Two units in the same tower can be worth wildly different numbers. Here is what moves the price.
The single most common mistake buyers make in Miami is treating a building like a price. "Brickell condos are $X a foot" is a headline, not a valuation. Inside one tower, the spread between a low floor facing the street and a high floor facing the bay can be enormous, and the list prices rarely tell you why.
When I pull comps, I am not just matching bedrooms and square footage. I am adjusting for floor, exposure (direct bay, city, or pool deck), line within the stack, whether the unit is renovated or original, and how the HOA and assessments compare. Two identical floor plans can justify very different offers once those factors are on the table.
The point of a comp is not to win an argument, it is to make a confident decision. A good comp set tells you the realistic range, where the current listing sits inside it, and how much room there is to negotiate, so you are moving on evidence instead of a feeling.
If you want a real comp read on a specific building or unit, send it over and I will put the numbers in front of you.
Cover photography: Creative Commons / public domain — photo credits.
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