Miami's Sunny Isles Beach Neighborhood

The Most Luxurious Condo Buildings in Sunny Isles Beach 2022

Sunny Isles Beach is known as the luxury branded-condo corridor of Miami, and not without reason. Pick up the list of recent condo developments and you’ll find the biggest names in global luxury brands offering residences here, names such as Porsche, Bentley, Armani, St. Regis, and Ritz-Carlton. Being curious about the kind of luxuries and amenities such major brand names bring to the neighborhood, we’re ranking the Five Most Luxurious Condo Buildings in Sunny Isles Beach, along with an introduction to their world-class amenities. As a bonus, we’ve also listed the most highly anticipated pre-construction condo that could soon become one of the most expensive addresses in this coastal community right after our top 5 list. ###### _Last updated on July 12, 2022_ ## Why Choose Sunny Isles Beach? First, let’s look at why people love this beachfront Miami neighborhood. Sunny Isles Beach’s pristine white-sand shoreline and casual, family-oriented vibe have always made it a top choice for exclusive living away from the city core. Locals have plenty of options to enjoy the great outdoors with the at-home Newport Fishing Pier to drop a line, next-door Haulover Beach Park for water sports and boating, and the Oleta River State Park for kayaking and biking. Further, with world-class shopping at the Shops at Bal Harbour or over the bridge at Aventura Mall and the fun and frolic of Miami Beach just 35 minutes away, it’s no wonder Sunny Isles Beach is one of the most desirable addresses in town - and these are its most luxurious condo residences: ## The Best of the Best Condos in Sunny Isles Beach 1. #### Muse – 17141 Collins Avenue, Sunny Isles Beach Average List Price: $1,910 per sq ft With only 68 oceanfront residences in a 47-story tower, Muse is one of the most exclusive boutique buildings in Sunny Isles that offers large residences and floor plans with exceptional intimacy. Designed by the world-renowned Carlos Ott in collaboration with Miami’s award-winning Sieger Suarez Architects, the sleek tower is one of the easily recognizable landmarks on the shoreline. 1. Each fully finished residence at Muse features interiors by the award-winning Antrobus + Ramirez, 12-foot high ceilings, 60-foot-wide and up to 38-foot-deep terraces, outdoor living spaces with summer kitchens, custom smart-home tech, and much more. Amenities at this oceanfront tower include direct beach access, a beachfront resort-style pool with food and beverage service, an oceanfront breakfast gallery, a children’s playroom, pet walking services, and more. 1. #### **Ritz-Carlton Residences** **– 15701 Collins Avenue, Sunny Isles Beach** Average List Price: $2,411 per square foot Just completed and redefining luxury under the Ritz-Carlton brand, this Chateau Group development rises 52 stories along one of Miami’s finest white sand beaches. Its airy, sunlit residences and modern common spaces are designed by Michele Bönan, best known for his stunning Italian style sensibilities blending classic lines with rich modernism. Housing 212 ultra-luxury condos, each with sweeping views, there is no hotel component or transient use spaces that could intrude on owner privacy. The club-level amenities offered at this timeless building include a breakfast area, two bar areas, media room lounge, business center, library, car wash and electric car charging facilities. Other high-end amenities include private beach services, beach restaurant with pool and beachside service, pool deck seamlessly connecting to beach, west deck for outdoor massages and lap pool, a kids’ club and more. 1. #### The Estates at Acqualina – 17885-17901 Collins Avenue, Sunny Average List Price: $2,628 per sq ft This recently completed two-tower estate sits on 502 linear feet of pristine private oceanfront. Tower Acqualina 777 rises 50 stories and features a maximum of two luxury condos per floor, for a total of 91 residences. Tower Acqualina 888 also rises 50 stories, but features a maximum of four residences per floor, for a total of 173 luxury condos. Sharing the Five Diamond Award-winning Acqualina legacy, both towers come equipped with forward-thinking amenities and lobbies styled by fashion design icon, Karl Lagerfeld. Between the two estate-like towers, residents are offered more than 50,000 sq. ft. of unparalleled amenities. 1. These luxury lifestyle features include common areas designed by the world-famous Karl Lagerfeld, a Wall Street Trader’s club room, ice skating rink, Formula One simulator, bowling lanes, basketball court, movie theater, two-story speakeasy, and golf simulator. The private, 5.6-acre oceanfront “backyard” is home to multiple pools and cabanas, sculpture gardens, a soccer field, basketball and bocce courts, a FlowRider wave simulator, a romantic beachfront restaurant and bar plus much more. 1. #### Regalia – 19575 Collins Avenue, Sunny Isles Beach Average List Price: $2,701 per sq ft This award-winning, 45-story building takes limited edition living seriously. The oceanfront development houses 39, full-floor residences with 360-degree wrap-around terraces for ultimate exclusivity and luxury. Read that again. There is only one residence per floor, affording owners the ultimate in luxurious beachfront living. Designed by Bernardo Fort-Brescia of Arquitectonica, its neo-classical interiors are styled by the world-renowned South African interior designer, Charles Allem, who is also an Architectural Digest’s AD 100 staple. 1. Amenities here include a club room, temperature-controlled wine cellar for each residence, children’s playhouse, world-class spa treatments, ocean-view pool deck with cabanas and beachside services, and more. Want to know more about what it’s like to live in Sunny Isles Beach and the appeal of living here? WATCH THIS VIDEO. ## And the Winner of the Best Condo in Sunny Isles Beach in Terms of Luxury Goes To… 1. #### **Turnberry Ocean Club Residences –18501 Collins Avenue, Sunny Isles Beach** Average List Price: $2,885 per sq ft Redefining luxury under the Ritz-Carlton brand, this Chateau Group development rises 52 stories along one of Miami’s finest white sand beaches. Its airy, sunlit residences and modern common spaces are designed by Michele Bönan, best known for his stunning Italian style sensibilities blending classic lines with rich modernism. Housing 212 ultra-luxury condos, each with sweeping views, there is no hotel component or transient use spaces that could intrude on owner privacy. The club-level amenities offered at this timeless building include a breakfast area, two bar areas, media room lounge, business center, library, car wash and electric car charging facilities. Other high-end amenities include private beach services, beach restaurant with pool and beachside service, pool deck seamlessly connecting to beach, west deck for outdoor massages and lap pool, a kids’ club and more. ## Premium Pre-Constructions to Watch Out for in Sunny Isles Beach **Bentley Residences - 18401 Collins Ave, Sunny Isles** LEED-certified, sustainable, statement residences powered by the eponymous Bentley Motors brand are making their way to Sunny Isles Beach. This landmark partnership between Miami’s Dezer Development and the British luxury carmaker will deliver 216 exquisite, high-performing residences to the beach. Everything at this 62-story tower – from its Sieger Suarez-designed, tough-as-diamonds façade to in-unit, multi-car garages serviced by the Dezervator car elevator – will make for elevated oceanfront living, like never before. All residences in this spectacular tower will feature private pools in the balcony, a summer kitchen, outdoor shower, signature scenting by Bentley, and direct ocean views. Featuring no more than 4 units per floor, residents will also gain access to amenities like a pool with cabanas, luxury spa, whisky bar, cigar lounge, cinema, manicured gardens, and much more. **St. Regis Residences, Sunny Isles - 18801 Collins Avenue, Sunny Isles** Bringing St. Regis’ legendary, New York-style hospitality to Miami Beach, these exquisite towers will rise as a residence-only project, with no hotel or short-term use on site. Designed by Arquitectonica, the 62-story towers will be built to exude timeless appeal complemented by modern luxuries. Offering a total of 388 exquisite condo units (194 in each), the towers will feature interiors by São Paulo-based Patricia Anastassiadis and be managed by the St. Regis Hotel Company. Besides offering the gold standard in butler service, the towers will also afford access to a fully-serviced beach club, multiple pools, a full-scale wellness center, juice bar, signature restaurant, cognac room with wine vault, cigar lounge, golf & sports simulator, children’s/teen’s club, pet spa, perks and privileges at all St. Regis and Marriott properties, and lots more. ## How Safe is Sunny Isles Beach? Sunny Isles Beach scores big on safety with an “A+” on areavibes.com. Our opinion on this urban community is the same as well, since residents rarely experience any crime and the police in the area are pretty