480 NE 31st St · Miami, FL 33137 · Edgewater
54-story tower, completed 2019, 312 residences in Edgewater. 23 for sale and 4 for rent on Nov 2, 2026.
At a glance Gran Paraiso (480 NE 31st St, Edgewater) is a 54-story, 312-unit building completed in 2019. As of Nov 2, 2026, 23 units are for sale and 4 are for rent; the median closed price was $771 per square foot over 20 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
MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made
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.
Unit PH5101$3,475,000$1,305/SF4 bd · 4.5 ba · 2,663 sf258 days listed · $3,525/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit Ph5104$3,245,000$1,162/SF4 bd · 4.5 ba · 2,792 sf178 days listed · $3,562/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit PH5303$2,999,990$1,241/SF4 bd · 4.5 ba · 2,418 sf74 days listed · $3,596/mo HOA · listed by Related General Realty, LLC.Full listing →
Unit PH5002$2,500,000$1,386/SF3 bd · 3.5 ba · 1,804 sflisted today · $2,330/mo HOA · listed by Compass Florida, LLCFull listing →
Unit 4601$2,399,000$1,282/SF4 bd · 4.5 ba · 1,871 sf2 days listed · $2,836/mo HOA · listed by BRG International , LLCFull listing →
Unit 3501$2,300,000$1,229/SF4 bd · 4.5 ba · 1,871 sflisted today · $2,000/mo HOA · listed by Cervera Real Estate Inc.Full listing →
Unit 3401$2,190,000$1,170/SF4 bd · 4.5 ba · 1,871 sf253 days listed · $2,772/mo HOA · listed by Coldwell Banker RealtyFull listing →
Unit 3301$1,990,000$1,064/SF4 bd · 4.5 ba · 1,871 sf1 day listed · $2,836/mo HOA · listed by Florida.Doc IncFull listing →
Unit 3101$1,920,000$1,026/SF4 bd · 4.5 ba · 1,871 sf1 day listed · $2,772/mo HOA · listed by PMG Residential LLCFull listing →
Unit 3201$1,895,000$1,013/SF4 bd · 4.5 ba · 1,871 sf2 days listed · $2,902/mo HOA · listed by Miami Beach Real Estate GroupFull listing →
Unit 3507$1,550,000$940/SF3 bd · 3 ba · 1,649 sf3 days listed · $2,460/mo HOA · listed by Celis Realty GroupFull listing →
Unit 1404$1,199,999$1,012/SF2 bd · 3 ba · 1,186 sf2 days listed · $1,805/mo HOA · listed by One And Only Realty Miami LPFull listing →
Unit 4705$1,150,000$1,006/SF2 bd · 3 ba · 1,143 sf24 days listed · $1,692/mo HOA · listed by The Corcoran GroupFull listing →
Unit 1705$1,100,000$962/SF2 bd · 3 ba · 1,143 sf154 days listed · $1,732/mo HOA · listed by Related General Realty, LLC.Full listing →
Unit 3705$1,075,000$941/SF2 bd · 3 ba · 1,143 sf134 days listed · $1,732/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit 3405$1,070,000$936/SF2 bd · 3 ba · 1,143 sf209 days listed · $1,732/mo HOA · listed by Intercapital Realty, Inc.Full listing →
Unit 2904$1,065,000$898/SF2 bd · 3 ba · 1,186 sf28 days listed · $1,036/mo HOA · listed by Barnes International Realty, LLCFull listing →
Unit 1504$1,060,000$894/SF2 bd · 3 ba · 1,186 sf233 days listed · $1,756/mo HOA · listed by Douglas EllimanFull listing →
Unit 1603$999,000$842/SF2 bd · 3 ba · 1,187 sf139 days listed · $1,798/mo HOA · listed by Barnes International Realty, LLCFull listing →
Unit 2405$993,900$870/SF2 bd · 3 ba · 1,143 sf179 days listed · $1,693/mo HOA · listed by Soulhaus Living, Inc.Full listing →
Unit 4206$960,000$908/SF2 bd · 2 ba · 1,057 sf25 days listed · $1,602/mo HOA · listed by Florida.Doc IncFull listing →
Unit 906$899,000$851/SF2 bd · 2 ba · 1,057 sf89 days listed · $1,366/mo HOA · listed by Signature International Real EFull listing →
Unit 2202$799,000$850/SF1 bd · 2 ba · 940 sf943 days listed · $1,376/mo HOA · listed by Compass Florida, LLCFull listing →
Unit 5104A$21,900/mo$7.84/SF4 bd · 4.5 ba · 2,792 sf38 days listed · listed by One Sotheby's International RealtyFull listing →
Unit 907$11,000/mo$6.67/SF3 bd · 3 ba · 1,649 sflisted today · listed by The Agency Florida LLCFull listing →
Unit 905$8,995/mo$7.87/SF2 bd · 3 ba · 1,143 sf7 days listed · listed by NB Elite RealtyFull listing →
Unit 3205$8,000/mo$7.00/SF2 bd · 3 ba · 1,143 sf66 days listed · listed by NB Elite RealtyFull listing →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 33137
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.
