YACHT CLUB AT PORTOFINO C
Homes for Sale in Miami Beach, FL
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via miami
The number that matters most here is the price-per-square-foot, just over $1,100. That places Yacht Club at Portofino C solidly in a per-square-foot tier most Miami-Dade condo buyers rarely see, and it tells you the market is pricing this building on finish, water access, or unit scarcity rather than square footage alone. With only 11 closings in the current window, that per-square-foot figure is being set by a small number of transactions, so it should be read as a directional signal, not a precise appraisal tool for any single unit.
A median of 136 days on market, paired with a market heat score of 39, describes a building that is not moving quickly right now even as pricing has climbed 22.4% year over year. That combination, rising price with slower turnover, usually means sellers are holding firm on ask and buyers are taking their time to transact, rather than a market being driven by bidding pressure. For a seller, that argues for pricing precisely and expecting a longer marketing period. For a buyer, it argues for patience and room to negotiate on terms even in a building where the headline price trend looks strong.
YACHT CLUB AT PORTOFINO C right now
🟢 Still climbing. The trailing-12-month median ($1.20M) is up 22.4% from the prior 12 months ($980K). With about a dozen sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level miami closed sales, 12-month windows ending July 20. Confidence: Medium (11 and 7 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
Updated July 20, 2026 · Live data: miami, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
YACHT CLUB AT PORTOFINO C market snapshot (as of July 20, 2026): the median sale price is about $1.20M ($1106 per sq ft over the trailing 12 months of closed sales), and a median 136 days on market for closed sales. The trailing-12-month median is up 22% from the prior 12 months, computed from record-level miami closed sales (11 closings in the current window).
Yacht Club at Portofino C is trading at a median of $1,200,000, a price point reflected in a per-square-foot figure well above typical Miami-Dade condo norms. The combination of a thin closings count and an extended median time on market suggests this is a building where individual unit condition and view or water access, not overall market momentum, are doing most of the work in setting price.
The setting & the homes.
Aerial and on-site photos of YACHT CLUB AT PORTOFINO C. Swipe to explore the community.
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YACHT CLUB AT PORTOFINO CPhotos from miami listings in YACHT CLUB AT PORTOFINO C; content deemed reliable but not guaranteed.
Who YACHT CLUB AT PORTOFINO C is best for.
Best for
- A buyer with a flexible timeline who wants to negotiate rather than compete on price.
- Someone specifically targeting a high price-per-square-foot unit and willing to evaluate it on its own merits rather than broad market comps.
- A seller comfortable pricing precisely and waiting through a longer-than-average marketing period for the right buyer.
Probably not for
- A buyer who needs to close quickly or is uncomfortable with a market that has shown extended time on market.
- Someone relying on building amenities as a deciding factor; none are currently identified in the MLS data for this community.
- A seller expecting rapid, multiple-offer activity given the market heat score is on the lower end.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending July 20 of each year, from record-level miami closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.20M) IS the median in the snapshot above, and the move from 2025 ($980K) IS the +22.4% one-year change.
Windows contain 0 to 23 sales each (11 in the current window); every figure carries its sample size, and thin markets swing on single closings. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 through 2026. Deemed reliable but not guaranteed.
The real cost & risk here
Before the list price, the Florida math the portals skip. These are Miami-Dade County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Miami-Dade County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
12% of homes for sale in ZIP 33139 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-08-18).
YACHT CLUB AT PORTOFINO C Market Scorecard
YACHT CLUB AT PORTOFINO C is currently a balanced market., and homes go under contract in about 6 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: miami, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Homes For Sale Right Now in YACHT CLUB AT PORTOFINO C
Live MLS inventory for YACHT CLUB AT PORTOFINO C. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending YACHT CLUB AT PORTOFINO C listings as of 2026-08-17, priced high to low. Based on information from the Southeast Florida Multiple Listing Service (SEFMLS) or from MIAMI Association of REALTORS(R) for the period 2017 through 2026. Tap any home to ask about it.
The YACHT CLUB AT PORTOFINO C buying strategy.
If we were buying in YACHT CLUB AT PORTOFINO C today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in YACHT CLUB AT PORTOFINO C.
A thin, high-price-per-foot market
Eleven closings is not a lot of data to build a market read on, and that matters for anyone pricing a listing or evaluating an offer here. In a building this thinly traded, a single well-appointed unit or a single distressed sale can move the median meaningfully. Treat the $1,200,000 median and the $1,106.19 per-square-foot figure as a starting reference point, then lean on unit-specific comparables, floor, view, and finish level, to get to an actual number.
The 136-day median days-on-market figure is the clearest signal of how this market currently behaves: offers take time to develop, and sellers who price aggressively at the outset are likely waiting longer for a match. The 22.4% year-over-year gain shows the trend line is upward, but a market heat score of 39 confirms that trend is not being driven by urgency or multiple-offer competition. This is a market that rewards a buyer willing to do diligence and a seller willing to be patient on timeline rather than price.
