Documents
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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.
50 S Pointe Dr · Miami Beach, FL 33139 · South Beach
Continuum South Beach North Tower
37-story tower, completed 2008, 202 residences in South Beach. 6 for sale and 4 for rent on Nov 2, 2026.
At a glance Continuum South Beach North Tower (50 S Pointe Dr, South Beach) is a 37-story, 202-unit building completed in 2008. As of Nov 2, 2026, 6 units are for sale and 4 are for rent; the median closed price was $2,495 per square foot over 9 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
- 4
- Median $/SF
- $2,4959 sales · 12 mo
- Sold
- 9last 12 months
- Built
- 2008
- Floors
- 37
- Residences
- 202county
- Flood zone
- AEFEMA
- Owner-occupied
- 29%
- Avg. unit
- 1,877sq ft
MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made
On the market at Continuum South Beach North 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 6 listings · Nov 2, 2026
Unit 1805$6,300,000$3,923/SF2 bd · 2.5 ba · 1,606 sf13 days listed · $2,430/mo HOA · listed by Compass Florida, LLCFull listing →
Unit 905$5,595,000$3,295/SF2 bd · 2.5 ba · 1,698 sflisted today · $4,359/mo HOA · listed by PGutman, LLCFull listing →
Unit 707$3,950,000$2,743/SF2 bd · 2.5 ba · 1,440 sf166 days listed · $3,994/mo HOA · listed by Brown Harris StevensFull listing →
Unit 610$2,600,000$2,860/SF1 bd · 1.5 ba · 909 sf13 days listed · $3,625/mo HOA · listed by Brown Harris StevensFull listing →
Unit 510$2,195,000$2,958/SF1 bd · 1.5 ba · 742 sf5 days listed · $3,392/mo HOA · listed by PGutman, LLCFull listing →
Unit 514$1,950,000$3,202/SF1 bd · 1 ba · 609 sf1 day listed · $2,734/mo HOA · listed by Blackstone Intern'l Realty LLCFull listing →For rent 4 listings · Nov 2, 2026
Unit 2102$47,999/mo$16.71/SF3 bd · 4.5 ba · 2,872 sf68 days listed · listed by Real Estate Services USA LLCFull listing →
Unit 905$30,000/mo$17.67/SF2 bd · 2.5 ba · 1,698 sf1 day listed · listed by PGutman, LLCFull listing →
Unit 1407$30,000/mo$20.79/SF2 bd · 2.5 ba · 1,443 sf2 days listed · listed by Brown Harris StevensFull listing →
Unit 2205$25,000/mo$13.43/SF2 bd · 2.5 ba · 1,862 sf20 days listed · listed by South Beach Estates, LLCFull listing →Under contract 3
- Unit 1201/08$16,900,000 · 3 bd
- Unit 704$24,000/mo · 2 bd
- Unit 903$20,000/mo · 2 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 North 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 3
- Under contract 2
- For rent 3
- Sold or leased, last 12 months 18
- Seen in the MLS before that 57
- No MLS record seen 125
Tap a unit to read its record here. Amber and white units open their listing page.
Units seen83of 202 residences on record
Floors with units29floors 5 to 34
Lines7stacks of units, by number
Closed $/SF by height sales in the 24 months to Nov 2, 2026
Closed $/SF figures use the 10 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 04 closed highest per square foot: a median $2,426/SF over 3 sales in 24 months. The largest typical unit is line 01, a median 2,872 sf over 12 units seen, recorded with 3 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 | 12 | 2,872 sf | 3 | – | 1 sale, too few |
| Line 02 | 9 | 2,872 sf | 3 | 1 | 1 sale, too few |
| Line 03 | 13 | 1,862 sf | 2 | 1 | 1 sale, too few |
| Line 04 | 13 | 1,440 sf | 2 | 1 | $2,426 3 sales |
| Line 05 | 16 | 1,698 sf | 2 | 3 | 2 sales, too few |
| Line 06 | 9 | 1,606 sf | 2 | – | 1 sale, too few |
| Line 07 | 11 | 1,443 sf | 2 | 2 | 1 sale, too few |
27 units in the record sit outside this grid (509, 510, 511, 512, 513, 514, 608, 609, …): 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 North Tower.
- Resale +83%. The median closed price moved from $1,367/SF in 2020 (4 sales) to $2,495/SF in 2026 (9 sales), the first and last years with three or more recorded sales.
- Gross rental yield 5.9%. A year of rent at the median $12.32/SF/mo (19 leases) against the median $2,495/SF sale (9 sales), both over 12 months, before HOA, taxes and vacancy.
