A $6,600 per square foot sale… and a “similar” tower dropped 14% after delivery.
That’s not luck. That’s not “the market.”
That’s structure.
Because Miami luxury condos are playing two completely different games:
One game is trophy assets and generational scarcity.
The other game is inventory floods, special assessments, and illiquidity drag.
And here’s the part that blows people’s minds:
Most buyers — even high-net-worth buyers — still look at the wrong stuff.
They fall in love with the infinity pool…
and ignore the balance sheet.
So in this episode, I’m giving you a data-driven framework that breaks down what actually makes a luxury condo a long-term winner — and what turns one into a future problem.
1) Irreplaceable Location (Not “on the water”)
Not just waterfront — geographic monopoly. Land that can’t be duplicated.
2) The End-User Fortress Test
Owner-occupied buildings create stability. Investors create volatility.
3) The Governance Test
Low HOA fees can be a trap. Strong reserves are the real flex.
4) Boutique Benchmark vs Mega-Tower Risk
Low density and architectural distinction outperform mass inventory.
5) Deliverability and Execution
Ultra-luxury buyers punish bad finishes, awkward layouts, and broken promises.
6) The Short-Term Rental Trap
Buildings that feel like hotels become unstable, expensive, and hard to sell.
7) Brand Consistency as Risk Insurance
Proven luxury brands and proven developers reduce uncertainty — especially for global buyers.
If you hear these two things… pause immediately:
Illiquidity Drag: units take forever to sell, discounts get ugly, capital gets trapped
Assessment Fatigue: one fee after another, and buyers price in future financial shocks
And that’s the real takeaway:
The buildings that will struggle in 2026 won’t be the ones with bad views.
They’ll be the ones with bad balance sheets.
If you ever want to buy or sell a property anywhere in the world, our team would be honored to help get you to your next destination.
Until next time, stay curious, stay hungry, and as always… stay ALL IN!
Amit Bhuta
COMPASS
ALL IN Miami Group
Licensed Real Estate Agent
(305) 439-3031 Mobile
amit.bhuta@compass.com
ALLinMiami.com