responsive too. Perhaps this is why it continues to rank 4th on the “Best Suburbs for Young Professionals in Miami-Dade County” and is the 16th “Best Suburb to Live in Miami-Dade, according to the 2022 survey on niche.com. It also gets “A” for Nightlife, “A” for Diversity, “B+” in Good for Families, and “A-” for its access to Public Schools. ## Best Restaurants in Sunny Isles Beach ###### Baires Brill - Sunny Isles, FL The diverse restaurant scene in Sunny Isles Beach is a fabulous mix of fine dining, casual eats and healthy treats. See below for some of the top restaurants in this coastal suburb: * Tahiti Beach Club serves up some of the best seafood and sandwiches * Cut 38 is where the locals roll in for some mouthwatering steaks * AQ Chophouse by Il Mulino serves a delicious blend of modern steakhouse and Italian flavors in a fine-dining setting * Timo is a landmark restaurant serving the best Italian-Mediterranean fare in a homey environ * Chayhana Oasis takes you on a journey through bold Uzbek flavors in a dramatic setting * Old Samovar is your best bet if you’re looking to sample authentic Russian cuisine * Sushi, Zen & Izakaya is where you will find locals satiating all their sushi and sashimi cravings * Rice Asian House & Sushi Bar is another great Asian spot for sushi and crispy duck * Old Lisbon does subtly flavored Portugese dishes right * El Tropico Cuban is the neighborhood favorite for authentic Cuban and Caribbean eats * Il Mulino New York is an iconic Italian restaurant serving classic and regional dishes * Wolsen Caffe’s all day menu comprises of fresh squeezed juices, coffees and plenty of healthy eats * Baires Grill is a popular traditional American/Argentinian joint for comfort food ## Shopping in Sunny Isles Beach Residents have decent shopping options at the RK Centers Shopping Mall, offering basic options for casual dining, services and necessities. The mall is known for its collection of established brands, supermarkets, a Starbucks, plus a variety of cuisines. This coastal community is also home to a Publix and a Walgreens; both set along Collins Avenue. For more serious shopping, locals can easily head out across the Causeway to the Aventura Mall, or south to the upscale Bal Harbour Shops, both about a 10-minute drive. ## The Best Located Condo in Sunny Isles Beach Our vote goes to Jade Signature for the best-located condo in Sunny Isles Beach. Not only does it have direct beach access and unobstructed ocean views, but is also across the street from shopping at the RK Centers mall with its mix of established brands, daily conveniences, and restaurants. **LET'S GET SOCIAL!** Connect with us on Instagram and Youtube. _Are you interested in learning more about Sunny Isles Beach and what it’s like to live in one of the luxury towers that call this beachfront neighborhood home? Call or message us for a private showing of the most luxurious condos in this oceanfront neighborhood._

Comparing Miami’s Best Beachfront Neighborhoods: Sunny Isles Beach vs Miami Beach

Among Miami’s most desirable neighborhoods are those with beaches along the Atlantic Ocean. If living within walking distance of a sandy beach where you can swim year-round sounds like the lifestyle you want, you’re probably considering moving to one of two beachside communities: Sunny Isles Beach and Miami Beach. Both Sunny Isles Beach and Miami Beach are located on an island off the Miami mainland. They are separated from each other by just a few miles, with the quiet, residential town Surfside and the glamourous Bal Harbour tucked between them. While they both offer the privilege of direct access to the area’s prized Atlantic beaches and convenient access to major airports, as well as shopping, restaurants and nightlife, there are plenty of differences between them, with each having its own unique feel and lifestyle. Our neighborhood comparison highlights the differences and similarities between these two oceanfront neighborhoods so you can get a clearer idea as to which would be most ideal for you. ## Lifestyle: Sunny Isles vs. Miami Beach ###### **Sunny Isles Beach - Photo courtesy of miamiandbeaches.lat** Sunny Isles Beach is a small community located along the strip of Atlantic coastline north of Bal Harbour, and is primarily a resort community with fabulous beaches, including a clothing-optional beach nearby at Haulover Beach. Sunny Isles Beach is known for its branded high-rise luxury condo towers (Residences by Armani/Casa, Ritz-Carlton, St. Regis, Bentley Residences, and Porsche Design Towers are some of the luxury branded condos here), and assortment of restaurants and shopping areas. With a diverse community, including immigrants from Russia, Canada, and the Americas, the area also welcomes tourists from all over the world year-round. ###### **South Beach - Photo courtesy of miamiandbeaches.lat** Miami Beach is a larger and more diverse area consisting of a wider variety of housing options which vary across its different neighborhoods. Typically divided into three main areas, Miami Beach includes: * South Beach \- South Beach stretches from the southernmost tip of the island north to 24th Street, and is the most densely populated area of the Beach, as well as the most popular among tourists. Its sub-divisions include the Art Deco District, Collins Park, South-of-Fifth, Lincoln Road, Sunset Harbour, West Avenue, Belle Isle, and the Venetian Islands. South Beach is known for its shopping, restaurants, and lively club scene. * Mid Beach covers the area from 24th to 63rd Streets and includes the Collins Waterfront strip of luxury condo towers known as Millionaire Row; the Morris Lapidus historic district which includes the famed Fontainebleau Hotel and its adjacent Fountainebleu Tresor, known as Condo Canyon; as well as the gated Allison Island community, and an enclave of luxurious single family residences to the west of Indian Creek. Newer upscale developments in the area, such as the Faena District and the Residences at the Edition Hotel, have infused new vitality to this area, attracting a diverse array of upscale professionals, art lovers, alternative health-seekers, wealthy retirees, and boating aficionados. * North Beach runs from 63rd to 88th Streets and includes the area known as Normandy Isles, Altos del Mar, and Biscayne Point. Generally the most family-friendly and affordable area of Miami Beach, North Beach has a wide array of housing options at varying price points, ranging from affordable rental apartments to luxurious waterfront mansions and ritzy condos with ocean views. It also has a lot of parks. If your dream is to own a luxurious single-family home near the ocean, Altos Del Mar may be ideal for you. While both neighborhoods are family-friendly, Miami Beach has more services for youth and seniors, such as the North Shore Community Center, Scott Rakow Youth Center and others. ## Business: Sunny Isles Beach vs Miami Beach Both Sunny Isles Beach and Miami Beach enjoy a diverse array of restaurants, retail, and small businesses, such as full-service salons, banks, health professionals, and fitness centers. Being the larger of the two communities, Miami Beach is home to a much larger variety of businesses, such as architectural firms, real estate agents, and WeWork locations, mostly located in the area of South Beach. ## Walkability and Transportation: Sunny Isles vs Miami Beach ###### **CitiBike Miami powered by DecoBike in - Photo courtesy of miamiandbeaches.com** Both Sunny Isles Beach and Miami Beach are highly walkable and bikeable communities. served In Sunny Isles Beach, the beach is always within walking distance, as are local strip malls, with coffee shops, as well as restaurants, and local parks. While it’s easy enough to access local supermarkets, stores and restaurants on foot or bike, you may choose to drive to other areas of the city, such as Brickell, Downtown Miami, and Coral Gables. The bus lines also run frequently along Collins Avenue from South Beach to Aventura. Miami Beach wins in this category, however. Miami Beach is one of the most walkable areas in Miami and one in which it is fairly easy to live car-free, thanks to an excellent free trolley system, an array of buses, and plenty of commercial areas that are easily accessible on foot or bike from most neighborhoods. The new Brightline train service also provides access to areas on the Miami mainland, and buses from South Beach to Downtown Miami run frequently. Mainland connectivity will be improved even further once the recently-approved Monorail connecting Downtown Miami to the Beach across the MacArthur Causeway is completed. Looking to live car-free? Don't miss our article on the other Miami neighborhoods where you can live without a car. Visit here. ## Parks and Greenspace: Sunny Isles vs Miami Beach Both Sunny Isles Beach and Miami Beach provide direct access to Atlantic Ocean beaches and adjacent parks. Sunny Isles Beach is home to parks such as Heritage Park, a 4-acre oasis of shady walking trails, with two playgrounds for kids and a dog park where furry friends can run free. Town Center Park is a favorite among the health & fitness crowd thanks to its exercise trail and breezy gazebos. Senator Gwen Margolis Park is also a popular spot to enjoy a relaxing picnic or get your sports groove on its well-kept soccer field. Gateway Park is the area’s newest addition, with five acres of shady greenspace that includes a romantic butterfly garden and a stage that hosts performing artists and other cultural events. ###### **Town Center Park - Sunny Isles Beach** Miami Beach was designed as a vacation getaway with swaying palms along the shoreline, sandy beaches, and an oceanfront promenade that stretches from 23rd to 79th Streets, so it really has some of the best parks in all of Miami. Can’t-miss parks include South Pointe Park in the South of Fifth neighborhood, which spans 17 waterfront acres, with a beachfront trail, picnic areas, children’s playgrounds, an off-leash dog park, direct beach access, and watersports, and a restaurant and cafe, all at the juncture of the Atlantic Ocean and Biscayne Bay. The 36-acre Flamingo Park has an 8-lane lap pool, soccer and baseball fields, tennis courts, and playgrounds, while Lummus Park on Ocean Drive features direct beach access, kids’ playgrounds and concessions. Normandy Shores Golf Course in North Beach provides a great golf escape, while North Beach Oceanside Park provides direct beach access, picnic areas and pavilions, a children’s playground, a fitness trail, and enclosed play areas for dogs. ###### **South Pointe Park (South Beach) - Photo courtesy of miamiandbeaches.lat** ## Arts and Culture: Sunny Isles Beach vs Miami Beach ###### **Art Basel, Miami - Photo courtesy of ArtBasel.com** Sunny Isles Beach definitely trails behind Miami Beach as a cultural mecca, but it hosts an Annual Jazz Fest under the stars. Fortunately, Sunny Isles Beach is close enough to Miami Beach to provide easy access to the many cultural offerings that South Beach and Miami Beach is known for, such as the Bass Museum, concerts at the Filmore Theater and New World Symphony, and the yearly Art Basel fair hosted at the Miami Beach Convention Center. The Faena District in Miami Beach also presents artsy events year-round, and the North Beach Bandshell hosts excellent outdoor concerts by well-known and emerging artists from all genres right by the sea, as well as activities for youth such as community skating and tennis. ## Eating and Shopping: Sunny Isles Beach vs Miami Beach ###### **Luxury Beach Resort in Sunny Isles Miami | Acqualina Resort** Sunny Isles Beach offers great shopping options at the RK Village Plaza, and top-rated restaurants such as Chayhana Oasis, which serves classic Middle Eastern cuisine, and El Tropico, where you can enjoy authentic Cuban food. For a great steak, try La Barra, a traditional Argentine steak house serving choice cuts of meat. For quick healthy eats, try Sproutz or Miami Juice. At the Epicure Restaurant and Gourmet Market you can shop for gourmet specialties and enjoy lunch on the premises. Acqualina Resort offers an elegant dining experience, while the Beach Bar at Newport Pier serves up refreshing cocktails on the water. ###### **Smith & Wollensky Steak House in South Pointe Park** Miami Beach is home to an endless array of great eateries, including such classics as Joe’s Stone Crab and the famed Smith & Wollensky Steak House in South Pointe Park on the water. Gitano Miami at Casa Faena features regional Mexican cuisine from the Yucatan region on a fabulous rooftop terrace. Sunset Harbour is filled with delightful oceanfront eateries where you can enjoy outdoor dining overlooking the water, such as Stiltsville for classic seafood, Diya Indian cuisine, Sardinia Enoteca for authentic Italian, or the whimsical Pubbelly Sushi, where Sushi meets Latin fusion. If you want to keep things Kosher, try the delicious Middle Eastern specialties at Grill House Miami on Arthur Godfrey Road. In North Beach, Little Brazil offers the best local Brazilian cuisine, while Merkado 31 serves up unforgettable Peruvian fusion. ## Miami Schools: Sunny Isles Beach vs Miami Beach Both Sunny Isles Beach and Miami Beach are home to great public schools. Students in Sunny Isles Beach are served by Norman S. Edelcup, which offers K–8 education for students in Sunny Isles Beach, Eastern Shores, and Golden Beach. Bay Harbor Elementary School in nearby Bay Harbor Islands, is also an option. Students in Sunny Isles Beach typically attend high school at Michael Krop Sr. HS in Aventura, or Alonzo and Tracy Mourning Sr. HS in North Miami Beach, of the MAST Academy magnet at the FIU Biscayne Bay Campus. Students may also attend private schools in the area such as Sunny Isles Kids’ Club and the Magic School Montessori Music School, or nearby Miami Country Day School in mainland North Miami. Miami Beach is home to some of the most highly-ranked public elementary schools in greater Miami, including North Beach Elementary (ironically located in South Beach), Fienberg-Fisher Elementary, South Pointe Elementary, and Biscayne Elementary in North Beach. The Mater Academy at Mt. Sinai in Mid-Beach serves the entire island of Miami Beach, as well as children of Mt. Sinai Hospital employees. Miami Beach students may also attend private schools, such as Lehman Day School, Hebrew Academy, St. Patrick’s School, and others. ## Miami Architecture and Housing Options: Sunny Isles Beach vs Miami Beach Sunny Isles has seen a bevy of new luxury-branded condo developments in recent years, including many that have broken records in terms of property values and sales, such as The Estates at Acqualina, Parque Towers, and Chateau Beach Residences. The area is known for its many hotel-condominium towers where you can enjoy year-round resort-style living. Many of the newer buildings include state-of-the-art amenities such as floor-to-ceiling glass walls with dazzling ocean views, residential in-suite elevators, top-of-the-line fitness centers, yoga studios, infinity pools, salons, spas, and commercial retail right on the premises, as well as concierge and valet parking. Some older buildings in the area provide more affordable housing options with fewer amenities, yet still include ocean views and beach access, such as La Perla. South Beach is home to a wide variety of luxurious high rises and boutique buildings such as the beachfront 1 Hotel and Homes, Monad Terrace, the Continuum I and II, and the elegant Apogee in the posh South of Fifth neighborhood. If you’d prefer a smaller boutique condo, consider Absolut Lofts or Louver House. In Mid-Beach you’ll find the iconic Blue Diamond and Green Diamond, and the chic Faena House in the heart of the buzzing Faena District. North Beach is home to the posh Akoya and the Carrillon Miami Wellness Resort and Residencies, a unique resort-condominium with one of the area’s most elegant spas. If you’re charmed by the elegant isolation of the Venetian Islands, you might like Nine Island Avenue or the Grand Venetian. ## Cost of Living: Sunny Isles vs Miami Beach Both Sunny Isles and Miami Beach offer various types of condo living at various price points, with both attracting their fair share of high-end residences and buyers. Condo listings in Sunny Isles Beach average about $514 per square foot and higher, with record-breaking higher-end listings in the multi-millions. Miami Beach listings vary by area, with South Beach listings averaging $1,234,712 or $728 per square foot and higher-end property listings going for multi-millions or $2,000 per square foot. Mid-Beach listings average $1,183,395, or about $671 per square foot, with higher-price properties going for about $1,600 per square foot and higher. In North Beach you may find more affordable listings in the range of $880,551, or about $616 per square foot, with higher-end listings going upwards of $2,000 and higher per square foot depending on the size of the residence and its location. ## Should I Choose Sunny Isles Beach or Miami Beach? Every person or buyer is looking for a specific type of lifestyle, residence and amenities, as well as a specific price point. If you crave a vibrant, diverse urban community where arts and culture surrounds you, and you’ll rarely have to use your car, Miami Beach might be the ideal location for you. If you’d prefer the perpetual vacation experience of living in a condo resort with state-of-the-art amenities and breathtaking ocean views, fewer tourists, and a community feel, you might be happier in Sunny Isles Beach. To see more of our Miami neighborhood comparisons, check out the following: * Edgewater vs South Beach * VIDEO: Edgewater vs Brickell * South Beach vs Miami Beach * Edgewater vs Downtown Miami * VIDEO: Edgewater vs South of Fifth * The Miami Beaches: South vs Mid-Beach vs North Beach * Sunny Isles vs Miami Beach * Brickell vs Brickell Key **LET'S GET SOCIAL!** Connect with us on Instagram and Youtube. Our focus is to help our clients get to know Miami as well as we do, and we’re thrilled to share our years of local knowledge to help you choose your ideal home in Miami. Let us show you our vast array of listings in Miami’s most desirable neighborhoods and help you find the perfect home for you.

