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9 Island Ave, Unit 1806
+13 more
$1.7M

Nine Island Avenue Condo Unit 1806

9 Island Ave, Unit 1806 • Miami Beach, FL 33139

at Nine Island Avenue Condo

Beds
2
Baths
2
Living Area
1,440 SF
Price / SF
$1,177
HOA / Monthly
$2,031
Days on Market
327
Insider Price
$1,445,496

About This Unit

Welcome to your dream residence in the sky—this beautifully appointed high-rise condo offers breathtaking, unobstructed views of Biscayne Bay and spectacular sunsets that paint the sky each evening. Situated in one of Miami Beach’s most desirable buildings, this unit combines luxury living with unbeatable convenience and lifestyle. Enjoy access to resort-style amenities including 24-hour concierge service, a fully equipped fitness center, and a stunning pool area currently undergoing a complete transformation to elevate your experience even further. Located just moments from Sunset Harbour, you're within walking distance to top-rated restaurants, trendy cafes, boutique shops, a full-service supermarket, and the vibrant nightlife that makes Miami Beach world-renowned.

Pricing at Nine Island Avenue Condo — $1,177/sqft
At $1,177/sqft, Nine Island Avenue Condo Unit 1806 is priced below the building's typical 2BR — worth a closer look.
Nine Island Avenue Condo Unit 1806 vs Active Listings at Nine Island Avenue Condo: This condo is -0.3% lower ($4/less per sqft) than the building's active 2BR median of $1,181/sqft, based on 9 active 2BRs.
Nine Island Avenue Condo Unit 1806 vs Recent Sold Listings at Nine Island Avenue Condo: This unit is +66.7% higher (+$471/more per sqft) than recent 2BR sales (median $706/sqft, based on 5 sales over 9 months).
Rank: This unit's $/sqft is higher than 33% of currently-active 2BR units at Nine Island Avenue Condo (sample of 9).
Insider Negotiation Strategy: 2BR units at Nine Island Avenue Condo typically close at 85.3% of asking. At that ratio, this unit could plausibly trade around $1,445,496.
Based on live MIAMIRE active & closed listings at Nine Island Avenue Condo.
Time on Market — 327 days
Nine Island Avenue Condo Unit 1806 has been on the market longer than 89% of comparable active 2BRs — strong signal the seller will negotiate.
This unit's 327 days on the market is 290 days longer than the active 2BR median of 37 days (+783.8%).
Inventory position: 89th percentile for 2BRs currently active at this building.
Estimated Monthly Cost
Mortgage (P&I)
$9,204
HOA
$2,031
Property Tax
$1,525
Total / mo
$12,760
Assumes 7.20% rate on 20% down (30-year fixed). Tax effective rate 1.08%. HOA $1.41/sqft · All-in $8.86/sqft / month. Excludes wind / flood / contents insurance — verify your actual rate with a lender.

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Recent Comparable Sales

Active 2BR Comps at Nine Island Avenue Condo

UnitListSqft$/sqftDOM
#— — 1,190 $797 1
#— — 1,440 $1177 327
#— — 1,190 $756 0
#— — 1,440 $1736 37
#— — 1,440 $1317 265

Recent Closed 2BR Sales

ClosedUnitSold$/sqftvs List
2025-08-26 #— $840,000 $706 —
2025-12-18 #— $1,875,000 $1055 —
2026-04-07 #— $975,000 $677 —
2026-04-23 #— $910,000 $616 —
2026-04-30 #— $1,300,000 $903 —
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
What to Verify
Flood Zone: This unit is in flood zone AE. High-risk flood zone (Special Flood Hazard Area). Federal flood insurance required for federally-backed mortgages.
Building Age: Built in 1981 (45 years old) — past Florida's 40-year recertification trigger; verify milestone status.
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Dec 2003 for $427,500 — held 22 years. They’re now asking $1,695,000 — +296.5% (+$1,267,500) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
Sales History
Date Price Type
Dec 2003 $427,500 arm’s-length
Aug 2001 $360,000 arm’s-length
Jul 2001 $336,500 arm’s-length
Feb 1982 $225,000 arm’s-length
Source: Miami-Dade Property Appraiser. This unit owns 0.318% of the building’s common elements. County living area: 1,440 sqft.
Unit: 1806
Year Built: 1981
Stories: 26
City: Miami Beach
Postal Code: 33139
HOA Fee: $2,031 / Monthly
View: Bay
Waterfront: Yes
Private Pool: No
Heating: Central
Cooling: Central Air
Days on Market: 327
Listed: May 15, 2025
MLS #: A11803668

Location

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Email About This Unit
Listing courtesy of: Coldwell Banker Realty   ·  Darrell.Burks@Floridamoves.com
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11803668 • Updated Apr 10, 2026
Ricky Garcia Miami Realtor
Your Miami Insider

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Ricky Garcia  |  Global Luxury Realty  |  License #3521781

Ricky has closed deals at Nine Island Avenue Condo. He knows the HOA, the best floors, and which units to avoid. Get a free no-pressure market analysis before you make any offer.

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