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The documents most buyers and renters can't get until they're deep in a deal. Tap one and I'll send it with my read on what matters in it.
100 S Pointe Dr · Miami Beach, FL 33139 · South Beach
Continuum South Beach South Tower
42-story tower, completed 2002, 294 residences in South Beach. 12 for sale and 5 for rent on Nov 2, 2026.
At a glance Continuum South Beach South Tower (100 S Pointe Dr, South Beach) is a 42-story, 294-unit building completed in 2002. As of Nov 2, 2026, 12 units are for sale and 5 are for rent; the median closed price was $3,093 per square foot over 13 sales in the last 12 months. FEMA flood zone AE. Source: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records and the FEMA flood map.
6 photos from my condo archive
- For sale
- 12
- For rent
- 5
- Median $/SF
- $3,09313 sales · 12 mo
- Sold
- 13last 12 months
- Built
- 2002
- Floors
- 42
- Residences
- 294county
- Flood zone
- AEFEMA
- Owner-occupied
- 38%
- Avg. unit
- 2,215sq ft
MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made
On the market at Continuum South Beach South Tower.
The weekly MLS snapshot, newest asks first. Each unit opens its full listing: photos, taxes, history. Or check the live feed for today's inventory.
Snapshot as of Nov 2, 2026.
For sale 12 listings · Nov 2, 2026
Unit 2905$22,000,000$4,664/SF3 bd · 3 ba · 4,717 sf71 days listed · listed by Douglas EllimanFull listing →
Unit 1409/10$15,995,000$4,303/SF4 bd · 5.5 ba · 3,717 sf54 days listed · $9,069/mo HOA · listed by Douglas EllimanFull listing →
Unit 1206$13,675,000$5,453/SF3 bd · 3.5 ba · 2,508 sf112 days listed · $3,009/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit 1201/1202$12,000,000$4,298/SF4 bd · 4.5 ba · 2,792 sf60 days listed · $8,078/mo HOA · listed by Douglas EllimanFull listing →
Unit 606$9,995,000$3,985/SF3 bd · 4.5 ba · 2,508 sf463 days listed · $5,334/mo HOA · listed by The Corcoran GroupFull listing →
Unit 510$8,547,150$4,028/SF3 bd · 3 ba · 2,122 sf266 days listed · $4,800/mo HOA · listed by Brown Harris StevensFull listing →
Unit 506$7,995,000$3,188/SF3 bd · 3.5 ba · 2,508 sflisted today · $5,138/mo HOA · listed by Brown Harris StevensFull listing →
Unit 908$7,995,000$4,550/SF2 bd · 2.5 ba · 1,757 sf1,644 days listed · $3,320/mo HOA · listed by Douglas EllimanFull listing →
Unit 2208$6,350,000$3,981/SF2 bd · 2.5 ba · 1,595 sf365 days listed · $4,119/mo HOA · listed by Brown Harris StevensFull listing →
Unit 1409$6,250,000$3,918/SF2 bd · 2.5 ba · 1,595 sf77 days listed · $5,279/mo HOA · listed by Douglas EllimanFull listing →
Unit 1501$4,995,000$3,140/SF2 bd · 2.5 ba · 1,591 sf365 days listed · $4,228/mo HOA · listed by Brown Harris StevensFull listing →
Unit 2003$4,500,000$3,297/SF1 bd · 1.5 ba · 1,365 sf94 days listed · $3,947/mo HOA · listed by The Corcoran GroupFull listing →For rent 5 listings · Nov 2, 2026
Unit 1102/03$38,000/mo$14.81/SF3 bd · 3.5 ba · 2,566 sf60 days listed · listed by Compass Florida, LLCFull listing →
Unit 3101$25,000/mo$12.89/SF2 bd · 2.5 ba · 1,940 sf125 days listed · listed by GMT International Realty IncFull listing →
Unit 1901$21,000/mo$13.20/SF2 bd · 2.5 ba · 1,591 sf1 day listed · listed by Compass Florida, LLCFull listing →
Unit 501$16,500/mo$10.37/SF2 bd · 2.5 ba · 1,591 sflisted today · listed by Douglas EllimanFull listing →
Unit 602$10,900/mo$9.08/SF1 bd · 1.5 ba · 1,201 sf185 days listed · listed by Jack Keller IncFull listing →Under contract 10
- Unit 2806$35,000/mo · 2 bd
- Unit 910$32,000/mo · 3 bd
- Unit 1109$24,000/mo · 2 bd
- Unit 2306$24,000/mo · 2 bd
- Unit 2403$20,000/mo · 2 bd
- Unit 1709$18,000/mo · 2 bd
- Unit 2902$16,500/mo · 2 bd
- Unit 601$12,500/mo · 2 bd
- Unit 1001$12,000/mo · 2 bd
- Unit 1703$11,900/mo · 1 bd
Listings matched to this building's recorded addresses. I don't have to be the listing agent to show you any unit or to negotiate for you. Search condos in 33139
Continuum South Beach South Tower, floor by floor.
