Best and Worst Performing Condos in Miami Beach in 2025

Methodology

Miami Beach’s luxury condo market in 2025 is sharply divided. Some towers continue to command premium prices and maintain stability, while others face oversupply, deferred maintenance, and weak demand. In this report, we highlight the 3 best-performing condos, and the 3 underperformers. We break down why the top performers are thriving and why the others are struggling. Each building is analyzed across key metrics: price per square foot trends, sales velocity, inventory, HOA fees, reserve health, rental versus owner occupancy, and assessment risk. This is a curated selection, contact us for detailed insights on the full spectrum of Miami Beach luxury condos. If your building does not appear in the list please connect with us, and we tell you how your building has performed.

The 3 Best Performing Condos in Miami Beach

1 Continuum on South Beach

The Continuum on South Beach remains one of Miami Beach’s most prestigious oceanfront addresses, spanning two towers — the 40-story South Tower and the 37-story North Tower — with 521 residences on a private, 12-acre beachfront enclave at the southern tip of South of Fifth. Residents enjoy world-class amenities, including a full-service beach club, the Continuum Sporting Club & Spa, multiple resort pools, a private restaurant, concierge, valet, and 24-hour security. After post-pandemic appreciation, the market has stabilized at historically high pricing, with the average price per square foot rising to $3,192 in 2025 and several sales exceeding $4,000 per square foot. Limited inventory — just 20 units listed, representing only 3% of the building — keeps the condo in strong demand, while the current 14-month inventory signals a healthy luxury market. Average days on market have increased to 200, reflecting careful price positioning for discerning buyers, and only 13 sales have closed to date in 2025, compared to 23 in 2024. Monthly association dues average $2.45 per square foot, translating to roughly $4,900 per month for a 2,000-square-foot residence, a reasonable cost given the level of service and amenities. A recent special assessment will fund upgrades to the three-level gym and spa, ensuring the 23-year-old building remains world-class, while strong rental demand allows owners to charge premium rates without compromising quality, with less than 10% of units rented at any given time. Continuum’s combination of record-high pricing, stable sales velocity, low inventory, prestigious South of Fifth location, brand recognition, and resort-level amenities make it one of Miami Beach’s best-performing luxury condos in 2025.

Continuum Predictions for 2026: In 2021, Continuum saw a staggering 69 sales with prices reaching $4,250 per sqft. By 2025, sales slowed to just 15 (about 3% of total units) with a new ceiling of $4,850 per sqft, down from 2024’s pace. Still 60% of the top 10 most expensive sales on the beach happened at Continuum. This condo remains highly desirable thanks to its exceptional service and prime location. However, its older design and lower ceilings will likely cap future appreciation as newer projects enter the market. Don’t expect much, if any, price growth in 2026.

2. Portofino Tower

Portofino Tower, completed in 1996, is a landmark South of Fifth high-rise with 206 residences across 44 stories, showcasing panoramic ocean and bay views through floor-to-ceiling glass. Residences range from one to four bedrooms with 9-foot ceilings, while recently modernized amenities include a resort-style pool, fitness center with 180-degree views, tennis courts, spa, concierge, valet, and 24-hour security. Following post-pandemic appreciation, pricing has stabilized yet continues to outperform pre-COVID benchmarks, with average price per square foot rising from $1,258 in 2024 to $1,560 in 2025, and the highest sale reaching $2,340 per square foot. Market velocity has increased, with average days on market dropping from 220 to 143 and eight closed sales to date, while current listings represent just 5% of total inventory. Rental demand remains strong, with 23 leases recorded in 2025 and only four units available for rent, supporting investor confidence. Monthly HOA dues average $1.80 per square foot (roughly $3,620 for a 2,000-square-foot unit), reflecting inflationary trends and reserve funding. With its exclusive South of Fifth location, boutique scale, ongoing upgrades, and stable rental absorption, Portofino Tower remains one of Miami Beach’s best-performing condos in 2025 and shows continued potential for value growth.

Portofino predictions for 2026 – After a major ‘facelift’ finished September 2025 this condo looks like the real deal! The top trade was just at $1,570 per sqft, which for a Beach condo is affordable (not even mentioning it is located in South of Fifth). With so many prime buildings across Miami, charging well over $2,000 if not $3,000 per sqft, you really cannot expect prices to stay suppressed, expect a jump in 2026!