Tap a unit to read its record here. Amber and white units open their listing page.
Closed $/SF figures use the 30 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 05 closed highest per square foot: a median $820/SF over 5 sales in 24 months. The largest typical unit is line 01, a median 1,871 sf over 26 units seen, recorded with 4 bedrooms.
| Line | Units seen | Typical size | Beds | On the market | Closed $/SF · 24 mo |
|---|---|---|---|---|---|
| Line 01 | 26 | 1,871 sf | 4 | 7 | 1 sale, too few |
| Line 02 | 35 | 940 sf | 1 | 3 | $751 8 sales |
| Line 03 | 29 | 1,187 sf | 2 | 2 | $796 4 sales |
| Line 04 | 39 | 1,186 sf | 2 | 5 | $801 5 sales |
| Line 05 | 33 | 1,143 sf | 2 | 8 | $820 5 sales |
| Line 06 | 33 | 1,057 sf | 2 | 4 | 2 sales, too few |
| Line 07 | 32 | 1,649 sf | 3 | 3 | $770 5 sales |
8 units in the record sit outside this grid (3602-03, 3602/03, 3802-3803, 4202/03, 4802-4803, 5104A, PH-04, UPH3): 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
Completed in 2019, Gran Paraiso stands 54 stories at 480 NE 31st St in Edgewater. County folio records count 312 residences, averaging 1,398 SF of living area. Arquitectonica designed it for Related Group. Interiors are by Lissoni Associati. The condo archive records it as waterfront (no / across water).
23 units were for sale on November 2, 2026, asking $799K to $3.5M (median ask $1,006/SF across 23 listings). One more was under contract. 20 sales closed between November 2, 2025 and November 2, 2026, from $655K to $1.7M, a median $771/SF, after a median 174 days on the market. In the 12 months before that, 10 sales closed at a median $825/SF, so the median fell 7%. Across 111 recorded sales since 2019, the best year by median price per square foot was 2022, at $868 over 25 sales. That 12-month median ranks 7th of the 32 Edgewater buildings with at least three sales in the same window. Two-bedrooms made up 16 of the 30 sales in the last 24 months, at a median $943,750.
Four units were offered for rent at $8,000 to $21,900 a month. 52 leases were signed over the same 12 months, at a median $6,400 a month (range $4,300 to $18,000). Leases outnumbered sales 3 to 1 over that year, so renters are a large share of who lives here.
County records show 52% of residences as owner-occupied. Association rules on file: pets yes (owners & tenants); no short-term rentals; minimum lease 31 days; up to three leases a year. The association is managed by First Service Residential. I have four of its association documents on file, including the Declaration of Condominium and the Amendments to the Declaration.
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.
Every sale and lease the MLS has recorded at this address, sales first.
Every recorded sale at this address, 2019 to 2026. Count in the tooltip.
