1133 102nd St · Bay Harbor Islands, FL 33154

The Palms

8-story mid-rise, completed 2018, 42 residences in Bay Harbor Islands. 3 for sale and 1 for rent on Nov 2, 2026.

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At a glance The Palms (1133 102nd St, Bay Harbor Islands) is an 8-story, 42-unit building completed in 2018. As of Nov 2, 2026, 3 units are for sale and 1 is for rent; the median closed price was $599 per square foot over 3 sales in the last 24 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
3
For rent
1
Median $/SF
$5993 sales · 24 mo
Sold
1last 12 months
Built
2018
Floors
8
Residences
42county
Flood zone
AEFEMA
Owner-occupied
38%
Avg. unit
1,230sq ft

MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made

On the market at The Palms.

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.

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 33154

The Palms, 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.

38 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 3
  • Sold or leased, last 12 months 8
  • Seen in the MLS before that 27
  • No MLS record seen 4
0102030405060783501020304050607835Floors 1 to 2: no unit seen in the MLSFloors 1 to 2: no unit seen in the MLS

Tap a unit to read its record here. Amber and white units open their listing page.

Units seen38of 42 residences on record
Floors with units6floors 3 to 8
Lines7stacks of units, by number

Closed $/SF figures use the 3 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.

The largest typical unit is line 07, a median 1,503 sf over 6 units seen, recorded with 3 bedrooms.

The lines what the MLS record holds for each stack of units
LineUnits seenTypical sizeBedsOn the marketClosed $/SF · 24 mo
Line 0161,368 sf2––
Line 0261,224 sf21–
Line 0351,260 sf212 sales, too few
Line 0461,075 sf11–
Line 0551,222 sf2––
Line 064959 sf1––
Line 0761,503 sf3–1 sale, too few

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 The Palms.

Activity as of Nov 2, 2026
  • Resale +60%. The median closed price moved from $343/SF in 2020 (4 sales) to $549/SF in 2023 (4 sales), the first and last years with three or more recorded sales.
  • A renters' building. Leases outnumbered sales 8 to 1 over the last 12 months (8 leases, 1 sale), at a median $4,700 a month.
Read the full record 4 paragraphs and 12 facts, every figure from the MLS and county record

Built in 2018, The Palms is a 8-story mid-rise at 1133 102nd St in Bay Harbor Islands. The Miami-Dade Property Appraiser lists 42 residential units, averaging 1,230 SF of living area. Blue Road developed it; the architect is Frankel Benayoun Architects.

On November 2, 2026, three units were listed for sale, asking $739K to $750K (median ask $604/SF across 3 listings). One sale closed between November 2, 2025 and November 2, 2026 at $690K, $548/SF. The year before saw two closed sales. The MLS holds 33 closed sales here going back to 2020; among years with three or more sales, 2022 set the high at a median $562/SF.

One unit was offered for rent at $6,900 a month. Eight leases were signed over the same 12 months, at a median $4,700 a month (range $3,800 to $5,300). Leases outnumbered sales 8 to 1 over that year, so renters are a large share of who lives here.

About 38% of the residences are owner-occupied according to county records.

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
1133 102nd St, Bay Harbor Islands 33154
Neighborhood
Bay Harbor Islands
Developer
Blue Road
Architect
Frankel Benayoun Architects
Year built
2018
Floors
8
Residences (county-verified)
42
Owner-occupied
38% of residences
Avg. unit size
1,230 sq ft
Total living area
51,666 sq ft
County condo folios
42
Recorded MLS listings
84

The numbers at The Palms.

Every sale and lease the MLS has recorded at this address, sales first.

MLS via Bridge IDX · as of Nov 2, 2026

Median $/SF by year closed

Every recorded sale at this address, 2020 to 2026. Count in the tooltip.

$331$662$3432020$3562021$5622022$5492023$6622025$5482026$331$662$3432020$3562021$5622022$5492023$6622025$5482026

Pale bars: fewer than three sales that year, so the bar is the sale itself or the average of two, too few for a median.

Year by year, every recorded closing
YearSalesMedian $/SFLeasesMedian rent
2026 (to date)1$548*7$4,700/mo
20252$662*5$4,700/mo
2024––4$4,250/mo
20234$5496$4,800/mo
20224$5628$4,625/mo
202118$3567$2,900/mo
20204$3437$2,600/mo
2019––3$2,400/mo

* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.

Own here? See how the building moved since you bought.

Median closed $/SF in 2020: $343 (4 sales). In the last 24 months: $599 (3 sales). Change: +75%.

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 33 sales · 47 leases on record since 2020

Closed sales Nov 2, 2024 to Nov 2, 2026 · 3

UnitBDBASFAskedClosed$/SFClose dateDOM
503221,260$745,000$690,000$548Jul 28, 2026164
80733.51,503$1,150,000$900,000$599Jul 31, 202578
703221,260$950,000$915,000$726Mar 12, 202549

Leases signed Nov 2, 2025 to Nov 2, 2026 · 8

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
702221,224$4,500/mo$4,300/mo$3.51Sep 15, 202676
303221,260$4,200/mo$3,800/mo$3.02Sep 1, 202634
601221,368$4,975/mo$4,500/mo$3.29Aug 14, 2026118
507331,503$5,700/mo$5,300/mo$3.53Aug 7, 202654
30612959$5,000/mo$4,700/mo$4.90Jul 1, 202630
407331,503$5,500/mo$5,300/mo$3.53Jun 1, 202614
801221,368$4,900/mo$4,900/mo$3.58Mar 15, 20266
30612959$5,000/mo$4,700/mo$4.90Nov 6, 202512

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 The Palms.

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 9 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 2048

Due by statute by December 31, 2048, 30 years after 2018, 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, 2043.
  • Based on year built 2018 (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 The Palms

5 more nearby

Smaller buildings close by: Island House North (60 m) · Island House South (110 m) · Anthony Gardens (180 m) · Four Friends (190 m) · Covenant Manor (210 m) · Knollwood (220 m)

Compare with the two nearest →Every Bay Harbor Islands building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.

Own here, or looking 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.

Own here?

Get your unit's value

Tell me your unit and I'll prepare its value myself, from The Palms's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

Looking here?

Get alerts when a unit lists or sells

When a unit at The Palms lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

Enrique Ponte Ojeda on a balcony overlooking the water in Miami
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.
Enrique Ponte Ojeda
Licensed Florida Real Estate Agent · Carmona Realty Group

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