400 S Pointe Dr · Miami Beach, FL 33139 · South Beach

South Pointe Towers

25-story tower, completed 1987, 232 residences in South Beach. 6 for sale and 1 for rent on Nov 2, 2026.

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At a glance South Pointe Towers (400 S Pointe Dr, South Beach) is a 25-story, 232-unit building completed in 1987. As of Nov 2, 2026, 6 units are for sale and 1 is for rent; the median closed price was $1,268 per square foot over 14 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
6
For rent
1
Median $/SF
$1,26814 sales · 12 mo
Sold
14last 12 months
Built
1987
Floors
25
Residences
232county
Flood zone
AEFEMA
Owner-occupied
29%
Avg. unit
1,158sq ft

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

On the market at South Pointe Towers.

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 33139

South Pointe Towers, 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.

93 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 6
  • Sold or leased, last 12 months 25
  • Seen in the MLS before that 62
  • No MLS record seen 129
010203040506070809102532015105010203040506070809102532015105Floors 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 seen93of 232 residences on record
Floors with units22floors 3 to 25
Lines10stacks of units, by number

Closed $/SF by height sales in the 24 months to Nov 2, 2026

Upper floorsfloors 20 to 25$1,375/SF · 6 sales
Middle floorsfloors 11 to 19$1,272/SF · 9 sales
Lower floorsfloors 3 to 10$1,214/SF · 6 sales

Closed $/SF figures use the 21 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 01 closed highest per square foot: a median $1,502/SF over 5 sales in 24 months. The largest typical unit is line 04, a median 1,802 sf over 11 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 01101,165 sf2–$1,502 5 sales
Line 0271,169 sf211 sale, too few
Line 0331,271 sf2–1 sale, too few
Line 04111,802 sf3–$1,271 4 sales
Line 05111,042 sf221 sale, too few
Line 06141,042 sf21$1,279 4 sales
Line 0710858 sf111 sale, too few
Line 0812858 sf1–2 sales, too few
Line 0951,279 sf2––
Line 10101,559 sf212 sales, too few

3 units in the record sit outside this grid (1503/04, A006, A007): 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 South Pointe Towers.

Activity as of Nov 2, 2026
  • Resale +27%. The median closed price moved from $996/SF in 2020 (6 sales) to $1,266/SF in 2026 (13 sales), the first and last years with three or more recorded sales.
  • Gross rental yield 6.7%. A year of rent at the median $7.09/SF/mo (16 leases) against the median $1,268/SF sale (14 sales), both over 12 months, before HOA, taxes and vacancy.
  • Asks run +14% against closings. Sellers ask a median $1,445/SF (6 listings) against $1,268/SF closed (14 sales, 12 months). That gap is negotiation room. Bring the comps.
  • Sells in a median 32 days. Days on market across the 14 sales closed in the last 12 months.

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #23 of 360 · fastest median days on market44 days median on market · n 22 · Oct 2024 to Sep 2026
  • #95 of 360 · closest to asking price95.6% of asking, median · n 22 · Oct 2024 to Sep 2026

See the full rankings · How rankings are made

Read the full record 4 paragraphs and 12 facts, every figure from the MLS and county record

South Pointe Towers is a 25-story tower at 400 S Pointe Dr in South Beach, completed in 1987. The Miami-Dade Property Appraiser lists 232 residential units, averaging 1,158 SF of living area. The condo archive records it as waterfront (no / across water).

On November 2, 2026, six units were listed for sale, asking $1.1M to $2.8M (median ask $1,445/SF across 6 listings). 14 sales closed between November 2, 2025 and November 2, 2026, from $875K to $3.9M, a median $1,268/SF, after a median 32 days on the market. In the 12 months before that, eight sales closed at a median $1,289/SF, so the median fell 2%. The MLS holds 85 closed sales here going back to 2019; among years with three or more sales, 2025 set the high at a median $1,306/SF. That 12-month median ranks 19th of the 83 South Beach buildings with at least three sales in the same window. Two-bedrooms made up 13 of the 22 sales in the last 24 months, at a median $1,475,000.

One unit was offered for rent at $7,999 a month. 16 leases were signed over the same 12 months, at a median $7,125 a month (range $4,400 to $15,000).

About 29% of the residences are owner-occupied according to county records, which points to an investor-heavy ownership base.

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
400 S Pointe Dr, Miami Beach 33139
Neighborhood
South Beach
Front desk / mgmt
(305) 538-7521
Year built
1987
Floors
25
Residences (county-verified)
232
Owner-occupied
29% of residences
Avg. unit size
1,158 sq ft
Total living area
268,692 sq ft
County condo folios
232
Waterfront
No / Across Water
Recorded MLS listings
193

The numbers at South Pointe Towers.