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 | Sales | Median $/SF | Leases | Median rent |
|---|---|---|---|---|
| 2026 (to date) | 16 | $778 | 42 | $6,400/mo |
| 2025 | 13 | $801 | 61 | $6,100/mo |
| 2024 | 12 | $868 | 78 | $5,838/mo |
| 2023 | 24 | $843 | 75 | $5,700/mo |
| 2022 | 25 | $868 | 62 | $6,000/mo |
| 2021 | 14 | $674 | 78 | $5,500/mo |
| 2020 | 5 | $637 | 66 | $3,940/mo |
| 2019 | 2 | $623* | 6 | $3,800/mo |
* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.
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
Median closed $/SF in 2020: $637 (5 sales). In the last 12 months: $771 (20 sales). Change: +21%.
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 →| Unit | BD | BA | SF | Asked | Closed | $/SF | Close date | DOM |
|---|---|---|---|---|---|---|---|---|
| 1602 | 1 | 2.5 | 940 | $729,000 | $695,000 | $739 | Oct 21, 2026 | 125 |
| 4106 | 2 | 2 | 1,057 | $919,900 | $865,000 | $818 | Sep 24, 2026 | 317 |
| 3205 | 2 | 3 | 1,143 | $975,000 | $912,000 | $798 | Jul 27, 2026 | 321 |
| 3404 | 2 | 3 | 1,186 | $1,050,000 | $930,000 | $784 | Jul 13, 2026 | 174 |
| 3007 | 3 | 3 | 1,649 | $1,395,000 | $1,325,000 | $804 | Jul 10, 2026 | 46 |
| 1801 | 4 | 4.5 | 2,232 | $1,795,000 | $1,675,000 | $750 | Jul 7, 2026 | 22 |
| 4906 | 2 | 2 | 1,057 | $979,000 | $955,000 | $904 | Jun 9, 2026 | 434 |
| 702 | 1 | 2 | 940 | $674,000 | $655,000 | $697 | Jun 2, 2026 | 226 |
| 2407 | 3 | 3 | 1,649 | $1,250,000 | $1,250,000 | $758 | Jun 1, 2026 | 0 |
| 3104 | 2 | 3 | 1,186 | $1,050,000 | $1,000,000 | $843 | May 11, 2026 | 343 |
| 2102 | 1 | 2 | 940 | $750,000 | $712,000 | $757 | May 8, 2026 | 31 |
| 2007 | 3 | 3 | 1,649 | $1,290,000 | $1,200,000 | $728 | May 7, 2026 | 24 |
| 4002 | 1 | 2 | 940 | $700,000 | $700,000 | $745 | Apr 10, 2026 | 29 |
| 1002 | 1 | 2 | 940 | $737,500 | $725,000 | $771 | Mar 23, 2026 | 240 |
| 4805 | 2 | 3 | 1,143 | $975,000 | $937,500 | $820 | Mar 13, 2026 | 335 |
| 4503 | 2 | 3 | 1,187 | $1,195,000 | $1,100,000 | $927 | Feb 25, 2026 | 169 |
| 705 | 2 | 3 | 1,143 | $900,000 | $850,000 | $744 | Dec 22, 2025 | 161 |
| 4207 | 3 | 3 | 1,649 | $1,300,000 | $1,270,000 | $770 | Dec 19, 2025 | 202 |
| 4307 | 3 | 3 | 1,649 | $1,349,500 | $1,325,000 | $804 | Dec 8, 2025 | 186 |
| 1502 | 1 | 2 | 1,075 | $698,000 | $675,000 | $628 | Nov 14, 2025 | 155 |
| 3802 | 3 | 3.5 | 2,147 | $2,199,000 | $2,100,000 | $978 | Oct 14, 2025 | 1 |
| 903 | 2 | 3 | 1,187 | $920,000 | $867,000 | $730 | Sep 22, 2025 | 28 |
| 1904 | 2 | 3 | 1,186 | $950,000 | $920,000 | $776 | Aug 13, 2025 | 1,191 |
| 2203 | 2 | 3 | 1,187 | $930,000 | $880,000 | $741 | Jun 30, 2025 | 325 |
| 2304 | 2 | 3 | 1,186 | $1,090,000 | $950,000 | $801 | Jun 27, 2025 | 18 |