Q4 2021 Miami Beach Luxury Condo Market Report - Triple Digit Sales Growth

View the most up-to-date market reports. Take me there now! South Beach remained the most popular neighborhood in Miami Beach for Q4 2021 as well as the year 2021\. Maintaining a record-setting pace throughout the year, luxury condos in Miami Beach closed 2021 with triple-digit sales growth (annual basis) owing to intense demand by domestic and international buyers in this coastal district. In terms of prices, Miami Beach as a whole gained in year-over-year value - offering sellers great returns on their luxury condos. Fisher Island reigned supreme throughout 2021, keeping its status as the most expensive zip code in this coastal district. Overall, the Days on Market declined and Months of Inventory stayed low, showing how a seller's market has now established its stronghold in these waterfront neighborhoods. This, coupled with real-time observations into buyer behavior at the beginning of 2022, it's quite obvious that the luxury condo market in Miami has crossed a major maturity threshold in terms of sales volume and prices, with minimal chances of tracing back to 2020 or even pre-pandemic levels. Read on for more year-over-year insights in our exclusive and detailed analysis on how each Miami Beach neighborhood fared against each other, as well as against the overall Miami luxury condo trends in Q4 2021 and on an annual basis in 2021. For the purposes of this report, the "Miami Beach" neighborhoods include the sub-neighborhoods of South Beach, Mid-Beach, North-Beach, Sunny Isles Beach, Surfside, Bal Harbour, and Fisher Island as part of our Miami Beach grouping. Also, this luxury condo submarket report only features properties priced at $1 million and above. **2021 Annual Miami Beach + Sub-neighborhood Luxury Condo Market Highlights:** * **Annual Sales up 218.9%** against 2020, also highest since 2015 * Annual Price per Square Foot up to $997 in 2021-over-2020 analysis * Annual Days on Market dropped 26% in 2021-over-2020 analysis * _**Winners**_: South Beach (305%) and Sunny Isles Beach (227%) top popularity charts, lead annual sales growth in Miami Beach * _**Winner**_: Fisher Island leads price growth in Miami overall with highest percentage increase in Price per Square Foot – offering maximum value to sellers * _**Winner**_: Fisher Island is also the most expensive neighborhood of 2021 with a median price of $1,481/sq. ft., closely followed by South Beach at $1,235/sq. Ft. * _**Most Opportunity**_: Mid-North Beach neighborhood showed the highest inventory and lowest increase in sales growth with a drop in Median Sales Price * 2021 closed as a strong seller's market **Q4 2021 - Miami Beach Luxury Condo Market Highlights:** * Sales up 89.9% year-over-year, post highest sales in a 4th-quarter in over 6 years * 12-month sales trendline down from positive in Q3 to negative in Q4 2021 * At $1,029, Price per Square Foot up 29% in 2021-over-2020 analysis * Days on Market down 25.9% year-over-year * Inventory down 71.9% year-over-year to 9 months **Q4 2021 - Miami Beach Sub-neighborhood Highlights:** * _**Winner Sales Growth**_: South Beach (192%) tops popularity charts, leads quarterly sales growth in Miami Beach * 12-month sales trendline negative across the board - except Sunny Isles Beach * _**Winner Price/SF**_: Surfside & Bal Harbour post highest percentage growth in year-over-year price per sq. ft. (88%) in Miami Beach, replacing Fisher Island from top spot in Q3 2021 * _**Winner Median Price**_: Fisher Island continues as the most expensive neighborhood in Q4 2021 with a median price of $1,477/sq. ft. * Sunny Isles Beach posts biggest percentage decline (44%) in **Days on Market** in Miami Beach * Fisher Island reports the lowest year-end **Inventory** (6 months) in Miami Beach and second-lowest of all Miami neighborhoods * Mid-North Beach posts highest year-end **Inventory** (12 months) in Miami Beach **Miami Beach Luxury Condo Markets at a Glance - Q4 2021 YoY (Number of Sales)** **Miami Beach Overall Luxury Condo Markets at a Glance - Q4 2021 YoY (Median Sale Price)** **Miami Beach Luxury Condo Markets at a Glance - Q4 2021 YoY (Median Sales Price / SqFt)** ## Table of Contents 1. Overall Q4 2021 Miami Beach Luxury Condo Market Trends 2. Q4 2021 South Beach Luxury Condo Market Trends 3. Q4 2021 Mid and North Beach Luxury Condo Market Trends 4. Q4 2021 Surfside & Bal Harbour Luxury Condo Market Trends 5. Q4 2021 Sunny Isles Beach Luxury Condo Market Trends 6. Q4 2021 Fisher Island Luxury Condo Market Trends 7. Conclusion - Q4 2021 Miami Beach Luxury Condo Market Report **Q4 2021 Miami Beach Luxury Condo Market Summary - Fig. 1** **Quarters** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **Q4-2021** 357 89.9% $2,000,000 23.1% $1,029 29.0% 83 **Q4-2020** 188 $1,625,000 $797 112 **2021-over-2020 Miami Beach Luxury Condo Annual Market Summary - Fig. 1.1** **Year** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **2021** 1588 218.9% $2,000,000 15.9% $997 18.0% 94 **2020** 498 $1,725,000 $845 127 ## Miami Beach: Highest Luxury Condo Sales Volume – Annual + Q4 Sales ### Q4 Sales up 89.9% year-over-year - highest sales in a 4th quarter. Reporting phenomenal progress compared to all previous years under review (Fig. 2.1), luxury condos in the Miami Beach area reported their highest sales volume in a fourth-quarter. Contributing to the skyrocketing sales trend seen in the overall Miami report for Q4 2021, sales were almost twice those in the same quarter of 2020 or even the pre-pandemic market of 2019. * **Q4 2021 vs Q4 2020**. Sales increased 89.9% year-over-year, up from 181 in Q4 2020 to 357 for the same quarter 2021\. (Fig. 1) * Sunny Isles Beach was the highest contributor in terms of volume (122 sales), while South Beach was the highest percentage contributor (192% YoY) to the sales growth reported in Miami Beach. * Even with luxury condo sales cooling off after peaking in Q2 (as they usually do in Miami), Q4 sales closed 12.3% higher than those in Q3 2021 – picking up pace after steadily declining from April to September. With travel bans being lifted and Art Basel pulling in international crowds, Miami Beach (much like overall Miami) reported its best December yet, closing the year on a record-setting note. ### Annual Sales up 218.9% - highest in over 6 years - negative trendline. As expected of a year reporting record-breaking sales for each passing quarter, Miami Beach posted its highest annual sales seen in over 6 years of our reporting. The total sales volume in 2021 (1588 annual sales) was an impressive 218.9% higher than that in 2020 (498 annual sales). Annual sales were also significantly higher than any other previous year on our record (Fig. 2.1). However, due to declining sales from April through September, the 12-month Sales Trendline of Fig. 2.2 closed with a downward trend for the first time in five quarters. The sales trendline had maintained an upward trajectory from Q4 2020 through to Q3 2021\. As luxury condo experts, we will be keeping a close watch on sales performance in the Miami Beach area compared to Greater Downtown in Q1 2022 to report on the popularity trends of luxury home buyers. **Miami Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 2.1** **Miami Beach Luxury Condo Monthly Sales from Jan. 2016 to Dec. 2021 - Fig. 2.2** **Miami Beach Luxury Condo 12-Month Sales with Trendline - Fig. 2.3** ## Miami Beach: Luxury Condo Prices Up ### Annual Price/Square Foot up to $997, Median Sales Price also up Tightly in line with the overall market trend of higher year-over-year prices, luxury condos in Miami Beach also reported increases – showing a great uptick in value for sellers in the area (Fig. 1.1): * Price per Square Foot increased 18%, up from $845 in 2020 to $997 in 