- Asks run +23% against closings. Sellers ask a median $3,080/SF (6 listings) against $2,495/SF closed (9 sales, 12 months). That gap is negotiation room. Bring the comps.
- Sells in a median 50 days. Days on market across the 9 sales closed in the last 12 months.
- A renters' building. Leases outnumbered sales 2 to 1 over the last 12 months (19 leases, 9 sales), at a median $18,900 a month.
Where it ranks citywide, condo buildings in 17 Miami neighborhoods
- #51 of 345 · biggest $/sf change since 2021+47.3% median $/SF since 2021 ($1,694 to $2,495) · n 39 · Calendar 2021 vs Oct 2025 to Sep 2026
- #54 of 360 · fastest median days on market59 days median on market · n 13 · 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 North Tower is a 37-story tower at 50 S Pointe Dr in South Beach, completed in 2008. County folio records count 202 residences, averaging 1,877 SF of living area. It was developed by Continuum Company and designed by Fullerton Diaz Architects. 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.
Six units were for sale on November 2, 2026, asking $1.9M to $6.3M (median ask $3,080/SF across 6 listings). One more was under contract. Nine sales closed between November 2, 2025 and November 2, 2026, from $1.4M to $9M, a median $2,495/SF, after a median 50 days on the market. In the 12 months before that, four sales closed at a median $2,954/SF, so the median fell 16%. Across 83 recorded sales since 2020, the best year by median price per square foot was 2025, at $3,482 over 3 sales. That 12-month median ranks 6th of the 83 South Beach buildings with at least three sales in the same window.
Four units were offered for rent at $25,000 to $47,999 a month. 19 leases were signed over the same 12 months, at a median $18,900 a month (range $7,500 to $50,000). Leases outnumbered sales 2 to 1 over that year, so renters are a large share of who lives here.
County records show 29% of residences as owner-occupied, 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
- 50 S Pointe Dr, Miami Beach 33139
- Neighborhood
- South Beach
- Developer
- Continuum Company
- Architect
- Fullerton Diaz Architects
- Front desk / mgmt
- (305) 674-7995
- Year built
- 2008
- Floors
- 37
- Residences (county-verified)
- 202
- Owner-occupied
- 29% of residences
- Avg. unit size
- 1,877 sq ft
- Total living area
- 379,065 sq ft
- County condo folios
- 202
- Waterfront
- Yes / Ocean
- Recorded MLS listings
- 251
- Recorded as
- Continuum on South Beach
The numbers at Continuum South Beach North 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, 2020 to 2026. Count in the tooltip.
Year by year, every recorded closing
| Year | Sales | Median $/SF | Leases | Median rent |
|---|---|---|---|---|
| 2026 (to date) | 9 | $2,495 | 16 | $18,950/mo |
| 2025 | 3 | $3,482 | 22 | $16,000/mo |
| 2024 | 8 | $3,056 | 17 | $19,000/mo |
| 2023 | 11 | $2,954 | 16 | $18,250/mo |
| 2022 | 18 | $2,196 | 25 | $20,000/mo |
| 2021 | 30 | $1,694 | 26 | $14,500/mo |
| 2020 | 4 | $1,367 | 26 | $12,000/mo |
| 2019 | – | – | 3 | $15,000/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.
* Pale bars: fewer than three sales, so the bar is the sale itself or the average of two, too few for a median.
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: $1,367 (4 sales). In the last 12 months: $2,495 (9 sales). Change: +83%.
