Thirty-eight sales above $2 million: inside South Beach’s third quarter
Between July 1 and September 30, 2026, South Beach recorded 38 home sales at $2 million or more, worth $168,250,800 combined. The median was $3,125,000. Condominiums made up 35 of them, and the top sale, $12 million, was recorded on Monad Terrace.
Renderings courtesy of the developer · subject to change. Image: Haute Residence building page for The Shore Club Private Collection.
Haute Residence’s South Beach Luxury Market Report for Q3 2026 records 38 residential sales at $2 million or more, totaling $168,250,800, with a $3,125,000 median and $2,098 per square foot. Condominiums made up 35 of the sales. An independent check of the published table found no land or non-residential sales, so the headline figures stand.
The quarter’s most telling number is not the $12 million sale. It is 38.
That is how many South Beach homes were recorded at $2 million or more between July 1 and September 30, 2026, in Haute Residence’s South Beach Luxury Market Report — Q3 2026, published November 4. Together they came to $168,250,800. The median sale was $3,125,000. The average was $4,427,653.
Almost all of it happened in condominiums. Only three of the 38 were houses. This article walks through what those figures say about the top of the Miami Beach market, how the report draws its boundaries, and what is being built on the same blocks. It does not add a second dataset.
A condominium market, with a few houses
The report counts 35 condominium sales worth $160,565,800 and 3 single-family sales worth $7,685,000. No townhouse sale at $2,000,000 or above was recorded. For a buyer shopping above $2 million in this part of South Beach, that split is the market: the deals were overwhelmingly condominiums, and houses accounted for just three of the quarter’s records.
The top of the quarter: $12 million on Monad Terrace
The highest recorded sale in the table is $12,000,000 at 1300 Monad Ter, Miami Beach, FL 33139, a condominium resale recorded August 25, 2026. That is the address of Monad Terrace, the Ateliers Jean Nouvel building completed in 2020, according to its Haute Residence building page. One sale does not set a trend. It does show how far above the $3,125,000 median the top of a single quarter can reach.
Why price per square foot uses 28 of the 38 sales
The $2,098-per-square-foot figure comes from 28 of 38 sales: those with a usable interior size of 1,200 square feet or more, totaling $140,004,000 across 66,734 square feet. The report leaves 10 smaller records out of that ratio only, because several carry sizes that cannot match their price. Its example is $2,000,000 at 170 square feet. Those 10 sales still count in the total, the volume and the median.
The headline figures, recomputed
Recording dates: July 1–September 30, 2026. The report’s published headlines, independently recomputed from the 38-row sales table on that page:
| Measure | Report figure | Independent recompute |
|---|---|---|
| Recorded sales at $2,000,000+ | 38 | 38 |
| Total volume | $168.3M ($168,250,800) | $168,250,800 |
| Median sale | $3.125M ($3,125,000) | $3,125,000 (average of the 19th and 20th sorted prices) |
| Average sale | $4,427,653 | $4,427,652.63 (rounds to the published average) |
| Price per square foot | $2,098 | $2,098 ($140,004,000 / 66,734 sq ft) |
How the report draws South Beach
The report applies the general rules in How we count: market report methodology, then a South Beach scope:
- Segment: residential sales at $2,000,000 or more — condominium, single-family and townhouse property types.
- Geography: mainland ZIP 33139 from 1st to 23rd Street, with one named exception: 2301 Collins Ave is included. Star Island, Palm Island, Hibiscus Island, the Sunset Islands, Belle Isle, the Venetian Islands and other addresses above 23rd Street are outside the report’s scope.
- Dates: the county recording date in the deed-derived sales extract, not the contract or MLS close date.
- Active listings (22 at $2,000,000+, as of November 3, 2026) are a separate snapshot and are not mixed into the sales totals.
Land and non-residential sales: the report already limits the extract to residential property types. An independent review of all 38 published rows on November 10, 2026, found only condominium and single-family resales. No land or non-residential property types appear in the table, so screening for them does not change the 38-sale, $168,250,800, $3,125,000-median or $2,098-per-square-foot headlines. The under-1,200-square-foot condominium records stay in the count, as published. This article does not reclassify them without a property-type label to that effect in the table.
What is being built on the same blocks
The quarter’s sales were resales. New construction is also on the way in the same neighborhood, and it starts at a different level. The Shore Club Private Collection, pictured above, is a collection of 49 private homes at 1901 Collins Avenue, designed by Robert A.M. Stern Architects, with resident services by Auberge Resorts Collection, according to its Haute Residence building page. That page frames delivery for the fourth quarter of 2028.
Renderings courtesy of the developer · subject to change. Image: Haute Residence building page for The Ritz-Carlton Residences, South Beach.
The Ritz-Carlton Residences, South Beach is a 30-residence oceanfront project at 1671 Collins Avenue, listed from $4.25M with delivery framed for 2028. Its building page credits architecture to Kobi Karp Architecture & Interior Design and interiors to Studio Munge. For a buyer, the comparison is plain. The new-construction entry point published there sits above the quarter’s $3,125,000 resale median, and delivery is framed for 2028. Those projects are context only. They are not part of the Q3 resale totals. Other quarterly reports are listed under Market Reports.
Sources
- Haute Residence, South Beach Luxury Market Report — Q3 2026 (published Nov. 4, 2026; recording window July 1–Sept. 30, 2026): https://www.hauteresidence.com/market-reports/south-beach-luxury-2026-q3/
- Haute Residence, How we count: market report methodology: https://www.hauteresidence.com/market-reports/methodology/
- Haute Residence building pages: The Shore Club Private Collection; The Ritz-Carlton Residences, South Beach; Monad Terrace (checked Nov. 11, 2026)
- Haute Residence: South Beach hub; Miami Beach hub; Market Reports index
Frequently asked questions
Where do these Q3 2026 figures come from?
They come from Haute Residence’s South Beach Luxury Market Report — Q3 2026, published November 4, 2026. This article summarizes that report and recomputes its published table; it does not add outside sales.
How is South Beach defined in the report?
Mainland ZIP 33139 from 1st to 23rd Street, plus 2301 Collins Ave. The barrier islands and other addresses above 23rd Street are outside the report’s scope.
Were land or non-residential sales included?
No. The report already limits the extract to condominium, single-family and townhouse sales. The published 38-row table contains only condominium and single-family resales, so a further land and non-residential screen does not change the headlines.
Why is price per square foot based on 28 of 38 sales?
The report uses only sales with a usable interior size of 1,200 square feet or more for that ratio, and states that several smaller records carry sizes that cannot match their price. Those 10 sales stay in the count, volume and median.
What was the highest recorded sale?
$12,000,000 at 1300 Monad Ter, Miami Beach, FL 33139, a condominium resale recorded August 25, 2026, per the report table. Haute Residence’s building page identifies that address as Monad Terrace.
Which new South Beach towers does this article link?
The Shore Club Private Collection and The Ritz-Carlton Residences, South Beach, plus the South Beach neighborhood hub. Those projects are context, not part of the Q3 resale totals.