2021. * Median Sales Price also increased 15.9%, up from $1,725,000 in 2020 to $2,000,000 in 2021. ### Q4 2021 Price/Square Foot up 29% to $1,029, Median Sales Price also up year-over-year Again in line with the overall market trend of higher year-over-year prices for Q4 2021, sellers received great value for their luxury condos in Miami Beach (Fig. 1): * Price per Square Foot increased by 29%, up from $797 in Q4 2020 to $1,029 for the same quarter 2021 – closing in the higher ranges compared to 2017-2020 (Fig. 3). * Median Sales Price also increased 23.1%, up from $1,625,000 in the last quarter 2020 to $2,000,000 in Q4 2021. **Miami Beach Quarterly Sales Price per Sq. Ft. 2017-2021 - Fig. 3** ## Miami Beach: Days on Market Down Annually & YoY ### Days on Market down -26% on annual basis and -25.9% 4Q21-over-4Q20 Owing to intense buyer demand, the Days on Market (DOM) in Miami Beach declined in line with the overall Miami luxury condo market trend: * 2021 vs 2020. Days on Market dropped 26%, revealing luxury condos spent 33 fewer days on market compared to 2020 (Fig. 1.1). * Q4 2021 vs Q4 2020. Days on Market declined 25.9%, showing luxury condos spent 29 fewer days getting sold compared to Q4 2020 – also closing Q4 2021 with the lowest DOM in 4 years (Fig. 4). **Miami Beach Quarterly Days on Market 2018-2021 – Fig. 4** ## Miami Beach: Inventory Down – Seller's Market Strengthens ### Q4 2021 closes with 9 months of Inventory With the beaches still holding their appeal for both domestic and international buyers, luxury condo inventory in the area closed with the lowest year-end values seen in over 6 years. At 9 months, inventory stayed within the 9-12 month range of a balanced market, putting sellers in control of negotiations and the market (as opposed to the buyer-friendly climate we've reported for more than 6 years). On an annual basis, inventory dropped from 32 months in December 2020 to 9 months at year-end 2021 – a decline of 71.9%. Compared to pre-pandemic levels, inventory was down 79% from 62 months in December 2019 (Fig. 5). On a quarter-over-quarter basis, inventory was slightly up from 8 months in September 2021 to 9 months in December – an uptick of 12.5%. Considering Miami Beach inventory is very tight, as luxury condo experts we recommend buyers to put in strong offers (preferably above the asking price to be able to close on their desired home in this highly competitive market). **Miami Beach Months of Inventory from Mar. 2019 to Dec. 2021 - Fig. 5** _A balanced market has 9-12 months of inventory. The months of inventory are calculated as – number of active listings + number of pending listings, divided by the average number of deals in the last 6 months._ --- #### Looking for a market valuation on your Miami Beach condo? Call, chat, or email us for a FREE market evaluation of your property to make the most of this strong seller's market. --- ## Q4 2021 Miami Beach Neighborhoods: South Beach (ZIP 33139) **Q4 2021 South Beach Luxury Condo Market Summary - Fig. 6** **Quarters** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **Q4-2021** 114 192.3% $1,850,000 15.6% $1,207 27.4% 63 **Q4-2020** 39 $1,600,000 $947 70 **2021-over-2020 South Beach Luxury Condo Annual Market Summary - Fig. 6.1** **Year** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **2021** 478 305.1% $2,100,000 23.5% $1,235 20.4% 86 **2020** 118 $1,700,000 $1,026 99 ## South Beach: Luxury Condo Sales Up - Lead Annual & 4Q Sales Growth in Miami Beach ### Q4 Sales up 192.3% year-over-year - highest percentage growth in Miami Beach Leading sales growth in Miami Beach, South Beach reported the highest percentage year-over-year increase of all neighborhoods under review. * **Q4 2021 vs Q4 2020.** Sales jumped 192.3% year-over-year, up from 39 in Q4 2020 to 114 for the same quarter 2021\. (Fig. 6) * Even with sales taking a breather during the winter months (as they usually do in Miami), South Beach reported its highest fourth quarter sales in more than 6 years (Fig. 7.1) – 37.3% higher quarter-over-quarter against Q3 2021, 192.3% higher year-over-year, and 225.7% higher than those in Q4 2019 (pre-pandemic). * Compared to all other neighborhoods under review in our overall Miami report, South Beach posted the third-highest growth percentage, just behind Edgewater (350%) and Brickell (395%). ### Annual Sales up 305.1% - highest percentage growth in Miami Beach - negative trendline Leading sales growth in Miami Beach and reporting the third-highest percentage growth in Miami overall – behind Edgewater (545%) and Brickell (345%) – South Beach maintained its status as a leading market for luxury condos in Miami Beach. * **2021 vs 2020.** Sales increased 305.1%, up from a total of 118 sales in 2020 to an impressive 478 sales in 2021\. (Fig. 6.1) * These are also the highest recorded annual sales in South Beach in the 6+ years of our reporting. Even with buyer demand staying strong throughout the year, the 12-month Sales Trendline of Fig. 7.2 dipped to a negative trajectory, due to declining sales from April through August. The trendline had remained positive from Q4 2020 to Q3 2021. **South Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 7.1** **South Beach Luxury Condo 12-Month Sales with Trendline - Fig. 7.2** ## South Beach: Luxury Condo Price per Square Foot Up YoY ### Annual Price/Square Foot up to $1,235, Median Sales Price also up Consistent with the overall Miami market trend of year-over-year gains, luxury condos in South Beach also reported price increases (Fig. 6.1): * Price per Square Foot increased 20.4%, up from $1,026 in 2020 to $1,235 in 2021. * At $1,235, this popular beach destination closed with the second-highest price/square foot in Miami Beach, behind Fisher Island. * Median Sales Price also increased 23.5%, up from $1,700,000 in 2020 to $2,100,000 in 2021. ### Q4 2021 Price/Square Foot up 27.4% to $1,207, Median Sales Price also up year-over-year In line with the overall market trend of higher year-over-year prices, sellers in South Beach received great value for their luxury condos (Fig. 6): * Price per Square Foot increased by 27.4%, up from $947 in Q4 2020 to $1,207 for the same quarter 2021 – closing in the higher ranges compared to 2017-2020 (Fig. 8). * Median Sales Price also increased 15.6%, up from $1,600,000 in the last quarter of 2020 to $1,850,000 in Q4 2021. **South Beach Luxury Condo Quarterly Price per Square Foot 2017-2021 - Fig. 8** ## South Beach: Days on Market Down Annually & YoY ### Days on Market down -13% on annual basis and -10% 4Q21-over-4Q20 Owing to great buyer-seller communication, the Days on Market (DOM) in South Beach decreased just like in the overall Miami luxury condo market trend: * **2021 vs 2020.** Days on Market declined 13%, showing luxury condos spent 13 fewer days on market compared to 2020\. (Fig. 6.1) * **Q4 2021 vs Q4 2020.** Days on Market decreased 10%, showing luxury condos spent 7 fewer days on the market against Q4 2020 – also closing Q4 2021 with the lowest DOM since 2018 (Fig. 9). **South Beach Luxury Condo Quarterly Days on Market 2018-2021 - Fig. 9** ## South Beach: Inventory Down YoY ### Q4 2021 closes with 8 months of Inventory Consistent with the overall Miami trend, luxury condo inventory in South Beach decreased year-over-year but increased quarter-over-quarter. At 8 months, inventory was below the 9-12-month benchmark of a balanced market, further strengthening the seller-friendly climate in South Beach. On an annual basis, inventory dropped from 39 months in December 2020 to 8 months year-end 2021 – a 79.5% dip. Compared to pre-pandemic levels, inventory was down 77.8% from 36 months in December 2019 (Fig. 10). On a quarter-over-quarter basis, inventory was marginally up from 7 months in September to 8 months in December 2021. **South Beach Months of Inventory from Mar. 2019 to Dec. 2021 - Fig. 10** ## Q4 2021 Miami Beach Neighborhoods: Mid and North Beach (ZIP 33140 & 33141) **Q4 2021 Mid-Beach and North-Beach Luxury Condo Market Summary - Fig. 11** **Quarters** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **Q4-2021** 49 36.1% $1,550,000 \-5.3% $982 14.1% 78 **Q4-2020** 36 $1,637,500 $861 79 **2021-over-2020 Mid-Beach and North-Beach Luxury Condo Annual Market Summary - Fig. 11.1** **Year** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **2021** 270 193.5% $1,525,000 8.9% $944 11.1% 87 **2020** 92 $1,400,000 $850 123 ## Mid-North Beach: Luxury Condo Sales Up – Annually + YoY ### Q4 Sales up 36.1% year-over-year – highest 4th-quarter sales in 6 years Luxury condos in Mid-North Beach posted their highest sales volume in a fourth-quarter, in sync with the overall market trend in Miami. * **Q4 2021 vs Q4 2020.