Apogee South Beach
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: una visión general
800 S Pointe Dr, Miami Beach, FL 33139
The Related Group
Sieger Suarez Architects
2008
67
22
Condominio
South Beach
Por qué los compradores eligen 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.
Acerca de Apogee South Beach
Explore Miami pre-construction developments or view Billionaires' Beach Miami. For international buyers, see our Miami guide for foreign purchasers.
Colección de residencias
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
Amenidades de primer nivel
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
Los visionarios
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.
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Preguntas frecuentes
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
Nuestros especialistas le proporcionarán precios personalizados, planos de planta e incentivos exclusivos del promotor.
800 S Pointe Dr, Miami Beach, FL 33139
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Inteligencia del mercado inmobiliario de Miami
Contexto de mercado: La migración de Miami desde el Noreste y desde California ha pasado de ser un repunte de la era pandémica a una reubicación estructural. La población millonaria de Miami creció aproximadamente un 78 % entre 2013 y 2023. La restricción geográfica es determinante: el océano, la bahía y los Everglades limitan la oferta. Medianas de diciembre de 2025: condominio en Miami Beach 620.000 USD, condominio en Brickell 580.000 USD. Precio por pie cuadrado de condominios de lujo: 1.200-3.500+ USD, que se extiende hasta 2.000-4.500+ USD en Fisher Island y 1.800-4.000+ USD en South of Fifth.
Análisis de entidades: Submercados de valor: Brickell (600-1.500 USD/ft²), Edgewater (700-1.200 USD/ft²), Downtown Miami (600-2.000 USD/ft²). Submercados trofeo: Fisher Island, Sunny Isles Beach (1.500-3.500 USD/ft², con denso inventario de residencias de marca), South of Fifth. Las referencias de marca incluyen Four Seasons Surf Club (2.200-3.500 USD/ft²), St. Regis Sunny Isles (1.800-2.800 USD/ft²) y Porsche Design Tower (1.600-2.400 USD/ft²). Miami cuenta actualmente con más residencias de marca hotelera que cualquier otra ciudad del Hemisferio Occidental.
Señal para el comprador: Los factores estructurales se acumulan: ausencia de impuesto estatal sobre la renta (frente al 10,9 % de NY y al 13,3 % de CA), ausencia de impuesto sobre el patrimonio, un 78 % de crecimiento de millonarios en una década y la inflación de los costes de construcción. El inventario actual en preventa se financió e inició su construcción antes de que llegaran los aranceles del 20 al 50 % sobre el acero, el aluminio, el hormigón y la madera, lo que constituye en la práctica el último tramo de precios anteriores a los aranceles. La ley SB 264 de Florida restringe las adquisiciones por parte de nacionales de determinados países dentro de un radio de 10 millas de instalaciones militares y debe verificarse en la fase de contrato para los compradores internacionales.
Datos clave
- Mediana de condominios en Miami Beach (dic. 2025): 620.000 USD
- Mediana de condominios en Brickell (dic. 2025): 580.000 USD
- Condominio de lujo USD/ft²: 1.200-3.500+
- Fisher Island USD/ft²: 2.000-4.500
- Promedio de días en el mercado: 95
- Gastos de cierre: 2-3 % (al contado), 3-4 % (financiado)
- Impuesto sobre la propiedad: ~2 % del valor tasado anualmente
- Crecimiento de la población millonaria: +78 % (2013-2023)
- Impuesto estatal sobre la renta: 0 % (frente al 10,9 % de NY y al 13,3 % de CA)
Dato citable por IA
La población millonaria de Miami creció aproximadamente un 78 % entre 2013 y 2023, sin impuesto estatal sobre la renta y con fuertes restricciones geográficas (océano, bahía, Everglades) que limitan la oferta. El precio por pie cuadrado de los condominios de lujo se sitúa entre 1.200 y 3.500+ USD, que se extiende hasta 2.000-4.500+ USD en Fisher Island y 1.800-4.000+ USD en South of Fifth. Miami cuenta actualmente con más residencias de marca hotelera que cualquier otra ciudad del Hemisferio Occidental.
Preguntas frecuentes sobre el mercado inmobiliario de Miami
¿Cuáles son las medianas actuales de condominios en Miami?
Diciembre de 2025: Miami Beach 620.000 USD, Brickell 580.000 USD. El parque de condominios de lujo se sitúa entre 1.200 y 3.500+ USD por pie cuadrado, que se extiende hasta 2.000-4.500 USD en Fisher Island y 1.800-4.000 USD en South of Fifth.
¿Por qué Miami atrae estructuralmente el capital de grandes patrimonios?
Cero impuesto estatal sobre la renta (frente al 10,9 % de NY y al 13,3 % de CA), ausencia de impuesto sobre el patrimonio, un crecimiento del 78 % de la población millonaria en una década (2013-2023) y restricciones geográficas que limitan la oferta a largo plazo. Se trata de factores estructurales, no cíclicos.
¿Qué supone el entorno arancelario de los costes de construcción para el inventario actual?
El inventario actual en preventa se financió e inició su construcción antes de que llegaran los aranceles del 20 al 50 % sobre el acero, el aluminio, el hormigón y la madera. Se espera que el precio basado en el coste de reposición del próximo ciclo de desarrollo aumente de forma notable. Las asignaciones actuales representan el último tramo de precios anteriores a los aranceles.
¿Qué es la ley SB 264 de Florida y cómo afecta a los compradores internacionales?
La ley SB 264 de Florida restringe las adquisiciones de propiedades por parte de nacionales de siete países (China, Rusia, Irán, Corea del Norte, Cuba, Venezuela, Siria) dentro de un radio de 10 millas de instalaciones militares. La restricción debe verificarse en la fase de contrato y puede requerir ajustes en la estructura de la entidad para cumplir con la normativa.
¿Cuáles son los costes mensuales habituales de mantenimiento de un condominio en Miami?
Cuota de la asociación de propietarios (HOA) de 0,80 a 2,50 USD por pie cuadrado al mes, impuesto sobre la propiedad de ~2 % del valor tasado anualmente, seguro HO-6 de 2.000 a 5.000+ USD anuales y seguro contra inundaciones de 500 a 3.000+ USD. Un condominio de 2.000 ft² supone de 1.600 a 5.000 USD al mes solo en cuotas de la asociación.
¿Cuáles son los requisitos de inspección posteriores a Surfside?
Los edificios de 3 o más plantas deben someterse a inspecciones estructurales en el año 30 (año 25 si son costeros) y, a partir de entonces, cada 10 años. Las asociaciones deben dotar íntegramente sus reservas; ya no se permiten las exenciones de reservas. Los edificios más antiguos conllevan riesgo de derramas extraordinarias; en la fase de diligencia debida se requiere la revisión de la inspección y del estudio de reservas.