90 SW 3rd St · Miami, FL 33130 · Downtown

The Ivy at Riverfront

45-story tower, completed 2008, 504 residences in Downtown. 27 for sale and 17 for rent on Nov 2, 2026.

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

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At a glance The Ivy at Riverfront (90 SW 3rd St, Downtown) is a 45-story, 504-unit building completed in 2008. As of Nov 2, 2026, 27 units are for sale and 17 are for rent; the median closed price was $475 per square foot over 18 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
27
For rent
17
Median $/SF
$47518 sales · 12 mo
Sold
18last 12 months
Built
2008
Floors
45
Residences
504county
Flood zone
AEFEMA
Owner-occupied
44%
Avg. unit
1,088sq ft

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

On the market at The Ivy at Riverfront.

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 27 listings · Nov 2, 2026

Unit PH-17$1,690,000$688/SF3 bd · 3.5 ba · 2,456 sf50 days listed · listed by Cervera Real Estate IncFull listing →Unit 3504$949,000$571/SF3 bd · 3 ba · 1,662 sf1 day listed · $1,714/mo HOA · listed by Miami Realty Solution GroupFull listing →Unit TH706$749,000$639/SF2 bd · 2 ba · 1,172 sf6 days listed · $1,361/mo HOA · listed by Brown Harris StevensFull listing →Unit 3703$649,000$583/SF2 bd · 2 ba · 1,114 sf99 days listed · $1,300/mo HOA · listed by IBuy SFLFull listing →Unit 2013$625,000$491/SF2 bd · 2.5 ba · 1,274 sf2 days listed · $1,496/mo HOA · listed by Beachfront Realty IncFull listing →Unit 3212$615,000$525/SF2 bd · 2 ba · 1,172 sf1 day listed · $1,375/mo HOA · listed by The Real Estate Lab, Inc.Full listing →Unit 308$615,000$438/SF2 bd · 2 ba · 1,405 sf20 days listed · $1,649/mo HOA · listed by Douglas EllimanFull listing →Unit 1213$590,000$463/SF2 bd · 2.5 ba · 1,274 sflisted today · $1,496/mo HOA · listed by City Living Realty, Inc.Full listing →Unit 3610$580,000$521/SF2 bd · 2 ba · 1,114 sf197 days listed · $1,188/mo HOA · listed by BHHS EWM RealtyFull listing →Unit 3810$579,000$520/SF2 bd · 2 ba · 1,114 sf103 days listed · $1,476/mo HOA · listed by BHHS EWM RealtyFull listing →Unit 2609$565,000$524/SF2 bd · 2 ba · 1,079 sf79 days listed · $1,205/mo HOA · listed by SerhantFull listing →Unit 2602$550,000$487/SF2 bd · 2 ba · 1,129 sf92 days listed · $1,205/mo HOA · listed by SerhantFull listing →Unit 4103$550,000$494/SF2 bd · 2 ba · 1,114 sf553 days listed · $1,307/mo HOA · listed by One Sotheby's International RealtyFull listing →Unit 3109$549,000$509/SF2 bd · 2 ba · 1,079 sf278 days listed · $1,267/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1615$549,000$486/SF2 bd · 2 ba · 1,129 sflisted today · $1,496/mo HOA · listed by CMPM, LLCFull listing →Unit 2113$538,500$423/SF2 bd · 2.5 ba · 1,274 sf110 days listed · $1,495/mo HOA · listed by Miami Realty Solution GroupFull listing →Unit 1801$519,000$475/SF2 bd · 2 ba · 1,093 sf47 days listed · $1,282/mo HOA · listed by Douglas EllimanFull listing →Unit TH300B$489,879$441/SF1 bd · 1.5 ba · 1,111 sf47 days listed · $1,304/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 2014$430,000$508/SF1 bd · 1.5 ba · 846 sf17 days listed · $993/mo HOA · listed by Compass Florida, LLCFull listing →Unit 2112$429,000$527/SF1 bd · 1 ba · 814 sf62 days listed · $869/mo HOA · listed by The Keyes CompanyFull listing →Unit 1506$425,000$569/SF1 bd · 1 ba · 747 sf50 days listed · $876/mo HOA · listed by Coldwell Banker RealtyFull listing →Unit 1403$425,000$502/SF1 bd · 1.5 ba · 846 sf35 days listed · $885/mo HOA · listed by Real Estate Empire Group, Inc.Full listing →Unit 1809$419,000$569/SF1 bd · 1 ba · 736 sf210 days listed · $785/mo HOA · listed by The Keyes CompanyFull listing →Unit 1811$400,000$535/SF1 bd · 1 ba · 747 sf153 days listed · $989/mo HOA · listed by Swann Realty Partners, LLC.Full listing →Unit 2109$399,900$543/SF1 bd · 1 ba · 736 sf219 days listed · $786/mo HOA · listed by Realty World Executive HomesFull listing →Unit 1105$399,000$490/SF1 bd · 1 ba · 814 sf168 days listed · listed by BHHS EWM RealtyFull listing →Unit 1409$394,900$537/SF1 bd · 1 ba · 736 sf104 days listed · $865/mo HOA · listed by Miami Realty Solution GroupFull listing →