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, 2019 to 2026. Count in the tooltip.

$653$1,306$8982019$9962020$1,0602021$1,1642022$1,2472023$1,1732024$1,3062025$1,2662026$653$1,306$898'19'20$1,060'21'22$1,247'23'24$1,306'25'26

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)13$1,26613$7,000/mo
20259$1,30610$7,175/mo
20248$1,17312$7,000/mo
20239$1,24714$6,700/mo
202214$1,16415$6,500/mo
202125$1,06017$6,000/mo
20206$99614$4,075/mo
20191$898*5$3,900/mo

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

Closed $/SF by unit size

Median $/SF of the sales in the 12 months to Nov 2, 2026, with the count beside each bar.

1 bedroom$1,166/SF · 3 sales
2 bedrooms$1,349/SF · 8 sales
3+ bedrooms$1,269/SF · 3 sales

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 2020: $996 (6 sales). In the last 12 months: $1,268 (14 sales). Change: +27%.

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 85 sales · 100 leases on record since 2019

Closed sales Nov 2, 2024 to Nov 2, 2026 · 22

UnitBDBASFAskedClosed$/SFClose dateDOM
1905221,042$1,250,000$1,135,000$1,089Sep 30, 20262
1503/04323,073$4,000,000$3,900,000$1,269Sep 8, 20268
1910221,559$2,350,000$2,200,000$1,411Jul 1, 2026107
161032.51,559$2,450,000$2,405,000$1,543Jun 24, 2026152
1801221,165$1,375,000$1,475,000$1,266Jun 17, 20265
2003221,271$2,350,000$1,835,000$1,444May 20, 2026178
1501221,165$2,250,000$2,250,000$1,931May 6, 2026106
2006221,042$1,425,000$1,340,000$1,286Apr 14, 202637
160811.5858$1,050,000$1,000,000$1,166Apr 7, 202614
80711.5858$900,000$875,000$1,020Mar 30, 202626
401221,165$1,450,000$1,390,000$1,193Feb 25, 202654
1104331,802$2,595,000$2,200,000$1,221Feb 5, 202691
220811.5858$1,049,000$1,010,000$1,177Feb 3, 20269
2106221,042$1,575,000$1,550,000$1,488Dec 19, 202527
702221,169$1,299,000$1,195,000$1,022Oct 31, 202584
604331,802$2,395,000$2,225,000$1,235Jun 12, 2025143
1006221,042$1,425,000$1,300,000$1,248May 27, 202550
240443.53,215$4,600,000$4,200,000$1,306Apr 28, 2025132
1501221,165$1,850,000$1,800,000$1,545Apr 1, 202511
1001221,165$1,795,000$1,750,000$1,502Feb 27, 202511
1706221,042$1,450,000$1,325,000$1,272Feb 10, 202571
2304331,802$2,850,000$2,800,000$1,554Jan 22, 20250

Leases signed Nov 2, 2025 to Nov 2, 2026 · 16

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
30722.51,120$12,000/mo$12,000/mo$10.71Oct 23, 2026128
1906221,042$8,900/mo$8,900/mo$8.54Oct 15, 202622
409221,279$8,000/mo$7,500/mo$5.86Oct 1, 2026119
70711.5858$7,000/mo$6,500/mo$7.58Aug 1, 202620
1501221,165$9,500/mo$8,500/mo$7.30Jul 3, 202649
40811.5858$4,500/mo$4,400/mo$5.13Jun 17, 202678
906221,042$7,250/mo$7,000/mo$6.72Jun 15, 2026131
30722.51,120$7,800/mo$7,800/mo$6.96Jun 14, 20260
2105221,042$7,700/mo$7,000/mo$6.72Jun 11, 2026181
230811.5858$5,950/mo$5,950/mo$6.93May 16, 202648
1006221,042$6,950/mo$6,500/mo$6.24Mar 27, 202619
1104331,802$15,000/mo$13,000/mo$7.21Mar 1, 202612
230722858$7,000/mo$7,000/mo$8.16Jan 7, 20268
901221,196$7,250/mo$7,250/mo$6.06Dec 1, 202577
170811.5858$6,500/mo$6,500/mo$7.58Nov 17, 202521

The 15 most recent of 16.

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 South Pointe Towers.

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

Turned 30 in 2017

The statute's first deadline for a building this age was December 31, 2024, then every 10 years.

What the deadline means
  • Based on year built 1987 (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 South Pointe Towers

5 more nearby

Smaller buildings close by: All Corners (470 m) · Claris (550 m) · El Cyclon (550 m) · 326 Ocean Drive (610 m) · 300 Meridian Place (620 m) · Washington Pointe (630 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

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 South Pointe Towers's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

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Looking here?

Get alerts when a unit lists or sells

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

Phone or email. One is enough.

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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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