Every unit the MLS has recorded here, placed by its unit number: floors up, lines across, each column as wide as the units in it. Amber is for sale today (a unit listed both for sale and for rent is amber). Hover or tap a unit to read its record.
- For sale 10
- Under contract 10
- For rent 4
- Sold or leased, last 12 months 26
- Seen in the MLS before that 98
- No MLS record seen 157
Tap a unit to read its record here. Amber and white units open their listing page.
Units seen148of 294 residences on record
Floors with units34floors 5 to 39
Lines10stacks of units, by number
Closed $/SF by height sales in the 24 months to Nov 2, 2026
Closed $/SF figures use the 18 recorded sales of these units in the 24 months to Nov 2, 2026; a median needs three. Floor, line and size are the record's. Views and orientation are not in it and are not shown.
Line 02 closed highest per square foot: a median $2,715/SF over 3 sales in 24 months. The largest typical unit is line 04, a median 2,292 sf over 11 units seen, recorded with 2 bedrooms.
The lines what the MLS record holds for each stack of units
| Line | Units seen | Typical size | Beds | On the market | Closed $/SF · 24 mo |
|---|---|---|---|---|---|
| Line 01 | 24 | 1,591 sf | 2 | 6 | 1 sale, too few |
| Line 02 | 15 | 1,201 sf | 1 | 2 | $2,715 3 sales |
| Line 03 | 19 | 1,791 sf | 1 | 3 | $2,674 5 sales |
| Line 04 | 11 | 2,292 sf | 2 | – | 1 sale, too few |
| Line 05 | 14 | 1,870 sf | 2 | 1 | 1 sale, too few |
| Line 06 | 14 | 2,048 sf | 2 | 5 | 2 sales, too few |
| Line 07 | 14 | 1,870 sf | 2 | – | $2,674 3 sales |
| Line 08 | 15 | 1,757 sf | 2 | 2 | – |
| Line 09 | 12 | 1,595 sf | 2 | 3 | 2 sales, too few |
| Line 10 | 10 | 2,122 sf | 3 | 2 | – |
23 units in the record sit outside this grid (411, 1102-03, 1102/03, 1201/02, 1201/1202, 1409/10, 1804/1805, 1902 - 1903, …): penthouse, townhouse or ground-level numbers, or lines seen only once or twice.
How this is drawn: a unit's floor and line come from its MLS unit number alone (5614 is floor 56, line 14). A cell exists only where the MLS has recorded a listing, a closing or a lease; a blank means no record was seen, not that no unit exists. Column widths follow each line's median recorded living area. Pre-construction towers and buildings with a thin record have no drawing.
Floor and line from the MLS unit number; a blank cell means no record was seen. How these numbers are made
The read on Continuum South Beach South Tower.
- Resale +47%. The median closed price moved from $2,089/SF in 2019 (4 sales) to $3,071/SF in 2026 (11 sales), the first and last years with three or more recorded sales.
- Gross rental yield 4.0%. A year of rent at the median $10.33/SF/mo (20 leases) against the median $3,093/SF sale (13 sales), both over 12 months, before HOA, taxes and vacancy.
- Asks run +30% against closings. Sellers ask a median $4,007/SF (12 listings) against $3,093/SF closed (13 sales, 12 months). That gap is negotiation room. Bring the comps.
- Sells in a median 51 days. Days on market across the 13 sales closed in the last 12 months.
