In Miami luxury real estate, “waterfront” is one of the most valuable—and least precise—words in a listing. A home on a narrow canal is waterfront. So is an estate facing hundreds of feet of open Biscayne Bay. So is a Golden Beach residence directly on the Atlantic. All three may offer water behind the property. […]
In Miami’s ultra-luxury condo market, one of the easiest mistakes to make is assuming that the largest penthouse should command the highest price per square foot. Recent Miami penthouse sales tell a very different story. A 5,535-square-foot penthouse at The Surf Club sold for $44 million, or $7,949 per square foot. Meanwhile, a 10,755-square-foot penthouse […]
Miami has hundreds of condominium buildings near the Atlantic Ocean. Very few define its ultra-luxury market. At the highest level, direct oceanfront is only the admission ticket. The buildings that command Miami’s largest premiums combine attributes that are considerably harder to replicate: extraordinary beachfront sites, architectural significance, privacy, limited inventory, exceptional residence design, service, views […]
You find a Miami condo you love. The price works. The view works. The building looks great. Then you see four words buried in the listing or disclosures: “Special assessment in place.” That can sound alarming. Sometimes it should. Sometimes it shouldn’t. A special assessment can indicate that condominium owners are being asked to fund […]
The marble floors are beautiful. The ocean view is ridiculous. The kitchen looks untouched. None of that tells you whether you’re buying into a financially healthy condominium. In Miami, you’re not simply buying a residence. You’re also buying into a building, an association, a budget, a maintenance history and a collection of future financial obligations […]
For many buyers, owning a condo in Miami isn’t about relocating permanently. It’s about having a residence waiting when winter arrives, spending several months near the ocean, escaping for long weekends, working remotely from South Florida or simply owning a piece of Miami that feels like home rather than a hotel. That creates a different […]
Miami condo buyers in 2026 face an increasingly expensive question: Is a new condominium actually worth the premium over resale? The answer isn’t automatically yes. Newer Miami condos can offer contemporary architecture, expansive glass, modern amenities, newer building systems and the appeal of being among the first owners. But established resale buildings can offer dramatically […]
A $3 million Miami condo does not necessarily have $90,000 of buyer closing costs just because someone told you to “budget 3%.” That shortcut can be useful for rough planning. It can also be misleading. A cash buyer and a financed buyer purchasing the same $3 million Miami Beach condo can receive very different closing […]
You have excellent credit. Strong income. Plenty of money for the down payment. And a mortgage pre-approval. Then you find the Miami Beach condo you want—and the lender says no. Not because of you. Because of the building. This is one of the most misunderstood parts of condominium financing. When financing a condo, the lender […]
For Miami Beach buyers comparing oceanfront vs. bayfront condos, “waterfront” can mean very different things. Miami Beach buyers frequently begin with a simple request: “I want waterfront.” But waterfront in Miami can mean very different things. It can mean waking up to the Atlantic Ocean with direct beach access. It can mean looking west across […]
Ashton Coleman | One Sotheby's International Realty
119 Washington Avenue Suite 102 • Miami Beach, FL 33139 • AColeman@onesothebysrealty.com
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