The Short Answer
Bal Harbour condominiums recorded 205 closed sales above $1 million between January 2024 and September 2026, worth about $806 million. The median sale was $2,900,000 at $1,198 per square foot.
Not one of those 205 sales was in a building newer than Oceana Bal Harbour, which the MLS dates 2016 and 2017. The only newer product listed in the village today is three residences at Beach Haus Bal Harbour, a low-rise on the west side of Collins Avenue that the MLS dates 2025. It is not oceanfront, the MLS records no water frontage on any of the three listings, and none has closed. Oceana remains the newest oceanfront building in Bal Harbour by nine years.
The other thing the numbers show is that most people are wrong about what Bal Harbour costs. 77% of its condominium sales closed below $5 million. The village is not one trophy market. It is a cluster of 1960s to 1990s oceanfront buildings trading between $600 and $1,100 per square foot, plus four newer buildings trading between $1,200 and $2,530.
Bal Harbour Condominiums at a Glance
| Bal Harbour condominiums above $1M, Jan 2024 to Sep 2026 | Figure |
|---|---|
| Closed sales | 205 |
| Total closed volume | About $806 million |
| Median sold price | $2,900,000 |
| Median sold $/SF | $1,198 |
| Median days on market before contract | 116 |
| Median sold to list price | 92.2% |
| Active listings | 94 |
| Months of inventory | 15.1 |
| Newest building with a closed sale | Oceana, dated 2016 and 2017 |
| Active listings in a building newer than 2017 | 3, at Beach Haus (not oceanfront) | 3, at 10250 Collins Avenue |
Two of those numbers deserve attention next to each other. Median time to contract is 116 days, which is faster than the Miami-Dade market above $5 million at 178 days. Months of inventory is 15.1, which is also tighter than the county at about 21. Bal Harbour is more liquid than its reputation, because the part of it that trades most is the part nobody writes about.
Most of Bal Harbour Trades Below $5 Million
| Price band | Closed sales | Share of sales |
|---|---|---|
| $1M to $2M | 71 | 35% |
| $2M to $5M | 86 | 42% |
| $5M to $10M | 38 | 19% |
| Above $10M | 10 | 5% |
A buyer who reads only about Oceana and St. Regis would conclude that Bal Harbour starts at $6 million. In this record, 157 of 205 sales closed under $5 million, and 71 closed under $2 million.
That matters for sellers too. If your residence is in Balmoral or Bal Harbour 101, the trophy sales in Oceana are not your comparable set, they are a different market on the same street.
Bal Harbour is also the most expensive space in coastal Miami-Dade at the $5 million level. Across 12 closings between $3.5 and $7 million, the median was $2,125 per square foot, which translates a $5 million budget into roughly 2,353 square feet. That is the smallest residence any measured submarket delivers at that price. At $2 million inside the village the median year built drops to 1977. The full comparison is in What $5 Million Buys in Each Miami Submarket.
