Highest Priced Listings and Sales
The South of Fifth neighborhood remains one of the most coveted neighborhoods in South Beach and indeed in all of South Florida. Evidence is clear not only from the high prices Condos that are on the market, but also from the sales prices that have most recently been achieved. The two lists were printed on March 19, 2023 represent the units that are currently on the market in the South of Fifth Neighborhood and the ones that have been sold in the Neighborhood within the past 6 months.
The Units range in price from just under $10 million to a staggering $40 Million for the Penthouse unit at the Icon and $25 Million for a combined unit at the Apogee.
The units that sold during this recent 6 moth period all traded between $4.5 Million and $11.25 Million
Million Dollar Towers Trend
The South of Fifth waterfront towers selected for this comparison show how differently buildings in the same neighborhood have fared over the past 6 months. It is no surprise that the Real estate market could not sustain neither the pace of sales nor the price increases that it realized in 2021. Add to that substantially higher mortgage interest rates, falling stock market prices, inflation and the fear of recession, and it is no wonder that the market has changed. For reference, the housing market is considered balanced when there is between a 6 and 9 month inventory of units available for sale. When there is less inventory it is considered a Sellers market and prices rise, when more, a Buyers market, and prices generally fall. It’s the basic law of Supply and Demand. For the purpose of the data contained herein, only units with a List Price of $1 million or more were considered when compiling the numbers used to create the chart above
While Sellers enjoyed the higher prices they achieved a year or more back, Buyers are now poised to be in more control going forward. Looking at the chart above, the Continuum North Tower at 50 S. Pointe Drive fared the best among the buildings surveyed. On December 25, it had 10 units available for sale, and in the preceding 180 days 6 units sold. That’s an average of 1 unit sold a moth, and with 10 units currently on the market, the absorption rate would be 10 months. The Continuum South Tower at 100 S. Pointe Drive also had 10 units available for sale, but only sold 4 in the preceding 6 months, and the absorption rate was 15 months. The Murano at 1000 S. Pointe Drive had the most units for sale among the buildings surveyed with 15 currently on the market, but over the past 6 months only 2 units were sold and that imputed an absorption rate 45 months.
Naturally, past performance is not a guarantee of future results and any sale will be based on a Buyer and Seller agreeing on the specific price and terms for the subject unit. Because each of these buildings is a small sample by itself, what may be an important factor at one Builing may not even be relevant to another, and those conditions may change quickly. For instance, when a building announces a Special Assessment it may cause some unit owners to put their units on the market so as not to incur the additional cost or just not to live through a year or more of noise and disruption. Those same reasons may cause potential buyers to look at other buildings. Together those decisions could both increase the supply of units for sale and simultaneously decrease the demand for those units. Price reductions are among the ways to align the parties in such circumstances.
So while the chart shows the wide variation in the absorption rate among the neighboring luxury buildings if we combined the totals of each of the buildings we would find a total of 83 units for sale over $1 million and that 30 had sold in the previous 6 months. So at the rate of 5 sales per month, we would anticipate it would take just under 17 months for all of the inventory be be absorbed. Turns out that is also be the median point, as four of the buildings had higher absorption rates and four had lower than 17.
10 Most Expensive Condos South of Fifth
One expects to see the most luxurious units in the South of Fifth neighborhood, and the current assortment does not disappoint. The units on this list were selected on August 12, 2022. All ten are listed above $10,000,000, and the most expensive is being offered for $40,000,000. The complete list includes units from Apogee, Icon, Continuum North and South Towers, Ocean House, and 321 Ocean Drive. There are other units also priced above $10,ooo,000, but they did not make this list.
The most expensive unit is located at the Icon and the $40,000,000 asking price there dwarfs the $25,000,000 being asked for 1802-1803 unit or the 1204 unit for sale at the Apogee at $16,200,000. It is similarly more expensive than the $22,700,000 and #11,250,000 offerings at the Ocean House. The waterfront tower with the most units in this category, however, is the Continuum North Tower. It boasts three units priced at $11,500,000, $12,700,000 and $14,800,000. The remaining unit is at 321 Ocean Drive where $13,950,000 can make you an owner there. Click the link below, and for more information give me a call.