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 83 sales · 151 leases on record since 2020
Closed sales Nov 2, 2024 to Nov 2, 2026 · 13
| Unit | BD | BA | SF | Asked | Closed | $/SF | Close date | DOM |
|---|---|---|---|---|---|---|---|---|
| 504 | 0 | 1 | 699 | $1,400,000 | $1,540,000 | $2,203 | Sep 16, 2026 | 15 |
| 1005 | 2 | 2.5 | 1,698 | $3,850,000 | $3,800,000 | $2,238 | Aug 19, 2026 | 304 |
| TWN7 | 4 | 4 | 2,779 | $9,375,000 | $9,000,000 | $3,239 | Jun 25, 2026 | 231 |
| 2703 | 3 | 3.5 | 2,306 | $9,995,000 | $8,425,000 | $3,654 | Apr 30, 2026 | 116 |
| 509 | 0 | 1 | 648 | $1,900,000 | $1,660,000 | $2,562 | Apr 16, 2026 | 9 |
| 511 | 1 | 1 | 609 | $1,400,000 | $1,400,000 | $2,299 | Apr 15, 2026 | 7 |
| 2005 | 2 | 2.5 | 1,698 | $5,395,000 | $4,750,000 | $2,797 | Apr 1, 2026 | 50 |
| 1704 | 2 | 2.5 | 1,443 | $3,900,000 | $3,600,000 | $2,495 | Mar 10, 2026 | 5 |
| 606 | 0 | 1 | 699 | $1,735,000 | $1,735,000 | $2,482 | Jan 29, 2026 | 189 |
| 1601 | 3 | 4 | 3,497 | $13,650,000 | $12,750,000 | $3,646 | Jul 29, 2025 | 59 |
| 2402 | 4 | 4.5 | 2,872 | $10,500,000 | $10,000,000 | $3,482 | Apr 16, 2025 | 203 |
| 1207 | 2 | 2.5 | 1,443 | $3,800,000 | $3,500,000 | $2,426 | Mar 13, 2025 | 335 |
| 604 | 1 | 1 | 742 | $2,099,500 | $1,800,000 | $2,426 | Nov 7, 2024 | 40 |
Leases signed Nov 2, 2025 to Nov 2, 2026 · 19
| Unit | BD | BA | SF | Asked/mo | Leased/mo | $/SF/mo | Lease date | DOM |
|---|---|---|---|---|---|---|---|---|
| 1804 | 2 | 2.5 | 1,443 | $20,000/mo | $18,000/mo | $12.47 | Oct 1, 2026 | 114 |
| 805 | 2 | 2.5 | 1,897 | $16,000/mo | $18,000/mo | $9.49 | Oct 1, 2026 | 173 |
| LOFT5 | 3 | 3.5 | 1,546 | $22,500/mo | $25,500/mo | $16.49 | Oct 1, 2026 | 249 |
| 2007 | 2 | 2.5 | 1,443 | $18,900/mo | $18,900/mo | $13.10 | Sep 16, 2026 | 58 |
| 607 | 0 | 1 | 695 | $9,500/mo | $9,000/mo | $12.95 | Sep 1, 2026 | 117 |
| LOFT4 | 2 | 3 | 1,584 | $15,000/mo | $13,000/mo | $8.21 | Aug 18, 2026 | 205 |
| 3302 | 3 | 3.5 | 3,030 | $49,000/mo | $50,000/mo | $16.50 | Aug 1, 2026 | 63 |
| 1502/03 | 4 | 4.5 | 3,497 | $40,000/mo | $40,000/mo | $11.44 | Jul 31, 2026 | 49 |
| 701 | 4 | 4.5 | 3,718 | $40,000/mo | $34,000/mo | $9.14 | Jul 13, 2026 | 7 |
| 2702 | 3 | 3.5 | 2,503 | $47,000/mo | $45,000/mo | $17.98 | Jul 2, 2026 | 2 |
| 609 | 1 | 1 | 742 | $9,750/mo | $9,000/mo | $12.13 | Jul 1, 2026 | 134 |
| TWN1 | 3 | 3.5 | 2,478 | $32,000/mo | $25,000/mo | $10.09 | Jun 10, 2026 | 36 |
| 1201/08 | 3 | 3.5 | 3,497 | $40,000/mo | $45,000/mo | $12.87 | Jun 1, 2026 | 76 |
| 1107 | 2 | 2.5 | 1,443 | $16,000/mo | $16,000/mo | $11.09 | Mar 1, 2026 | 66 |
| 503 | 1 | 1 | 609 | $8,000/mo | $7,500/mo | $12.32 | Feb 6, 2026 | 79 |
The 15 most recent of 19.
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 North 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 2038
Due by statute by December 31, 2038, 30 years after 2008, 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, 2033.
- Based on year built 2008 (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 North Tower
5 more nearby
- Hilton Bentley Miami/South Beach West210 m away · Built 2003 · 10 floors0 for sale · 1 for lease
- Portofino Tower210 m away · Built 1996 · 44 floors12 for sale · 4 for lease
Ocean House240 m away · Built 2009 · 7 floors0 for sale · 1 for lease
One Ocean250 m away · Built 2016 · 7 floors2 for sale · 1 for lease
Glass Miami Beach250 m away · Built 2015 · 18 floors0 for sale · 1 for lease
Smaller buildings close by: All Corners (490 m) · 326 Ocean Drive (530 m) · El Cyclon (540 m) · Claris (570 m) · Washington Pointe (590 m) · 300 Meridian Place (620 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 North 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