| 2204 | 2 | 3 | 1,186 | $1,050,000 | $970,000 | $818 | May 29, 2025 | 166 |
| 2305 | 2 | 3 | 1,143 | $990,000 | $950,000 | $831 | May 12, 2025 | 164 |
| PH5002 | 3 | 3.5 | 1,804 | $2,250,000 | $2,150,000 | $1,192 | Apr 8, 2025 | 143 |
| 3005 | 2 | 3 | 1,143 | $1,100,000 | $1,075,000 | $941 | Mar 6, 2025 | 147 |
| 4403 | 2 | 3 | 1,187 | $1,085,000 | $1,010,000 | $851 | Dec 17, 2024 | 63 |
| Unit | BD | BA | SF | Asked/mo | Leased/mo | $/SF/mo | Lease date | DOM |
|---|---|---|---|---|---|---|---|---|
| 2003 | 2 | 3 | 1,187 | $6,100/mo | $6,300/mo | $5.31 | Oct 19, 2026 | 80 |
| 2101 | 4 | 4.5 | 1,871 | $11,000/mo | $11,000/mo | $5.88 | Oct 16, 2026 | 52 |
| 1801 | 4 | 4.5 | 1,871 | $12,000/mo | $11,000/mo | $5.88 | Oct 14, 2026 | 90 |
| 605 | 2 | 3 | 1,143 | $6,800/mo | $6,600/mo | $5.77 | Oct 2, 2026 | 59 |
| 1603 | 2 | 2.5 | 1,187 | $6,800/mo | $6,500/mo | $5.48 | Oct 1, 2026 | 83 |
| 2601 | 4 | 4.5 | 1,871 | $11,500/mo | $10,900/mo | $5.83 | Sep 28, 2026 | 48 |
| 4806 | 2 | 2 | 1,057 | $6,500/mo | $6,000/mo | $5.68 | Sep 10, 2026 | 1 |
| 2707 | 3 | 3 | 1,649 | $9,900/mo | $9,600/mo | $5.82 | Sep 10, 2026 | 93 |
| 1602 | 1 | 2.5 | 940 | $5,400/mo | $5,200/mo | $5.53 | Sep 9, 2026 | 56 |
| 904 | 2 | 3 | 1,186 | $6,400/mo | $6,000/mo | $5.06 | Sep 8, 2026 | 55 |
| 3006 | 2 | 2 | 1,057 | $6,500/mo | $6,000/mo | $5.68 | Sep 3, 2026 | 112 |
| 2306 | 2 | 2 | 1,057 | $6,100/mo | $6,100/mo | $5.77 | Aug 6, 2026 | 59 |
| 1902 | 1 | 2.5 | 940 | $5,250/mo | $5,250/mo | $5.59 | Aug 5, 2026 | 78 |
| 3902 | 1 | 2.5 | 940 | $5,500/mo | $5,400/mo | $5.74 | Jul 22, 2026 | 12 |
| 2406 | 2 | 2 | 1,057 | $6,000/mo | $6,000/mo | $5.68 | Jul 15, 2026 | 29 |
The 15 most recent of 52.
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 rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.
Rules · verified
Rules change: I confirm the current bylaws and application requirements before you write an offer or sign a lease.
Documents
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.
FEMA flood zone
Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.
FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗
Milestone structural inspection
Due by statute by December 31, 2049, 30 years after 2019, then every 10 years.
Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers
Nearby
Paraiso Bay120 m away · Built 2018 · 53 floors22 for sale · 6 for lease
The Yorker140 m away · Built 2005 · 11 floors2 for sale · 1 for lease
Bayview Tower160 m away · Built 1980 · 10 floorsNothing listed now
Emilia Edgewater180 m away · Built 2018 · 7 floors3 for sale · 1 for leaseCompare with the two nearest →Every Edgewater 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.
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.
