+12 more
About This Unit
Spectacular and spacious 2 Bedroom,2 Bathroom condo on the 26th floor of The Grand! with stunning Biscayne Bay and skyline views from the balcony. Features open layout, floor-to-ceiling windows, stainless steel appliances, split bedroom design, and a Den.Full-service building with pool, gym, spa,24/7 concierge, valet, shops, dining, and marina. Prime Edgewater location near Downtown,Brickell,Wynwood,and Mimai Beach.Short term rentals allowed,great for end users or investors.
Pricing at The Grand — $512/sqft
At $512/sqft, The Grand Unit A-2635 is priced at the low end of the building — only 0% of active 2BRs ask less per sqft.
The Grand Unit A-2635 vs Active Listings at The Grand: This condo is -9.8% lower ($56/less per sqft) than the building's active 2BR median of $568/sqft, based on 5 active 2BRs.
The Grand Unit A-2635 vs Recent Sold Listings at The Grand: This unit is +6.1% higher (+$29/more per sqft) than recent 2BR sales (median $483/sqft, based on 3 sales over 9 months).
Rank: This unit's $/sqft is higher than 0% of currently-active 2BR units at The Grand (sample of 5).
Insider Negotiation Strategy: 2BR units at The Grand typically close at 96.3% of asking. At that ratio, this unit could plausibly trade around $721,875.
Based on live MIAMIRE active & closed listings at The Grand.
Time on Market — 302 days
The Grand Unit A-2635 has been on the market longer than 100% of comparable active 2BRs — strong signal the seller will negotiate.
This unit's 302 days on the market is 233 days longer than the active 2BR median of 69 days (+337.7%).
Recent 2BR sales at The Grand typically went under contract in 267 days (based on 3 sales over 9 months).
Inventory position: 100th percentile for 2BRs currently active at this building.
Estimated Monthly Cost
Mortgage (P&I)
$4,073
HOA
$1,162
Property Tax
$863
Total / mo
$6,097
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 1.38%.
HOA $0.79/sqft · All-in $4.16/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at The Grand.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 2BR Comps at The Grand
UnitListSqft$/sqftDOM
#A-3354
$824,000
1,509
$546
55
#B-4141
$850,000
1,496
$568
4
#A-1734
$994,500
1,717
$579
145
#A-3755
$895,000
1,509
$593
69
Recent Closed 2BR Sales
ClosedUnitSold$/sqftvs List
2026-03-31
#A-1231
$825,000
$483
97.1%
2026-03-31
#A-3455
$745,000
$494
96.3%
2026-01-12
#A-2131
$700,000
$410
96.0%
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- The Grand Condominium is a 42-story high-rise at 1717 Bayshore Dr, Miami, FL 33132, built 1986. Currently 9 active listings on the market, with active asking prices ranging up to $895K.
- Neighborhood: Downtown Miami. Downtown Miami covers Park West, Worldcenter, and Bayfront -- north of the Miami River, currently in the middle of a master-planned redevelopment that's reshaping the neighborhood through 2028. Lower density than Brickell, bayfront access, and Metromover (free) connecting the district to Brickell.
- Buyer profile here: Buyers willing to wait for the neighborhood to fill in -- tradeoff is lower price for the same building tier vs. Brickell.
- Built 1986 (now 40 years old) -- past Florida's 25-year structural recertification trigger.
- Mid-tier condo inventory ranging up to $895K.
- At 42 stories, The Grand Condominium is among the taller residential structures in Downtown Miami -- high-floor units typically command pricing premiums for unobstructed views.
- Compared anchor: Compared to Brickell (built-out financial district), Downtown is the bet on the next 4 years -- newer construction, 15-30% lower per square foot for similar building quality, less walkable today, more transformation per month.
- Rental rules vary per association in this market -- most Miami-Dade condos require 6 or 12-month minimum leases. Verify per-association before assuming Airbnb potential.
- Pre-offer diligence: Building selection matters more than neighborhood selection here. Look at construction completion timelines for adjacent Worldcenter projects -- they directly affect resale timing.
- Ricky has worked the Downtown Miami 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.
Special Assessments: 4 of the 10 active listings populate this field; the rest are blank. All report NO special assessment.
Building Age: Built in 1986 (40 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 Mar 2023 for $665,000 — held 3 years. They’re now asking $750,000 — +12.8% (+$85,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
Sales History
| Date | Price | Type |
|---|---|---|
| Mar 2023 | $665,000 | arm’s-length |
| May 2022 | $560,000 | arm’s-length |
| Apr 2005 | $430,000 | arm’s-length |
| Aug 2002 | $325,000 | arm’s-length |
| Mar 2001 | $262,000 | arm’s-length |
| Mar 1994 | $160,000 | arm’s-length |
Source: Miami-Dade Property Appraiser. County living area: 1,464 sqft.
Building Activity
10 active listings · 13 closed in last 9mo (1.4/mo pace) → ~6.9 months of supply.
1 new listing in the past 30 days.
Lifestyle & Rules: Pets allowed (verify size/breed restrictions) · 30-day minimum lease · up to 12 leases per year · $100 application fee · 1-2 weeks approval.
Building: The Grand
Unit: A-2635
Year Built: 1986
Stories: 42
City: Miami
Postal Code: 33132
HOA Fee: $1,162 / Monthly
View: Bay, Intracoastal View, Ocean View, Water View
Waterfront: Yes
Private Pool: No
Heating: Central
Cooling: Central Air
Days on Market: 302
Listed: July 3, 2025
MLS #: A11839832
Location
Listing courtesy of: Coldwell Banker Realty
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11839832
• Updated May 1, 2026