** Sales increased 36.1% year-over-year, up from 36 in Q4 2020 to 49 in Q4 2021\. (Fig. 11) * Even with sales cooling off after a summertime peak (a standard pattern for the cyclical market in Miami), Q4 sales closed 4.2% higher than those in Q3 2021 – picking up pace by year-end after steadily declining from June through September. * This segment of Miami Beach represents the best entry to the market. ### Annual Sales up 193.5% - highest in over 6 years - negative trendline. Reporting unprecedented sales throughout the year, much like the overall market trend in Miami, this Mid-North Beach grouping reported its highest annual sales in over 6 years. The total sales volume in 2021 (270 annual sales) was 66% higher than that of 2020 (92 annual sales). Total annual sales were also significantly higher than any other previous year on our record (Fig. 12.1). However, due to declining sales from June through September, the 12-month Sales Trendline of Fig. 12.2 closed 2021 with a downward trajectory. Previously, the sales trendline had kept positive from Q4 2020 to Q3 2021. **Mid-Beach and North-Beach Quarterly Sales 2015-2021 - Fig. 12.1** **Mid-Beach and North-Beach 12-Month Sales with Trendline - Fig. 12.2** ## Mid-North Beach Luxury Condo Price Trends: Up Annually + Mixed YoY in 4Q 2021 ### Annual Price/Square Foot up to $944, Median Sales Price also up Consistent with the overall market trend of higher year-over-year prices, luxury condos in Mid-North Beach increased, offering sellers good value for their luxury condos (Fig. 11.1): * Price per Square Foot increased 11.1%, up from $850 in 2020 to $944 in 2021. * Median Sales Price too posted an uptick of 8.9%, up from $1,400,000 in 2020 to $1,525,000 in 2021. ### Q4 2021 Price/Square Foot up 14.1% to $982, Median Sales Price down year-over-year Deviating from the overall Miami market trend of higher year-over-year prices, Mid-North Beach posted an increase in its year-over-year Price per Square Foot but declined in Median Price: * Price per Square Foot increased 14.1%, up from $861 in Q4 2020 to $982 in Q4 2021 – closing the year in the mid range compared to 2017-2020 (Fig. 13) * Median Sales Price declined by -5.3%, down from $1,627,500 in Q4 2020 to $1,550,000 for same quarter 2021. This variance in Price per Square Foot and Sales Price trends could be due to higher sales volume of smaller (in size), amenity-dense condos in the area that inherently command a higher price per square foot. **Mid-Beach and North-Beach Quarterly Price per Sq. Ft. 2017-2021 - Fig. 13** ## Mid-North Beach: Days on Market Down Annually & YoY ### Days on Market down -29% on annual basis and flat 4Q21-over-4Q20 Mostly in line with the overall Miami market trend of lower days on market, buyers and sellers closed deals sooner in Mid-North Beach: * **2021 vs 2020.** Days on Market declined 29%, showing luxury condos spent 36 fewer days on market compared to 2020\. (Fig. 11.1) * **Q4 2021 vs Q4 2020.** Days on Market stayed flat year-over-year, as luxury condos spent only 1 less day on the market compared to Q4 2020. * However, the DOM closed Q4 2021 at a new low in more than 4 years (Fig. 14). **Mid-Beach and North-Beach Luxury Condo Quarterly Days on Market 2018-2021 – Fig. 14** ## Mid-North Beach: Inventory Down YoY – But Highest in Miami Beach ### Q4 2021 closes with 12 months of Inventory. Just as the overall Miami market trend, luxury condo inventory in Mid-North Beach declined year-over-year but increased quarter-over-year. At 12 months, inventory was within the 9-12-month benchmark of a balanced market, keeping the market seller-friendly in the neighborhood. On an annual basis, inventory dropped by half from 24 months in December 2020 to 12 months in December 2021\. Compared to the pre-pandemic market, inventory was down 70% from 40 months in December 2019 (Fig. 15). On a quarter-over-quarter basis, inventory was 71.4% up from 7 months in September. Mid-North Beach also recorded the highest luxury condo inventory in Miami Beach and the third-highest in overall Miami, just behind Downtown Miami (15) and Edgewater (12) – giving buyers a brief advantage, with more choices, in this quieter part of the beach. **Mid-Beach and North-Beach Months of Inventory from Mar. 2019 to Dec. 2021 - Fig. 15** A balanced market has 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months ## Q4 2021 Miami Beach Neighborhoods: Surfside & Bal Harbour **Q4 2021 Surfside & Bal Harbour Luxury Condo Market Summary - Fig. 16** **Quarters** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **Q4-2021** 49 81.5% $2,200,000 33.3% $1,222 87.9% 140 **Q4-2020** 27 $1,650,000 $651 102 **2021-over-2020 Surfside & Bal Harbour Luxury Condo Annual Market Summary - Fig. 16.1** **Year** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **2021** 213 156.6% $2,350,000 \-3.7% $1,013 20.3% 102 **2020** 83 $2,441,000 $842 130 ## Surfside & Bal Harbour: Luxury Condo Sales Up – Annually & YoY ### Q4 Sales up 81.5% year-over-year – highest 4th-quarter sales since 2015 Luxury condos in Surfside & Bal Harbour reported the highest sales volume in a fourth-quarter, consistent with the overall market trend in Miami. * **Q4 2021 vs Q4 2020.** Sales increased 81.5% year-over-year, up from 27 in Q4 2020 to 49 in Q4 2021\. (Fig. 16) * Even as sales took a seasonal break, declining from May through September, Q4 sales closed 36.1% higher than those in Q3 2021, closing the year on a strong note. ### Annual Sales up 156.6% - highest in over 6 years - negative trendline. Supported by unprecedented sales momentum throughout the year, like the overall market trend in Miami, this Surfside & Bal Harbour grouping posted its highest annual sales in over 6 years of our reporting. The total sales volume in 2021 (213 annual sales) was 156.6% higher than that of 2020 (83 annual sales). Sales (annual) were also significantly higher than any other previous year on our record (Fig. 17.1). Even with good momentum through the year, the 12-month Sales Trendline of Fig. 17.2 closed on a downward trend as volumes declined consistently from May through September. Previously, the trendline had stayed positive from Q4 2020 to Q3 2021. **Surfside & Bal Harbour Quarterly Sales 2015-2021 - Fig. 17.1** **Surfside & Bal Harbour 12-Month Sales with Trendline - Fig. 17.2** ## Surfside & Bal Harbour: Luxury Condo Prices Mixed Annually + Up YoY in 4Q 2021 ### Annual Price/Square Foot up to $1,013, Median Sales Price down Partly deviating from the overall Miami market trend of higher year-over-year prices, luxury condos in Surfside & Bal Harbour reported an increase in Price/Square Foot but declined in Median Price (Fig. 16.1): * Price per Square Foot increased 20.3%, up from $842 in 2020 to $1,013 in 2021. * Median Sales Price dropped by -3.7%, down from $2,441,000 in 2020 to $2,350,000 in 2021. This contradiction in Price per Square Foot and Sales Price trends could be due to more sales of smaller (in size), amenity-rich condos in the combined neighborhood that tend to command a higher price per square foot. ### Q4 2021 Price/Square Foot up 87.9% to $1,222, Median Sales Price up year-over-year Consistent with the overall Miami market trend of higher year-over-year prices, Surfside & Bal Harbour also reported increases: * Price per Square Foot increased 87.9%, up from $651 in Q4 2020 to $1,222 in Q4 2021\. With an 88% increase, this combined neighborhood offered the best year-over-year value to sellers in Miami Beach (Fig. 18). * Median Sales Price increased by 33.3%, up from $1,650,000 in Q4 2020 to $2,200,000 for the same quarter 2021. **Surfside & Bal Harbour Quarterly Price per Sq. Ft. 2017-2021 - Fig. 18** ## Surfside & Bal Harbour: Days on Market Down Annually, Up YoY in 4Q-21 ### Days on Market down -22% on annual basis, but up 37% 4Q21-over-4Q20 Partly deviating from the overall Miami market trend of lower days on market, Surfside & Bal Harbour reported an increase in year-over-year numbers in Q4 2021: * **2021 vs 2020.