+21 more
$1.9M
Nine Island Avenue Condo Unit 406
9 Island Ave, Unit 406 • Miami Beach, FL 33139
About This Unit
Luxurious completely renovated unit with direct bay views! Live in Miami Beach's desirable Belle Isle Neighborhood. This unit has beautiful floor to ceiling windows with views of Biscayne Bay and Miami Skyline. This 2 bedroom / 2 bath unit also has 2 balconies. Brand new impact windows and steam shower in the primary bath compliment this home. Full service established building with LUX amenities: security, concierge, valet, gym, party room, boat slips. Children's park + 2 dog parks in front of building. Walking distance to The Standard, Sunset Harbor, Lincoln Road Shops, and trendy restaurants. Pool Deck is currently under construction until 2026.
Pricing at Nine Island Avenue Condo — $1,317/sqft
Nine Island Avenue Condo Unit 406 is listed at $1,317/sqft.
Building-level comparison data is thin for this bedroom count — see Recent Comparable Sales below.
Based on live MIAMIRE active & closed listings at Nine Island Avenue Condo.
Time on Market — 265 days
Nine Island Avenue Condo Unit 406 has been on the market for 265 days.
Building-level pace data is thin for this bedroom count.
Price History
Originally listed at $2,100,000. Reduced to $1,895,888 on Apr 15, 2026 (after 266 days on market) — -9.7% (−$204,112).
Estimated Monthly Cost
Mortgage (P&I)
$10,295
HOA
$2,031
Property Tax
$933
Total / mo
$13,260
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 0.59%.
HOA $1.41/sqft · All-in $9.21/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Nine Island Avenue Condo.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Insider Notes from Ricky
- Nine Island Avenue Condo is a 25-story mid-high-rise at 9 Island Ave, Miami Beach, FL 33139, built 1981. Currently 9 active listings on the market, with active asking prices ranging up to $3.7M.
- Neighborhood: Miami Beach. Miami Beach is three distinct neighborhoods: South Beach (Ocean Drive, Lincoln Road, Art Deco, walking-everywhere), Mid-Beach (Faena, Edition — quieter money), and North Beach (newer ultra-luxury construction without South Beach baggage). Per-square-foot variance between them is enormous.
- Buyer profile here: Mix of primary residents (especially South Beach south of Fifth and Mid-Beach Faena District), second-home buyers, and condo-hotel investors.
- Built 1981 (now 45 years old) — past Florida's 25-year structural recertification trigger. Recertification status, reserve study, and any pending special assessments are the most important pre-offer items.
- Mid-luxury tier with active inventory ranging up to $3.7M.
- At 25 stories, Nine Island Avenue Condo is mid-rise scale — a typical balance of view exposure and intimate community feel for this part of Miami Beach.
- Compared anchor: Compared to Sunny Isles (oceanfront tower wall), Miami Beach has more architectural diversity, more restaurants per block, and the South of Fifth and Faena Districts give some sub-areas resort-grade amenity stacks.
- Rental rules vary per association in this market — most Miami-Dade condos require 6 or 12-month minimum leases, but specific buildings have different rules including some with hotel-residence short-term rental programs. Verify per-association before assuming Airbnb potential.
- Worth knowing: Older South Beach inventory hits Florida's 25-year structural recertification triggers; reserve study and assessment history are critical pre-offer items on pre-2000 buildings.
- Ricky has worked the Miami Beach market for years and can pull HOA documents, recent comps, and reserve study status on any unit you're considering. Text (305) 33-RICKY — that's (305) 337-4259 — for a same-week walk-through.
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 Jun 2018 for $812,000 — held 8 years. They’re now asking $1,895,888 — +133.5% (+$1,083,888) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
🏛 Property Tax Reset
The current owner pays approximately $13,115/yr in property tax thanks to a $396,736 Save Our Homes assessment cap (Florida shelters long-time owners from market-value increases).
On purchase, your assessment resets to full market value — expect roughly $21,050/yr, about 1.6× the current owner’s bill.
Estimate uses Miami-Dade’s ~2% effective millage; your actual bill depends on the millage in the year you close and any homestead exemption you may qualify for.
Sales History
| Date | Price | Type |
|---|---|---|
| Jun 2018 | $812,000 | arm’s-length |
| May 2012 | $28,500 | Corrective, tax or QCD; min consideration |
| Jul 1996 | $152,500 | arm’s-length |
| Nov 1985 | $100,000 | Other disqualified |
| Jan 1982 | $250,000 | 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.
Building: Nine Island Avenue Condo
Unit: 406
Year Built: 1981
Stories: 25
City: Miami Beach
Postal Code: 33139
HOA Fee: $2,031 / Monthly
View: Bay, Garden View, Intracoastal View
Waterfront: Yes
Private Pool: No
Heating: Central, Electric
Cooling: Central Air, Electric
Days on Market: 265
Listed: July 24, 2025
MLS #: A11834290
Location
Listing courtesy of: Coldwell Banker Realty
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11834290
• Updated Apr 15, 2026
