche Design Tower in Sunny Isles (60 floors, $1,600-2,400/SF), Bentley Residences in Sunny Isles (pre-construction, 63 floors), and the original concept pioneered by Porsche. These buildings appeal to car collectors who want to display vehicles in their living rooms as 'automotive art' rather than park in conventional garages.
What is the best neighborhood for luxury condos in Miami?
The best neighborhood depends on lifestyle. South of Fifth (SoFi): quietest beach neighborhood, limited inventory, strong appreciation. Sunny Isles: highest concentration of branded residences, 'Billionaire's Row.' Fisher Island: ultimate privacy, most exclusive. Brickell: urban walkability, young energy, strongest rental demand. Surfside: family-friendly beach community, Four Seasons. Coconut Grove: village charm, marina lifestyle. Edgewater: best value per square foot with bay views.
Can foreigners buy luxury condos in Miami?
Yes, foreigners can buy condos in Miami with few restrictions. Unlike co-ops in New York, Miami condos have no board approval process. Foreign buyers can purchase as individuals, through LLCs, or via trusts. Cash purchases are common; financing is available at 40-50% down payment. Important exception: Florida SB 264 restricts purchases within 10 miles of military installations for nationals of certain countries (China, Russia, Iran, Cuba, Venezuela, North Korea, Syria). Consult an attorney if this applies.
What are HOA fees for Miami luxury condos?
HOA fees (called maintenance or common charges) typically range $0.80-2.50/SF monthly. Branded residences are higher at $2.00-3.50/SF due to enhanced services. A typical 2,000 SF luxury unit pays $1,600-5,000/month. Fees cover building insurance, common areas, amenities, staff, reserves, and (for branded buildings) hotel services. Important: Florida's new condo laws require adequate reserves, so fees in older buildings can rise sharply.
Are Miami condos a good investment?
Miami condos can be excellent investments, particularly for: (1) Tax optimization - no state income tax means high earners keep more rental income; (2) Long-term appreciation - waterfront land is finite and development costs only increase; (3) Rental income - strong demand from seasonal and corporate renters. Best investment buildings have flexible rental policies (no restrictions or 30-day minimums). Avoid buildings with 6-month or 1-year rental minimums if income is important.
Ready to Tour?
I have relationships with every building on this list. For resale and pre-construction alike, I can arrange private tours, provide floor plans and pricing, and negotiate on your behalf.
Market Analysis: For current market data, neighborhood comparisons, buying process, and my recommendations on where to buy, see our comprehensive Miami Real Estate guide at manhattanmiami.com/luxury-condos-miami
Anthony Guerriero
Licensed Real Estate Broker
Manhattan Miami Real Estate LLC
Licensed in NY and FL
[CONTACT FORM / SCHEDULE A TOUR]
Related Pages
- Miami Real Estate Guide , manhattanmiami.com/luxury-condos-miami
- Branded Residences , manhattanmiami.com/branded-residences
- Fisher Island Guide , manhattanmiami.com/miami/guide-to-living-on-fisher-island-florida
- Top 50 Miami Penthouses , manhattanmiami.com/miami/top-50-penthouses-in-miami-beach
- Browse All Miami Buildings , miami.manhattanmiami.com/buildings
Last Updated: December 2025
Pre-Construction Opportunities in Miami
For buyers seeking early access to Miami developments, including pre-launch and initial allocation phases, see our dedicated advisory page.
Explore Miami Pre-Construction Opportunities
New Developments in Miami
Miami continues to see a steady pipeline of new luxury developments, particularly in waterfront and branded residential segments. A dedicated overview of active and recently completed developments will be introduced as this segment expands.
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Miami Real Estate Market Intelligence
Market Context: The Miami-to-Northeast and Miami-to-California migration has converted from pandemic-era spike to structural relocation. Miami’s millionaire population grew approximately 78% between 2013 and 2023. Geographic constraint is binding: ocean, bay, and Everglades pin supply. December 2025 medians: Miami Beach condo $620K, Brickell condo $580K. Luxury condominium price per sq ft: $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth.
Value submarkets: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). Trophy submarkets: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, dense branded-residence inventory), South of Fifth. Branded benchmarks include Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), and Porsche Design Tower ($1,600-$2,400/SF). Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Structural inputs compound: no state income tax (vs. 10.9% NY, 13.3% CA), no estate tax, 78% decade millionaire growth, and construction-cost inflation. Current pre-construction inventory was financed and broken ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber, effectively the last tranche of pre-tariff pricing. Florida SB 264 restricts acquisitions by nationals of certain countries within 10 miles of military installations and must be screened at contract stage for international buyers.
Key Facts
- Miami Beach Condo Median (Dec 2025): $620K
- Brickell Condo Median (Dec 2025): $580K
- Luxury Condo $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- Avg Days on Market: 95
- Closing Costs: 2-3% (cash), 3-4% (financed)
- Property Tax: ~2% of assessed value annually
- Millionaire Population Growth: +78% (2013-2023)
- State Income Tax: 0% (vs. NY 10.9%, CA 13.3%)
What Buyers Should Know
Miami’s millionaire population grew approximately 78% between 2013 and 2023 with no state income tax and hard geographic constraints (ocean, bay, Everglades) capping supply. Luxury condominium price per sq ft runs $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth. Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Miami Real Estate FAQs
What are Miami’s current condominium medians?
December 2025: Miami Beach $620K, Brickell $580K. Luxury condominium stock runs $1,200-$3,500+ per sq ft, extending to $2,000-$4,500 on Fisher Island and $1,800-$4,000 at South of Fifth.
Why is Miami attracting UHNW capital structurally?
Zero state income tax (versus NY 10.9%, CA 13.3%), no estate tax, a 78% decade growth in the millionaire population (2013-2023), and geographic constraints that cap long-run supply. These are structural inputs, not cyclical.
What does the construction-cost tariff environment mean for current inventory?
Current pre-construction inventory was financed and broke ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber. Replacement-cost pricing on the next development cycle is expected to rise materially. Current allocations represent the last tranche of pre-tariff pricing.
What is Florida SB 264 and how does it affect international buyers?
Florida SB 264 restricts property acquisitions by nationals of seven countries (China, Russia, Iran, North Korea, Cuba, Venezuela, Syria) within 10 miles of military installations. The restriction must be screened at contract stage and may require entity-structure adjustments to comply.
What are typical monthly carrying costs on a Miami condominium?
HOA $0.80-$2.50 per sq ft per month, property tax ~2% of assessed value annually, HO-6 insurance $2,000-$5,000+ annually, flood insurance $500-$3,000+. A 2,000 sq ft condo runs $1,600-$5,000 per month in HOA alone.
What are the post-Surfside inspection requirements?
Buildings 3+ stories must undergo structural inspections at year 30 (year 25 if coastal), then every 10 years. Associations must fully fund reserves; reserve waivers are no longer permitted. Older buildings carry special-assessment risk; inspection and reserve-study review is required at due-diligence.