3. Eighty Seven Park

Eighty Seven Park designed by Renzo Piano and completed in 2019, is a 66-residence boutique tower on Miami Beach’s northern edge near North Shore Park. The glass tower blends modern minimalism with nature, offering expansive terraces, private gardens, and curated amenities including a full-service spa, wine bar, botanical gardens, and concierge services. Its limited scale and architectural pedigree make it one of Miami’s most exclusive addresses. In 2025, only three sales have closed to date, with average prices exceeding $3,000 per square foot, heavily influenced by a $29 million penthouse sale at $4,500 per square foot. Average days on market dropped sharply from nearly 600 to 120, reflecting renewed buyer confidence and strong demand for rare, move-in-ready ultra-luxury units. Only five active listings are available, representing roughly 7.5% of total residences, keeping supply tight and supporting values. HOA fees average $3.60 per square foot ($7,200/month for a 2,000-square-foot residence), reflecting the building’s personalized service, staff-to-resident ratio, and boutique exclusivity. With less than 4% of units rented annually, the tower remains an end-user market, emphasizing scarcity, architectural prestige, and lifestyle quality over rental yield. Eighty Seven Park exemplifies Miami Beach’s ultra-luxury evolution, combining design excellence, limited inventory, and sustained demand to remain one of the city’s most resilient and desirable condo assets.

87 Park Predictions for 2026 – Record-breaking sales have hit $4,500 per sqft, though many other units in Eighty Seven Park have closed for much less. This new high suggests a “rising tide lifts all boats” effect, likely boosting overall values. 2026 will be able to justify a higher price per sqft for South side facing units. However, be warned. The North side will face challenges as the Delmore is set to break ground and any unit owners who leave their sale too late will be faced with the noise and reality of a busy construction site in full effect!

The 3 Worst Performing Condos in Miami Beach

1 Roney Palace

2 Carillon Center Tower

3 Mondrian South Beach

Mondrian South Beach, a 342-unit Philippe Starck–designed hotel-condo hybrid on the Bay side of South Beach, initially drew strong investor interest for its trendy design and west-facing views. However, its performance has lagged behind the broader Miami Beach market due to high operating costs, heavy investor turnover, and aging interiors. The resale market has softened significantly in 2025: 41 active listings (~12% of units), only 4 sales year-to-date (down from 15 in 2023), and units linger on the market for an average of 15 months. Average closed prices per square foot have declined each year, from $683/SF in 2023, to $625/SF in 2024, and $619/SF this year—highlighting both falling prices and limited liquidity.

Rental performance has also weakened. Long-term rentals have nearly disappeared, leaving only 2–3 minimum 30-day rentals recorded per year versus 10–20 before 2023, while reliance on daily rentals increases management costs. High HOA fees ($3.50/SF), comparable to top-tier luxury buildings like Eighty Seven Park, further weigh on returns despite the property’s lack of exclusivity.

Conclusion :The Mondrian South Beach exemplifies how high operating expenses and hotel-condo structures are naturally against value appreciation over time. These carrying costs significantly erode investor returns, making it difficult for owners to justify pricing aligned with market expectations. The combination of hotel-program overhead and maintenance intensity keeps dues elevated while offering limited lifestyle or resale upside

Conclusions

The Best Performing condos in Miami Beach have these common traits:

1. Owner-Driven, Not Investor-Driven →Most owners live there. Fewer rentals and less turnover means prices stay steady and resale values hold strong.
2. Strong Financials →These buildings have solid reserves, realistic HOA fees and well-managed assessments — no big surprises.
3. Scarcity + Reputation →Only a few units are ever for sale and the properties are brands with strong design and amenities.
4. Stable Demand →Buyers here are end-users and long-term residents who value lifestyle and security over short-term price swings.

The Underperforming Condos have these common traits:

1. Excessive HOA Fees → Often the result of delayed maintenance in the past, these very high Hoa fees are barely covered by rental returns
2. Too Much Inventory →Too many investors and long sales (6-12 months or more) are hurting values.
3. Older Buildings →Many were built 20+ years ago and now face higher insurance and new building codes and renovations translating into heavy special assessments*
4. Assessments →Some owners are being hit with $70K-$180K repair bills, scaring off buyers and slowing sales

Connect with The David Siddons Group

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