For rent 17 listings · Nov 2, 2026

Unit 3504$6,900/mo$4.15/SF3 bd · 3 ba · 1,662 sf4 days listed · listed by Miami Realty Solution GroupFull listing →Unit 2204$6,200/mo$4.87/SF2 bd · 2.5 ba · 1,274 sf49 days listed · listed by Miami Realty Solution GroupFull listing →Unit 2911$4,350/mo$3.41/SF2 bd · 2.5 ba · 1,274 sf11 days listed · listed by Florida Brokers Intl' RealtyFull listing →Unit 1613$4,300/mo$3.38/SF2 bd · 2.5 ba · 1,274 sf19 days listed · listed by Compass Florida, LLCFull listing →Unit 2102$4,200/mo$3.72/SF2 bd · 2 ba · 1,129 sflisted today · listed by One International WorldFull listing →Unit 3907$4,200/mo$3.86/SF2 bd · 2 ba · 1,087 sf1 day listed · listed by Florida Realty of Miami CorpFull listing →Unit 3109$4,200/mo$3.89/SF2 bd · 2 ba · 1,079 sf167 days listed · listed by Coldwell Banker RealtyFull listing →Unit 3802$4,000/mo$3.54/SF2 bd · 2 ba · 1,129 sf1 day listed · listed by Douglas EllimanFull listing →Unit 1115$3,900/mo$3.45/SF2 bd · 2 ba · 1,129 sf36 days listed · listed by BMore Group, LLCFull listing →Unit PH-10$3,850/mo$3.53/SF2 bd · 2 ba · 1,092 sf25 days listed · listed by Coldwell Banker RealtyFull listing →Unit 2401$3,800/mo$3.48/SF2 bd · 2 ba · 1,093 sf1 day listed · listed by Caba Real EstateFull listing →Unit 3505$3,700/mo$3.43/SF2 bd · 2 ba · 1,079 sf16 days listed · listed by DCH Real EstateFull listing →Unit 2314$3,700/mo$3.16/SF2 bd · 2 ba · 1,172 sf18 days listed · listed by Keller Williams Realty Miami BeachFull listing →Unit 1114$3,200/mo$3.78/SF1 bd · 1.5 ba · 846 sflisted today · listed by Golden Keys IncFull listing →Unit 2009$3,000/mo$4.08/SF1 bd · 1 ba · 736 sf21 days listed · listed by Coldwell Banker RealtyFull listing →Unit 1910$2,900/mo$4.02/SF1 bd · 1 ba · 722 sflisted today · listed by Envirotek RealtyFull listing →Unit 1909$2,700/mo$3.67/SF1 bd · 1 ba · 736 sf35 days listed · listed by LMFC Realty, LLCFull listing →

Under contract 8

  • Unit 2204$669,000 · 2 bd
  • Unit 2001$499,000 · 2 bd
  • Unit 3510$3,800/mo · 2 bd
  • Unit 2507$3,750/mo · 2 bd
  • Unit 3708$3,700/mo · 2 bd
  • Unit 3408$3,690/mo · 2 bd
  • Unit 2210$2,750/mo · 1 bd
  • Unit 1612$2,600/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 33130

The Ivy at Riverfront, 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.

370 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 25
  • Under contract 8
  • For rent 13
  • Sold or leased, last 12 months 84
  • Seen in the MLS before that 240
  • No MLS record seen 344
00A01020304050607080910111213141516443403530252015500A0204060810121416443403530252015Floor 45: no unit seen in the MLSFloor 45: no unit seen in the MLSFloors 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 seen370of 504 residences on record
Floors with units36floors 3 to 44
Lines17stacks of units, by number

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

Upper floorsfloors 33 to 44$477/SF · 9 sales
Middle floorsfloors 21 to 32$496/SF · 13 sales
Lower floorsfloors 3 to 20$479/SF · 14 sales

Closed $/SF figures use the 36 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 $512/SF over 4 sales in 24 months. The largest typical unit is line 00A, a median 1,533 sf over 3 units seen, recorded with 2 bedrooms.