Two Markets, Thirteen Buildings
| Building | Year in MLS | Closed sales | Median sold $/SF | Median sold price | Median days on market | Sold to list | Active listings | Months of inventory |
|---|---|---|---|---|---|---|---|---|
| Oceana Bal Harbour | 2016 | 36 | $2,530 | $6,350,000 | 218 | 93% | 16 | 14.7 |
| St. Regis Bal Harbour | 2011 | 23 | $2,216 | $6,600,000 | 267 | 94% | 19 | 27.3 |
| One Bal Harbour | 2007 | 15 | $1,639 | $3,500,000 | 81 | 91% | 7 | 15.4 |
| Majestic Tower | 1998 | 11 | $1,398 | $3,300,000 | 146 | 94% | 5 | 15.0 |
| Bellini Bal Harbour | 2004 | 7 | $1,230 | $4,700,000 | 460 | 92% | 4 | 18.9 |
| Harbour House | 1964 | 8 | $1,115 | $1,177,500 | 98 | 92% | 10 | 41.2 |
| The Palace at Bal Harbour | 1994 | 6 | $1,097 | $3,700,000 | 76 | 89% | 4 | 22.0 |
| Bal Harbour Tower | 1990 | 15 | $960 | $3,400,000 | 71 | 91% | 3 | 6.6 |
| Balmoral | 1977 | 32 | $940 | $1,447,175 | 71 | 92% | 10 | 10.3 |
| The Plaza of Bal Harbour | 1965 | 2 | $926 | $1,285,500 | 207 | 99% | 0 | None listed |
| Kenilworth | 1975 | 13 | $777 | $1,650,000 | 81 | 90% | 2 | 5.1 |
| Bal Harbour 101 | 1977 | 19 | $673 | $1,750,000 | 93 | 91% | 5 | 8.7 |
| The Tiffany of Bal Harbour | 1982 | 18 | $627 | $1,280,000 | 153 | 88% | 6 | 11.0 |
| Beach Haus Bal Harbour (low-rise, not oceanfront) | 2025 | 0 | No closed sales | No closed sales | None | None | 3 | No closed evidence |
The top of that table is four times the bottom. Oceana closed at $2,530 per square foot and The Tiffany of Bal Harbour at $627, in buildings a mile apart on the same avenue.
The newest building leads, and it is ten years old. Oceana closed 14% above St. Regis at $2,216, 54% above One Bal Harbour at $1,639, and more than double every building completed before 1999. In Sunny Isles Beach, that same premium belongs to towers delivered between 2020 and 2023, which I measured at 34% in New vs. Older Miami Luxury Condos. Bal Harbour pays a newness premium to a building from 2016 because there is nothing newer to pay it to.
The Oceanfront Premium Inside the Village
Not every Bal Harbour building faces the ocean, and the MLS view field separates them.
| Exposure | Closed sales | Median sold price | Median sold $/SF | Median days on market |
|---|---|---|---|---|
| Direct Ocean in the view field | 83 | $3,850,000 | $1,591 | 96 |
| No Direct Ocean designation | 122 | $2,200,000 | $980 | 119 |
Direct oceanfront residences closed 62% higher per square foot and reached contract 23 days sooner. That is a much larger premium than any view label produced across the wider Miami market, where I found Direct Ocean worth about 8% inside the same building in Miami’s Most Valuable Condo Views 2026.
The difference is that this comparison crosses buildings rather than staying inside one. In Bal Harbour the oceanfront buildings and the non-oceanfront buildings are different buildings, so the 62% includes everything else that differs between them. Treat it as a description of the village’s structure, not as the price of a view.
Where the Inventory Sits
Bal Harbour holds 94 active listings against 205 sales in 33 months. Spread evenly that would be fine. It is not spread evenly.
Harbour House carries 10 active listings against 8 closings, which is 41 months of supply, the deepest in the village. St. Regis Bal Harbour carries 19 listings, the most of any building, at 27 months, and it also recorded the longest median time to contract at 267 days. The Palace at Bal Harbour sits at 22 months.
At the other end, Kenilworth clears in about 5 months, Bal Harbour Tower in under 7, and Bal Harbour 101 in under 9. Those are the buildings where a well-priced residence does not wait.
Bellini recorded a median of 460 days to contract across 7 sales. In a building that small, that number describes those seven transactions and the patience of those particular sellers.
The Single-Family Market Is a Separate Conversation
The same export contains 15 single-family closings in Bal Harbour, almost all on Bal Bay Drive and the streets behind the Bal Harbour Shops. Their median sale was $16,950,000 at $2,701 per square foot, and the top sale was $69,500,000.
Two active single-family listings remain. A buyer looking at a $17 million Bal Harbour house and a buyer looking at a $6 million Oceana residence are in the same ZIP code and not in the same market. For the house side of the comparison, see what $10 million buys in Miami, a house or a condo.