** Days on Market declined -22%, showing luxury condos spent 28 fewer days on market compared to 2020 (Fig. 16.1). * **Q4 2021 vs Q4 2020.** Days on Market increased 37%, showing luxury condos spent 38 extra days on the market compared to Q4 2020 (Fig. 16). **Surfside & Bal Harbour Quarterly Days on Market 2018-2021 – Fig. 19** ## Surfside & Bal Harbour: Luxury Condo Inventory Down YoY ### Q4 2021 closes with 7 months of inventory Mostly in tune with the overall Miami market trend, luxury condo inventory in Surfside & Bal Harbour declined year-over-year but stayed flat quarter-over-year. At 7 months, inventory was below the 9-12-month benchmark of a balanced market, showing that a seller's market has found its footing in this combined neighborhood. On an annual basis, inventory dropped by 75% from 28 months in December 2020 to 7 months in December 2021\. Compared to pre-pandemic levels, inventory was down an impressive 78.8% from 33 months in December 2019 (Fig. 20). On a quarter-over-quarter basis, inventory stayed put at 7 months. **Surfside & Bal Harbour Months of Inventory from Mar. 2019 to Dec. 2021 - Fig. 20** A balanced market has 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months. ### If you are interested in buying or selling a condo in any of these Miami Beach neighborhoods, or would like a valuation of your condo property, please email us anytime or call (786) 655-4576. ## Q4 2021 Miami Beach Neighborhoods: Sunny Isles Beach **Q4 2021 Sunny Isles Beach Luxury Condo Market Summary - Fig. 21** **Quarters** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **Q4-2021** 122 76.8% $2,000,000 42.9% $831 24.8% 87 **Q4-2020** 69 $1,400,000 $666 154 **2021-over-2020 Sunny Isles Beach Luxury Condo Annual Market Summary - Fig. 21.1** **Year** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **2021** 529 226.5% $1,760,000 14.7% $795 12.2% 100 **2020** 162 $1,535,000 $709 153 ## Sunny Isles: Luxury Condo Sales Up - Highest Volume in Miami Beach ### Q4 Sales up 76.8% year-over-year - highest fourth-quarter sales in over 6 years Establishing itself as a leading market for luxury condos in Miami Beach, Sunny Isles Beach reported the highest sales volume of all neighborhoods under review (see Markets at a Glance - Q4 2021 YoY chart up top). * **Q4 2021 vs Q4 2020**. Sales increased 76.8% year-over-year, up from 69 in Q4 2020 to 122 in Q4 2021 (Fig. 21). * Even as sales took a seasonal break (declining over Q3 and Q4), Sunny Isles Beach reported its highest fourth quarter sales volume in over 6 years (Fig. 22.1) – more than 4 times those in Q4 2019 (pre-pandemic). ### Annual Sales up 226.5% - highest growth in 6 years - positive trendline This popular beach town, loaded with branded luxury condos, reported its highest annual sales in the 6+ years of our reporting. Sales soared 226.5%, up from a total of 162 sales in 2020 to an unprecedented 529 sales in 2021 (Fig. 21.1). Owing to fewer dips and bigger highs, Sunny Isles Beach was the only neighborhood in Miami Beach to report a positive 12-month Sales Trendline in Q4 2021 (Fig. 22.2). Sales in this beach town maintained their upward trajectory for five straight quarters – from Q4 2020 through to Q4 2021. **Sunny Isles Beach Luxury Condo Quarterly Sales 2015-2021 - Fig. 22.1** **Sunny Isles Beach Luxury Condo 12-Month Sales with Trendline - Fig. 22.2** ## Sunny Isles: Luxury Condo Prices Up ### Annual Price/Square Foot up to $795, Median Sales Price also up Consistent with the overall Miami market trend of year-over-year gains, luxury condos in Sunny Isles Beach reported price increases (Fig. 21.1): * Price per Square Foot increased 12.2%, up from $709 in 2020 to $795 in 2021. * Median Sales Price too increased 14.7%, up from $1,535,000 in 2020 to $1,760,000 in 2021. ### Q4 2021 Price/Square Foot up 24.8% to a peak of $831, Median Sales Price also up year-over-year Again consistent with the overall market trend of higher year-over-year prices, sellers in Sunny Isles Beach received excellent value for their luxury condos (Fig. 21): * Price per Square Foot increased by 24.8%, up from $666 in Q4 2020 to $831 for the same quarter 2021 – closing at its highest in over 5 years (Fig. 23). * Median Sales Price also increased an incredible 42.9%, up from $1,400,000 in the last quarter of 2020 to $2,000,000 in Q4 2021. **Sunny Isles Beach Quarterly Price per Sq. Ft. 2017-2021 - Fig. 23** ## Sunny Isles: Days on Market Down ### Days on Market down -35% on annual basis and down -44% 4Q21-over-4Q20 Echoing the overall Miami market trend of lower days on market, buyers and sellers in Sunny Isles Beach reached an understanding sooner on deals: * 2021 vs 2020. Days on Market declined 35%, showing luxury condos spent 53 fewer days on market compared to 2020 (Fig. 21.1). * Q4 2021 vs Q4 2020. Days on Market dropped 44% year-over-year, showing luxury condos spent 67 fewer days getting sold compared to Q4 2020. **Sunny Isles Beach Quarterly Days on Market 2018-2021 – Fig. 24** ## Sunny Isles: Luxury Condo Inventory Down YoY ### Q4 2021 closes with 10 months of inventory Mostly consistent with the overall Miami market trend, luxury condo inventory in Sunny Isles Beach decreased year-over-year but stayed flat quarter-over-year. At 10 months, inventory was within the 9-12 months range of a balanced market, showing that a seller's market sustained in this branded luxury corridor. On an annual basis, inventory dropped by 71.4% from 35 months in December 2020 to 10 months in December 2021\. Compared to pre-pandemic levels, inventory was down an incredible 84.6% from 65 months in December 2019 (Fig. 20). On a quarter-over-quarter basis, inventory stayed flat at 10 months. **Sunny Isles Beach Months of Inventory from Mar. 2019 to Dec. 2021 - Fig. 25** A balanced market has 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months. ## Q4 2021 Miami Beach Neighborhoods: Fisher Island **Q4 2021 Fisher Island Luxury Condo Market Summary - Fig. 26** **Quarters** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **Q4-2021** 22 29.4% $4,600,000 \-9.4% $1,477 30.9% 137 **Q4-2020** 17 $5,075,000 $1,128 94 **2021-over-2020 Fisher Island Luxury Condo Annual Market Summary - Fig. 26.1** **Year** **Number of Sales** **% change in Sales** **Median Sale Price** **% change in Median Sale Price** **Median Sp/Sqft** **% change in Median Sp/Sqft** **Median of DOM** **2021** 96 123.3% $5,915,000 30.0% $1,481 40.6% 121 **2020** 43 $4,550,000 $1,054 108 ## Fisher Island: Luxury Condo Sales Up Annually & YoY ### Q4 Sales up 29.4% year-over-year – highest 4th-quarter sales Consistent with the overall market trend in Miami, luxury condos in Surfside & Bal Harbour reported the highest sales volume in a fourth-quarter: * **Q4 2021 vs Q4 2020.