The lines what the MLS record holds for each stack of units
LineUnits seenTypical sizeBedsOn the marketClosed $/SF · 24 mo
Line 00A31,533 sf2–1 sale, too few
Line 01291,093 sf23$512 4 sales
Line 02291,129 sf232 sales, too few
Line 0327980 sf131 sale, too few
Line 04211,274 sf221 sale, too few
Line 0526814 sf12$489 4 sales
Line 06331,079 sf22$510 4 sales
Line 07251,087 sf221 sale, too few
Line 08311,079 sf23$496 3 sales
Line 09251,079 sf171 sale, too few
Line 1030814 sf15$510 3 sales
Line 11241,129 sf222 sales, too few
Line 1219846 sf131 sale, too few
Line 13141,274 sf242 sales, too few
Line 1419846 sf13$496 3 sales
Line 1591,129 sf222 sales, too few
Line 1661,172 sf2–1 sale, too few

14 units in the record sit outside this grid (7W60, 1603A, 3703-1, PH-2, PH-7, PH-9, PH-10, PH-11, …): 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 The Ivy at Riverfront.

Activity as of Nov 2, 2026
  • Resale +58%. The median closed price moved from $297/SF in 2019 (6 sales) to $468/SF in 2026 (11 sales), the first and last years with three or more recorded sales.
  • Gross rental yield 8.7%. A year of rent at the median $3.45/SF/mo (85 leases) against the median $475/SF sale (18 sales), both over 12 months, before HOA, taxes and vacancy.
  • Asks run +9% against closings. Sellers ask a median $520/SF (27 listings) against $475/SF closed (18 sales, 12 months). That gap is negotiation room. Bring the comps.
  • Sells in a median 118 days. Days on market across the 18 sales closed in the last 12 months.
  • A renters' building. Leases outnumbered sales 5 to 1 over the last 12 months (85 leases, 18 sales), at a median $3,650 a month.

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #30 of 360 · closest to asking price96.5% of asking, median · n 43 · Oct 2024 to Sep 2026
  • #99 of 345 · biggest $/sf change since 2021+38.7% median $/SF since 2021 ($342 to $475) · n 84 · Calendar 2021 vs Oct 2025 to Sep 2026

See the full rankings · How rankings are made

Read the full record 4 paragraphs and 16 facts, every figure from the MLS and county record

The Ivy at Riverfront rises 45 floors at 90 SW 3rd St in Downtown and was completed in 2008. The Miami-Dade Property Appraiser lists 504 residential units plus seven commercial units, averaging 1,088 SF of living area. Revuelta Vega Leon designed it for Key International. MLS and county records use the legal name Ivy Condo.

On November 2, 2026, 27 units were listed for sale, asking $395K to $1.7M (median ask $520/SF across 27 listings). Two more were under contract. 18 sales closed between November 2, 2025 and November 2, 2026, from $400K to $1.4M, a median $475/SF, after a median 118 days on the market. In the 12 months before that, 20 sales closed at a median $508/SF, so the median fell 6%. The MLS holds 259 closed sales here going back to 2019; among years with three or more sales, 2024 set the high at a median $513/SF. That 12-month median ranks 31st of the 47 Downtown buildings with at least three sales in the same window. Two-bedrooms made up 26 of the 38 sales in the last 24 months, at a median $547,500.

17 units were offered for rent at $2,700 to $6,900 a month. 85 leases were signed over the same 12 months, at a median $3,650 a month (range $2,600 to $15,000). Leases outnumbered sales 5 to 1 over that year, so renters are a large share of who lives here.

About 44% of the residences are owner-occupied according to county records. Association rules on file: pets yes (owners only); no short-term rentals; minimum lease 6 months; up to two leases a year. I have five of its association documents on file, including the SIRS and the Rules & Regulations.

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
90 SW 3rd St, Miami 33130
Neighborhood
Downtown
Developer
Key International
Architect
Revuelta Vega Leon
Front desk / mgmt
(786) 376-8430
Year built
2008
Floors
45
Residences (county-verified)
504
Commercial units
7
Owner-occupied
44% of residences
Avg. unit size
1,088 sq ft
Total living area
548,188 sq ft
County condo folios
511
Recorded MLS listings
837
Recorded as
Ivy Condo
Also recorded as
90 SE 3rd St
90 SW 3rd St 3013th

The numbers at The Ivy at Riverfront.

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.