Where it ranks citywide, condo buildings in 17 Miami neighborhoods
- #20 of 345 · biggest $/sf change since 2021+70.2% median $/SF since 2021 ($1,956 to $3,329) · n 59 · Calendar 2021 vs Oct 2025 to Sep 2026
- #91 of 360 · fastest median days on market69 days median on market · n 25 · Oct 2024 to Sep 2026
Read the full record 4 paragraphs and 15 facts, every figure from the MLS and county record
Continuum South Beach South Tower is a 42-story tower at 100 S Pointe Dr in South Beach, completed in 2002. County folio records count 294 residences, averaging 2,215 SF of living area. Fullerton Diaz Architects designed it for Continuum Company. The condo archive records it as waterfront (ocean). Its MLS and county records file it, with one other building, under the legal name Continuum on South Beach.
12 units were for sale on November 2, 2026, asking $4.5M to $22M (median ask $4,007/SF across 12 listings). 13 sales closed between November 2, 2025 and November 2, 2026, from $1.9M to $20M, a median $3,093/SF, after a median 51 days on the market. In the 12 months before that, 11 sales closed at a median $2,807/SF, so the median rose 10%. Across 119 recorded sales since 2019, the best year by median price per square foot was 2023, at $3,347 over 7 sales. That 12-month median ranks 3rd of the 83 South Beach buildings with at least three sales in the same window. Two-bedrooms made up 10 of the 24 sales in the last 24 months, at a median $5,375,000.
Five units were offered for rent at $10,900 to $38,000 a month. 20 leases were signed over the same 12 months, at a median $19,250 a month (range $9,500 to $35,000).
County records show 38% of residences as owner-occupied.
Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records and my condo archive. Blanks mean the record doesn't state it; nothing here is estimated.
The record
- Address
- 100 S Pointe Dr, Miami Beach 33139
- Neighborhood
- South Beach
- Developer
- Continuum Company
- Architect
- Fullerton Diaz Architects
- Front desk / mgmt
- (305) 938-4240
- Year built
- 2002
- Floors
- 42
- Residences (county-verified)
- 294
- Owner-occupied
- 38% of residences
- Avg. unit size
- 2,215 sq ft
- Total living area
- 651,067 sq ft
- County condo folios
- 294
- Waterfront
- Yes / Ocean
- Recorded MLS listings
- 368
- Recorded as
- Continuum on South Beach
The numbers at Continuum South Beach South Tower.
Every sale and lease the MLS has recorded at this address, sales first.
Median $/SF by year closed
Every recorded sale at this address, 2019 to 2026. Count in the tooltip.
Year by year, every recorded closing
| Year | Sales | Median $/SF | Leases | Median rent |
|---|---|---|---|---|
| 2026 (to date) | 11 | $3,071 | 17 | $19,500/mo |
| 2025 | 12 | $3,345 | 26 | $21,000/mo |
| 2024 | 15 | $3,010 | 30 | $23,500/mo |
| 2023 | 7 | $3,347 | 35 | $22,000/mo |
| 2022 | 14 | $2,751 | 31 | $19,000/mo |
| 2021 | 45 | $1,956 | 30 | $16,500/mo |
| 2020 | 11 | $1,497 | 35 | $12,500/mo |
| 2019 | 4 | $2,089 | 9 | $13,000/mo |
Closed $/SF by unit size
Median $/SF of the sales in the 12 months to Nov 2, 2026, with the count beside each bar.
Medians need three or more sales. How these numbers are made
Own here? See how the building moved since you bought.
Median closed $/SF in 2019: $2,089 (4 sales). In the last 12 months: $3,093 (13 sales). Change: +48%.
This is the building's movement, not your unit's value. Floor, view, line and condition move a unit's price more than the building does. Only years with three or more recorded sales are listed.