** Sales increased 29.4% year-over-year, up from 17 in Q4 2020 to 22 in Q4 2021\. (Fig. 26) * Even as sales took a cyclical break (as they do in Miami), declining from April through September, Q4 sales closed 46.7% higher than those in Q3 2021, closing the year on a strong note. ### Annual Sales up 123.3% - highest in over 6 years - negative trendline. Like the overall market trend in Miami, Fisher Island posted its highest annual sales in over 6 years of our reporting. The total sales volume in 2021 (96 annual sales) was 123.3% higher than that of 2020 (43 annual sales). Sales (annual) were also significantly higher than any other previous year under review (Fig. 27.1). Owing to sales declining from April to September, the 12-month Sales Trendline of Fig. 27.2 went from a flat-to-positive in Q3 2021 to close with a negative trajectory in Q4 2021. **Fisher Island Luxury Condo Quarterly Sales 2015-2021 - Fig. 27.1** **Fisher Island Luxury Condo 12-Month Sales with Trendline - Fig. 27.2** ## Fisher Island: Luxury Condo Prices Up YoY to Most Expensive in Miami – Lead Price Growth in Overall Miami ### Annual Price/Square Foot up to $1,481, Median Sales Price also up Consistent with the overall Miami market trend of higher year-over-year prices, luxury condos in Fisher Island also reported an increase (Fig. 26.1): * Price per Square Foot increased 40.6%, up from $1,054 in 2020 to $1,481 in 2021 – also reporting the highest percentage increase in year-over-year value of all the Miami neighborhoods under review. * Median Sales Price also increased 30%, up from $4,550,000 in 2020 to $5,915,000 in 2021. ### Q4 2021 Price/Square Foot up 30.9% to $1,477, Median Sales Price down year-over-year Deviating from the overall Miami market trend of higher year-over-year prices, Fisher Island reported an increase in Price per Square Foot but decline in Median Prices (Fig. 26): * Price per Square Foot increased 30.9%, up from $1,128 in Q4 2020 to $1,477 in Q4 2021 – again closing as the most expensive neighborhood in Miami. * Median Sales Price decreased by -9.4%, down from $5,075,000 in Q4 2020 to $4,600,000 in Q4 2021. This variance in Price per Square Foot and Sales Price trends could be due to sales of smaller, amenity-rich condos dominated trends that tend to command a higher price per square foot. **Fisher Island Quarterly Price per Sq. Ft. 2017-2021 - Fig. 28** ## Fisher Island: Days on Market Up Annually & YoY ### Days on Market up 12% on annual basis and up 46% 4Q21-over-4Q20 Contrary to the overall Miami market trend of declining days on market, luxury condos perhaps reported delays in getting sold in Fisher Island: * **2021 vs 2020.** Days on Market increased 12%, indicating luxury condos spent 13 extra days on market compared to 2020\. (Fig. 26.1) * **Q4 2021 vs Q4 2020.** Days on Market increased 46% year-over-year, as luxury condos reportedly spent 43 extra on the market compared to Q4 2020. **Fisher Island Quarterly Days on Market 2018-2021 – Fig. 29** ## Fisher Island: Luxury Condo Inventory at Second-Lowest in Miami ### Q4 2021 closes with 6 months of Inventory. Consistent with the overall Miami market trend, luxury condo inventory in Fisher Island declined year-over-year but increased marginally quarter-over-year. At 6 months, inventory fell below the 9-12-month benchmark of a balanced market, giving sellers a stronghold over negotiations and the market. On an annual basis, inventory dropped by more than half from 15 months in December 2020 to 6 months in December 2021\. Compared to the pre-pandemic market, inventory was down 79.3% from 29 months in December 2019 (Fig. 30). On a quarter-over-quarter basis, inventory was slightly up from 5 months in September 2021. With inventory tight and a seller-friendly cycle in full swing, buyers are advised to put in competitive offers (preferably above asking price) as soon as possible, if they would like to own a condo of their choice on this exclusive island. Looking to sell your luxury home in Fisher Island? Call, chat, or email for a FREE market evaluation of your property to make the most of this seller's market. **Fisher Island Months of Inventory from Mar. 2019 to Dec. 2021 - Fig. 30** A balanced market has 9-12 months of inventory. The months of inventory are calculated as – no. of active listings + no. of pending listings divided by the average number of deals in the last 6 months. ## Q4 2021 Miami Beach Luxury Condo Market Conclusion Closing a phenomenal year on an equally phenomenal note, sales were up across the board in Miami Beach and its sub-markets – contributing to the soaring sales trends seen in the overall Miami luxury condo market report for year-end 2021. South Beach remained the neighborhood of choice for buyers in Miami Beach – posting record-high sales growth in a 4Q21-over-4Q20 and 2021-over-2020 analysis. Even with Miami Beach and its sub-markets reporting exceptional sales volume throughout 2021, the 12-month sales trendline closed Q4 2021 with a negative curve across the board owing to a slower Q3\. Sunny Isles Beach was the only neighborhood to report a positive trendline at year-end. Echoing the overall market trend for Q4 2021, the Price per Square Foot posted year-over-year gains across the board in Miami Beach and its sub-neighborhoods. Of these coastal districts, Fisher Island remained the most expensive zip code in Miami and Miami Beach – posting the highest Price per Square Foot of $1,477 and highest Median Sales Price of $4.6 million. While Surfside & Bal Harbour reported the highest percentage growth (88%) in year-over-year price per sq. ft. in Q4 2021, Fisher Island led annual price growth with a year-over-year increase of 41% - offering a great return on investment to sellers in both neighborhoods. Owing to domestic and international buyers putting in highly competitive offers, the Days on Market declined in most parts of Miami Beach like the overall market trend – with only Fisher Island and Surfside & Bal Harbour reporting an increase. As expected, inventory was down across the board in Miami Beach. Fisher Island closed 2021 with the lowest levels (6) of inventory out of all Miami Beach sub-neighborhoods under review. With a seller's market finding its footing in 2021, we expect the following to further influence market trends in this coastal district: * More businesses and buyers will continue migrating to South Florida for our pro-business and no-income-tax policies. * Wider acceptability of remote work and hybrid work arrangements will continue attracting individuals to the beaches. * Relaxed travel policies will draw out more foreign buyers interested in parking their investments in a safe haven like the U.S. * Fewer new construction deliveries in the immediate future will keep inventory levels low. * Rising interest rates may cause a slight slowdown, but nothing we expect to change the strong momentum of the market we are seeing here. **Metrics** **Overall Miami** **Miami Beach** **South Beach** **Mid-North Beach** **Surfside & Bal Harbour** **Sunny Isles Beach** **Fisher Island** **Sales** Up Up Up Up Up Up Up **Trendline** Flat-Positive Negative Negative Negative Negative Positive Negative **Price per Sq. Ft** Up Up Up Up Up Up Up **Days on Market** Down Down Down Flat Up Down Up **Inventory** Down Down Down Down Down Down Down Love what you see? Don't forget to share our blog and subscribe (see the subscribe link on the top menu) to receive the latest market news in your inbox. And also follow us on social media @condoblackbook. Thanks so much! **LET'S GET SOCIAL!** Connect with us on Instagram and Youtube. Questions or comments with the stats? Interested in buying a Miami Beach condo in one of these neighborhoods? Please contact Sep at sniakan (at) hbroswell.com or call 305-725-0566.