$257$513$2972019$3062020$3422021$4792022$5082023$5132024$4962025$4682026$257$513$297'19'20$342'21'22'23$513'24'25$468'26
Year by year, every recorded closing
YearSalesMedian $/SFLeasesMedian rent
2026 (to date)11$46873$3,750/mo
202523$49672$3,600/mo
202434$51357$3,800/mo
202332$50871$3,600/mo
202249$47965$3,600/mo
202166$34276$2,625/mo
202038$30687$2,450/mo
20196$2977$2,500/mo

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

Median closed $/SF in 2019: $297 (6 sales). In the last 12 months: $475 (18 sales). Change: +60%.

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 259 sales · 508 leases on record since 2019

Closed sales Nov 2, 2024 to Nov 2, 2026 · 38

UnitBDBASFAskedClosed$/SFClose dateDOM
210311.5846$420,000$400,000$473Sep 16, 2026229
250422.51,274$599,000$565,000$443Sep 10, 2026121
2015221,447$545,000$520,000$359Aug 31, 202657
3706221,087$525,000$518,000$477Jul 28, 2026123
3305221,079$524,900$505,000$468Jun 9, 2026172
PH-1422.51,801$1,750,000$1,450,000$805May 28, 20261
1602221,129$580,000$526,100$466May 27, 202690
1416221,172$540,000$505,000$431May 22, 2026584
2706221,079$545,000$545,000$505May 12, 202617
301011814$425,000$415,000$510Apr 10, 2026194
3808221,079$498,500$495,000$459Mar 31, 20265
3705221,079$550,000$505,000$468Dec 17, 202547
141322.51,274$650,000$627,000$492Dec 15, 2025167
3014221,172$599,000$564,000$481Nov 24, 2025231
4110221,114$530,000$500,000$449Nov 10, 202592
2513221,129$599,000$590,000$523Nov 7, 2025114
2506221,079$565,000$555,000$514Nov 5, 202568
4001221,093$635,000$565,000$517Nov 4, 2025172
151411.5846$445,000$427,500$505Sep 26, 2025126
221411.5846$438,500$420,000$496Sep 19, 202581
1401221,093$550,000$500,000$457Sep 4, 202581
2215221,129$560,000$505,000$447Aug 18, 202554
120811736$375,000$365,000$496Aug 11, 202566
3501221,093$599,000$560,000$512Aug 5, 202585
201011722$430,000$420,000$582Jun 25, 202535
2509221,079$557,000$550,000$510Jun 9, 20258
TH700A22.51,533$700,000$685,000$447Jun 4, 2025278
111211814$375,000$355,000$436May 23, 2025335
3207221,087$575,000$516,000$475May 8, 202536
120611747$400,000$400,000$535Apr 15, 202548

The 30 most recent of 38. All 259 recorded sales open in the interactive table.

Leases signed Nov 2, 2025 to Nov 2, 2026 · 85

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
4403221,114$3,900/mo$3,900/mo$3.50Oct 29, 202693
4004331,662$5,700/mo$5,700/mo$3.43Oct 26, 202614
311011814$3,200/mo$3,100/mo$3.81Oct 22, 202630
3703-1221,114$4,499/mo$4,400/mo$3.95Oct 15, 202641
171011722$2,600/mo$2,600/mo$3.60Oct 15, 2026100
160811736$2,750/mo$2,700/mo$3.67Oct 13, 202684
3306221,087$4,000/mo$4,000/mo$3.68Oct 8, 202638
1416221,172$4,100/mo$4,100/mo$3.50Oct 7, 202664
3002221,129$3,950/mo$3,800/mo$3.37Oct 1, 202614
PH08221,079$3,900/mo$3,900/mo$3.61Sep 30, 202627
2501221,093$3,800/mo$3,750/mo$3.43Sep 25, 202622
3610221,114$4,000/mo$3,900/mo$3.50Sep 18, 202678
3902221,129$4,100/mo$4,100/mo$3.63Sep 18, 202657
270511814$2,750/mo$2,700/mo$3.32Sep 14, 202691
170511814$2,800/mo$2,750/mo$3.38Sep 7, 202664

The 15 most recent of 85.

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 Ivy at Riverfront.

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

What The Ivy at Riverfront allows

Short-term / Airbnb
Not allowed
Minimum lease
6 months
Leases per year
2
1 more
Pets
Yes (Owners Only)

Rules change: I confirm the current bylaws and application requirements before you write an offer or sign a lease.

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 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 The Ivy at Riverfront

5 more nearby

Smaller buildings close by: Neo View (660 m)

Compare with the two nearest →Every Downtown 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 Ivy at Riverfront'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 Ivy at Riverfront 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

Or reach me directly

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