How Bal Harbour Compares With Its Neighbors
One caution on this section. The comparison below uses only sales above $5 million, because that is the dataset I have for Surfside and Sunny Isles Beach. It is not the same $1 million view used above.
| Submarket, sales above $5M only | Closed sales | Closings in buildings delivered 2019 or later | Newest building with a closed sale | Median sold $/SF |
|---|---|---|---|---|
| Bal Harbour | 47 | 0 | 2017 | $2,491 |
| Surfside | 41 | 5 | 2024 | $4,333 |
| Sunny Isles Beach | 108 | 68 | 2024 | $1,983 |
Surfside is the most expensive per square foot at that level, carried by The Surf Club Four Seasons. Sunny Isles is the volume market, with 68 closings in buildings delivered since 2019. Bal Harbour produced none.
So a Bal Harbour buyer who requires new construction leaves the village. A Bal Harbour seller has no new-construction competition inside the village, but the buyer is still touring new towers two miles in either direction.
What Happens When New Product Arrives
The next new oceanfront building in Bal Harbour will be the village’s first since Oceana. Beach Haus does not change that. It is a low-rise across Collins Avenue from the beach, and a buyer who wants a new oceanfront residence in Bal Harbour has no delivered option today. My Rivage Residences Bal Harbour guide covers that building in detail.
What the MLS can say today is narrow and worth stating plainly. There is no closed sale in the village in any building newer than 2017, so there is no local paper trail for what new Bal Harbour product closes at. The nearest evidence is Surfside, where sales above $5 million run at a median of $4,333 per square foot, and Sunny Isles Beach, where buildings delivered since 2019 closed at a median of $2,196.
Anyone weighing a pre-construction contract should also weigh the Delivery Gap. Across Miami-Dade, pre-construction listings for 2027 and later ask a median of $2,935 per square foot while buildings that delivered in 2024 through 2026 closed at $2,357. That 25% gap is what a pre-construction buyer is betting against, in any submarket.
What This Means for Buyers
Decide which Bal Harbour you are buying. The village runs from $627 to $2,530 per square foot. Those are not negotiating positions, they are different products with different service levels, floor plans and ages.
If you want new construction, widen the search. No Bal Harbour building newer than 2017 has recorded a sale in nearly three years. The three listings at 10250 Collins Avenue are the village’s only newer product, and they are not oceanfront.
Entry to the village is under $2 million. 71 sales closed between $1 million and $2 million, most of them at Balmoral, Bal Harbour 101, The Tiffany and Harbour House. That is the real answer to what it costs to own in Bal Harbour.
Use inventory depth where it exists. Nineteen listings at St. Regis and ten at Harbour House are a different negotiation from three at Bal Harbour Tower.
What This Means for Sellers
Price to your building, not to the village. A median of $1,198 per square foot across Bal Harbour is not a benchmark for any individual residence.
The oceanfront line is the one that matters. Direct oceanfront residences closed 62% higher per square foot and 23 days faster. If your residence is not oceanfront, the comparable set is the other non-oceanfront buildings, whatever the ZIP code implies.
In the older buildings, speed is available. Balmoral, Bal Harbour Tower and Kenilworth all reached contract in a median of 71 to 81 days. Those buildings reward accurate pricing quickly.
In the newest buildings, plan for a longer runway. Oceana took a median of 218 days and St. Regis 267. The full timing picture by submarket and building is in how long it takes to sell a $5 million Miami condo.
For current inventory, see Bal Harbour real estate on Miami Penthouses & Estates.
Frequently Asked Questions
How much does a condo cost in Bal Harbour?
The median Bal Harbour condominium sale above $1 million, across 205 closings from January 2024 to September 2026, was $2,900,000 at $1,198 per square foot. 71 sales closed between $1 million and $2 million, and 10 closed above $10 million.
When was the last new condominium built in Bal Harbour?
Oceana Bal Harbour, which the MLS dates 2016 and 2017, is the newest oceanfront building in the village and the newest of any kind to record a sale. No closing in this three-year record was in a newer building. Beach Haus Bal Harbour, a low-rise on the west side of Collins Avenue dated 2025, carries three active listings and no closed sales, and it is not oceanfront.