Get your unit's value →Show all closings 119 sales · 213 leases on record since 2019
Closed sales Nov 2, 2024 to Nov 2, 2026 · 24
| Unit | BD | BA | SF | Asked | Closed | $/SF | Close date | DOM |
|---|---|---|---|---|---|---|---|---|
| 3906 | 2 | 2.5 | 2,048 | $7,995,000 | $7,300,000 | $3,564 | Sep 8, 2026 | 22 |
| 1906/07 | 5 | 4 | 4,378 | $22,000,000 | $18,367,500 | $4,195 | Aug 21, 2026 | 93 |
| 3002 | 2 | 2.5 | 1,791 | $4,750,000 | $4,460,000 | $2,490 | Jun 9, 2026 | 10 |
| 2604 | 3 | 3.5 | 2,985 | $12,500,000 | $11,150,000 | $3,735 | Jun 5, 2026 | 13 |
| CABANA 14 | 1 | 1 | 400 | $1,950,000 | $1,910,000 | $4,775 | May 7, 2026 | 13 |
| 2506 | 1 | 2.5 | 1,870 | $5,350,000 | $5,000,000 | $2,674 | Apr 27, 2026 | 181 |
| 903 | 1 | 1.5 | 1,365 | $3,650,000 | $3,650,000 | $2,674 | Apr 20, 2026 | 320 |
| 3402 | 2 | 2.5 | 1,791 | $5,970,000 | $5,500,000 | $3,071 | Mar 26, 2026 | 502 |
| 3803 | 4 | 3 | 5,049 | $24,250,000 | $19,900,000 | $3,941 | Feb 4, 2026 | 120 |
| 909 | 2 | 2.5 | 1,595 | $4,900,000 | $4,450,000 | $2,790 | Jan 29, 2026 | 51 |
| TH-13 | 3 | 3.5 | 2,202 | $4,900,000 | $3,746,000 | $1,701 | Jan 22, 2026 | 41 |
| 3601 | 2 | 2.5 | 1,940 | $6,350,000 | $6,000,000 | $3,093 | Dec 22, 2025 | 336 |
| 2608/2609 | 4 | 5.5 | 3,717 | $19,390,000 | $18,800,000 | $5,058 | Nov 25, 2025 | 21 |
| 3605 | 2 | 2.5 | 1,793 | $7,200,000 | $6,700,000 | $3,737 | Oct 21, 2025 | 16 |
| 3003 | 3 | 4 | 3,335 | $15,900,000 | $14,765,000 | $4,427 | Aug 5, 2025 | 54 |
| 1803 | 1 | 2 | 1,365 | $3,750,000 | $3,275,000 | $2,399 | Jul 24, 2025 | 69 |
| 907 | 2 | 2.5 | 1,870 | $5,200,000 | $4,800,000 | $2,567 | Jun 6, 2025 | 190 |
| 1603 | 1 | 1.5 | 1,365 | $3,800,000 | $3,300,000 | $2,418 | May 29, 2025 | 0 |
| 2107 | 2 | 2.5 | 1,870 | $6,150,000 | $5,250,000 | $2,807 | May 27, 2025 | 94 |
| 2504 / 2503 | 5 | 6 | 4,776 | $19,250,000 | $17,185,000 | $3,598 | May 19, 2025 | 93 |
| 1602 | 1 | 1.5 | 1,201 | $3,795,000 | $3,260,902 | $2,715 | May 15, 2025 | 36 |
| CABANA 12 | 1 | 1 | 400 | $2,500,000 | $2,400,000 | $6,000 | Mar 3, 2025 | 81 |
| 1409 | 2 | 2.5 | 1,595 | $6,250,000 | $7,700,000 | $4,828 | Jan 22, 2025 | 98 |
| 1507 | 2 | 2.5 | 1,870 | $5,670,000 | $5,000,000 | $2,674 | Nov 5, 2024 | 306 |
Leases signed Nov 2, 2025 to Nov 2, 2026 · 20
| Unit | BD | BA | SF | Asked/mo | Leased/mo | $/SF/mo | Lease date | DOM |
|---|---|---|---|---|---|---|---|---|
| 1810 | 3 | 3 | 2,122 | $25,500/mo | $25,500/mo | $12.02 | Oct 27, 2026 | 67 |
| 3702 | 2 | 2.5 | 1,791 | $17,000/mo | $17,000/mo | $9.49 | Oct 14, 2026 | 131 |
| 1507 | 2 | 2.5 | 1,870 | $25,000/mo | $25,000/mo | $13.37 | Oct 1, 2026 | 106 |
| 1802 | 1 | 1.5 | 1,201 | $19,000/mo | $17,000/mo | $14.15 | Oct 1, 2026 | 6 |
| 2409 | 3 | 3 | 2,122 | $35,000/mo | $30,000/mo | $14.14 | Sep 15, 2026 | 10 |
| 1608 | 2 | 2.5 | 1,757 | $19,000/mo | $17,000/mo | $9.68 | Sep 1, 2026 | 61 |
| 3207 | 4 | 4.5 | 2,954 | $35,000/mo | $35,000/mo | $11.85 | Sep 1, 2026 | 8 |
| 801 | 2 | 2.5 | 1,591 | $11,900/mo | $11,000/mo | $6.91 | Sep 1, 2026 | 113 |
| 3701 | 2 | 2.5 | 1,940 | $24,000/mo | $24,000/mo | $12.37 | Aug 1, 2026 | 43 |