The location and the amenities are priced into every listing in YACHT CLUB AT PORTOFINO C. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with this few closings, generic comps do not hold up. We pull the actual recent transactions inside Yacht Club at Portofino C, weigh them against unit-specific factors like floor and view, and give you a defensible number, whether you are setting a list price or deciding what an ask is really worth.
YACHT CLUB AT PORTOFINO C in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a YACHT CLUB AT PORTOFINO C buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed YACHT CLUB AT PORTOFINO C sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in YACHT CLUB AT PORTOFINO C, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your YACHT CLUB AT PORTOFINO C home worth?
Get a no-obligation home value based on real comparable sales in YACHT CLUB AT PORTOFINO C, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recent Developments in Yacht Club At Portofino C
Development, infrastructure, retail, and school activity affecting Yacht Club At Portofino C, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated August 2026.
- July 2026Development
Construction permits filed for two-tower Biscayne 18 in Edgewater
Melo Group filed construction permit applications with the City of Miami for Biscayne 18, a two-tower project with 1,178 residential units at 1825 Biscayne Boulevard in Edgewater. The towers reach about 465 feet across 45 stories, with an estimated construction cost of $321 million and space for office, retail, and a banquet hall.
What it may mean for the marketMoves a large two-tower residential project toward construction in Edgewater, adding more than a thousand units plus office and retail space along the Biscayne Boulevard corridor. The project is about 2 miles north of Yacht Club At Portofino C, elsewhere in Miami-Dade County.
Source: Florida YIMBY - July 2026Development
619 Brickell by Nobu condo tower wins review board approval
The Miami Urban Development Review Board recommended approval for 619 Brickell by Nobu, a 75-story tower with 321 units from 13th Floor Investments and Key International at 619 Brickell Avenue. The design by Foster and Partners and Sieger Suarez preserves First Miami Presbyterian Church and adds ground-floor commercial space and a public baywalk.
What it may mean for the marketAdds a branded ultra-tall condo tower to the Brickell waterfront while preserving an existing church, expanding luxury housing and adding public baywalk and commercial space. The site is about 1 mile northwest of Yacht Club At Portofino C.
Source: The Real Deal - July 2026Development
OKO Lilli condo tower nabs Miami review board approval in Edgewater
The Miami Urban Development Review Board recommended approval for OKO Group's OKO Lilli, a 53-story tower with 117 units at 717 Northeast 27th Street in Edgewater. Plans include a 350-foot public baywalk, an eight-story garage with 244 spaces, and Aman-curated amenities.
What it may mean for the marketAdds a high-rise condo tower and a public baywalk to the Edgewater bayfront, expanding the local housing supply and waterfront access along Biscayne Bay. The project is about 3 miles north of Yacht Club At Portofino C, elsewhere in Miami-Dade County.
Source: The Real Deal - July 2026Development
Foundation pour completed for Twenty Sixth and 2nd Wynwood Residences
Developers PMG and LNDMRK Development completed foundation work and began vertical construction on Twenty Sixth and 2nd, an 8-story building with 233 residences at 2600 NW 2nd Avenue in Wynwood. The project includes about 26,000 square feet of ground-floor retail and over 32,000 square feet of amenities, with completion expected in the second quarter of 2028.
What it may mean for the marketAdvances a new mid-rise rental building with ground-floor retail in the Wynwood district, adding housing units and street-level commercial space as vertical construction begins. The project is about 3 miles northwest of Yacht Club At Portofino C, elsewhere in Miami-Dade County.
Source: Florida YIMBY - June 2026Development
Grupo T&C plans 62-story 13th Edge tower near Brickell
Grupo T&C filed a pre-application with Miami-Dade County for 13th Edge, a 62-story, 648,700-square-foot tower at 237 Southwest 13th Street with 400 apartments and 400 hotel rooms. The project, designed by Kobi Karp Architecture, would replace the 36-unit El Vedado condominium built in 1972.
What it may mean for the marketIntroduces a large mixed-use residential and hotel tower to the area west of Brickell, adding hundreds of apartments and hotel rooms and replacing a small older condominium. The site is about 1 mile west of Yacht Club At Portofino C.
Source: The Real Deal - May 2026Development
Miami Beach board approves Terra's 106-unit luxury condo tower at 1250 West Avenue
Miami Beach's Design Review Board granted unanimous approval for a 330-foot condo tower with 106 units at 1250 West Avenue, developed by Terra Group with RG Development Group and GV Development. The building would replace a 15-story, 238-unit condo constructed in 1964 and include two penthouses with rooftop pools and ground-floor commercial space.
What it may mean for the marketAdds a new luxury condo tower to the West Avenue corridor, replacing an aging mid-century building with a taller structure and ground-floor retail space, reshaping the bayfront skyline and local housing stock. The project is about 3 miles northeast of Yacht Club At Portofino C, elsewhere in Miami-Dade County.
Source: The Real Deal
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
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Should you buy in YACHT CLUB AT PORTOFINO C?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Community market stats | miami closed sales, 12-month windows ending July 20, 2026 |
| Under-contract shares | miami records, as of 2026-07-18 |
| Historical depth | Closed-sale records back to 2017 (108 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of miami records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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