Which Bal Harbour building is the most expensive?
Oceana Bal Harbour, at a median of $2,530 per square foot and a median sale of $6,350,000. St. Regis Bal Harbour follows at $2,216 per square foot, and One Bal Harbour at $1,639. The Tiffany of Bal Harbour closed at $627, the lowest in the village.
What is the cheapest way to own in Bal Harbour?
The older non-oceanfront and mid-century oceanfront buildings. The Tiffany of Bal Harbour, Bal Harbour 101, Kenilworth, Balmoral and Harbour House all recorded median sales between $1,177,500 and $1,750,000, at $627 to $1,115 per square foot.
How much is the oceanfront premium in Bal Harbour?
Residences carrying a Direct Ocean designation closed at a median of $1,591 per square foot against $980 for the rest, a 62% difference, and they reached contract 23 days sooner. That comparison crosses buildings, so it reflects the whole difference between the village’s oceanfront and non-oceanfront buildings, not the price of the view alone.
How long does it take to sell a Bal Harbour condo?
A median of 116 days to contract. By building it ranges from 71 days at Balmoral and Bal Harbour Tower to 267 days at St. Regis Bal Harbour. Harbour House carries the deepest inventory at about 41 months of supply.
Buying or Selling in Bal Harbour?
Value in a village of thirteen buildings cannot be reduced to one price per square foot. It depends on the building and its age, whether the residence is direct oceanfront or faces the Intracoastal, the line and floor, the condition of the interior, how many residences in that specific building are listed right now, and what the same money buys in Surfside or Sunny Isles Beach that week.
If you’re evaluating a residence at Oceana Bal Harbour, St. Regis Bal Harbour, One Bal Harbour, Majestic Tower, Bellini, Balmoral, Harbour House or the village’s next new oceanfront building, contact Ashton Coleman for a property-specific comparison using recent closed sales and current competing inventory.
Explore current listings on Miami Penthouses & Estates.
📞 305.978.7704
📧 AColeman@onesothebysrealty.com
About the Market Data
The Bal Harbour figures come from a Southeast Florida MLS (SEFMLS) single-line export of Bal Harbour closed sales above $1 million from January 23, 2024 to September 29, 2026, plus active listings as of that date. Bal Harbour is defined as Collins Avenue addresses from 9601 to 10999, which covers the village’s thirteen condominium buildings plus 10250 Collins Avenue. The export also contained addresses in Bay Harbor Islands and one in Surfside, and those were removed.
The condominium analysis uses 205 closed sales and 94 active listings, all of MLS property type Condo. 15 single-family closings and 2 single-family listings are reported separately and are excluded from every condominium figure. Building years come from the MLS year-built field, which records both 2016 and 2017 for the two Oceana towers.
The Direct Ocean split uses the MLS unit-view field. That field is entered by the listing agent and it describes the designation, not the width or permanence of the view. The comparison crosses buildings, so it carries every other difference between the village’s oceanfront and non-oceanfront buildings.
Days on market is cumulative days on market to contract, which can reset when a listing is withdrawn and relisted. Sold-to-list uses the list price on the closed record, which may be a reduced price rather than the original asking price. Months of inventory divides active listings by the average monthly closings over the 33 months of sales data, so it compares a September 2026 snapshot to a multi-year average.
The neighbor comparison table uses a separate export of Miami-Dade condominium closings above $5 million from January 2024 to September 2026, so it is not directly comparable to the $1 million Bal Harbour figures. Four buildings recorded seven closings or fewer, so those rows describe those transactions rather than the building. MLS information is believed accurate but is not guaranteed.
Disclaimer
Information is provided for informational purposes only and is subject to change without notice. Real estate statistics, listings and sales information should be independently verified. Nothing contained herein constitutes legal, tax, financial or investment advice. Buyers and sellers should consult appropriate professional advisors before making real estate decisions.