| 702 | 1 | 1.5 | 1,201 | $11,000/mo | $9,500/mo | $7.91 | Jul 13, 2026 | 86 |
| 1701 | 2 | 2.5 | 1,591 | $19,500/mo | $14,500/mo | $9.11 | Jun 22, 2026 | 51 |
| 2101 | 2 | 2.5 | 1,591 | $21,000/mo | $16,000/mo | $10.06 | Jun 15, 2026 | 86 |
| 3403 | 3 | 2.5 | 3,335 | $28,000/mo | $25,000/mo | $7.50 | Apr 16, 2026 | 71 |
| 3905 | 2 | 2.5 | 1,793 | $20,000/mo | $19,000/mo | $10.60 | Apr 1, 2026 | 5 |
| 1504 | 2 | 2.5 | 2,292 | $25,000/mo | $23,000/mo | $10.03 | Apr 1, 2026 | 40 |
The 15 most recent of 20.
Data: Miami Assoc. of REALTORS® MLS via Bridge IDX, as of Nov 2, 2026. Listings matched to this building's recorded addresses; pending includes under-contract. Closed listings shown as records only, no photos. Blanks mean the record doesn't state it. How these numbers are made
The file on Continuum South Beach South Tower.
The rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.
FEMA flood zone
AE
Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.
What the zone means
- The 1% annual chance ("100-year") flood area, with a base flood elevation set.
- Base flood elevation 8 ft (NGVD29).
- The zone is a map line, not a premium. Ask the association for its master flood policy, and get a flood quote for the specific unit before you commit.
FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗
Milestone structural inspection
Due 2032
Due by statute by December 31, 2032, 30 years after 2002, then every 10 years.
What the deadline means
- Miami-Dade sets 25 years for condo buildings within three miles of the coastline, which would be December 31, 2027.
- Based on year built 2002 (county record). The statute counts from the certificate of occupancy date, which can differ.
- The association must give every owner the inspector's summary. Ask for it, and for the structural integrity reserve study, before you commit.
Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers
Nearby
Around Continuum South Beach South Tower
5 more nearby
The 61 Collins340 m away · Built 1970 · 5 floorsNothing listed now- Hilton Bentley Miami/South Beach West340 m away · Built 2003 · 10 floors0 for sale · 1 for lease
One Ocean380 m away · Built 2016 · 7 floors2 for sale · 1 for lease
Ocean House380 m away · Built 2009 · 7 floors0 for sale · 1 for lease
Glass Miami Beach390 m away · Built 2015 · 18 floors0 for sale · 1 for lease
Smaller buildings close by: All Corners (610 m) · El Cyclon (670 m) · 326 Ocean Drive (670 m) · Claris (690 m) · Washington Pointe (730 m) · 300 Meridian Place (750 m)
Compare with the two nearest →Every South Beach building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.
Own here, or looking here
Your next move at Continuum South Beach South Tower starts here.
Owners: tell me your unit and I'll prepare its value myself. Buyers and renters: I'll tell you when a unit here lists or sells. Either way it starts a conversation with me, not a mailing list.
I read the building before you buy or sell a unit in it.Closed history, the association's rules, what is really for sale and what it should trade at. Then we talk.
Licensed Florida Real Estate Agent · Carmona Realty Group