# 72 Park Miami Beach condos: resale prices and rental rules

> Source: https://bluebaybrokers.com/buildings/72-park
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

72 Park is the one delivered, purpose-marketed short-term-rental tower in Miami Beach, and it is 87 percent closed on the County record. What you buy today is a resale, priced by a private owner, in a building whose developer closed 179 units at a median $1,816 a foot. The three resales recorded so far closed below what those owners paid. That is the negotiating position, and it favours the buyer.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 206 all at once, to the same buyer pool

Closings per year 164 trailing 12 months, 33141, same band

Years of supply 1.3 this building alone

Band closes at $608/sf median of real closings, not asks

| Band, 33141 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $600K – $1M | 79 | $755,000 | $608 |
| $1M – $1.5M | 49 | $1,200,000 | $743 |
| $1.5M – $2.6M | 36 | $1,857,500 | $994 |

**The developer is sold out, so the supply is the resale board**

The sell-out is done: 166 of the 179 recorded closings landed between February and May 2025, executing 2023 contracts, and roughly 27 of 206 units remain with Lefferts, quoted from $800,000. The supply that matters now is the 20 resale listings above, against three arm's-length resales recorded in eleven months. At that pace the board carries six to seven years of inventory, and it clears only when sellers come down to the buyer's price. The 33141 counts on the cards are the wider postcode, mostly older Normandy Isles and North Beach stock at a third of this building's price per foot: read them as the neighbourhood's depth, not as 72 Park's comps.

## The market it lands in

Everything for sale in 33141 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 561 homes listed across 33141

Sold, trailing year 520 recorded closings, every price

Months of supply 12.9 under 6 favours sellers, over 12 favours buyers

Asking vs sold $516/sf asked, against $441/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33141 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,845/sf median of 11 closings this year

Movement since — across recently delivered buildings

This building asks $1,696/sf entry residences

Entry vs new stock -8% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 11 | $1,845 |
| 2026 | 1 | withheld, 1 sale |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking $1,696–$1,970/sf Resales asking $697,000 – $2.2M · 411 – 1,117 sf recorded

Band closes at $608/sf $600K – $1M, trailing 12 months

Listed here today 24 median $1,845/sf

**Resales are clearing under the developer's price**

The three recorded resales: unit 806 at $865,000 against $881,000 paid (-1.8%), unit 704 at $850,000 against $980,000 (-13.3%), unit 709 at $716,000 against $1,100,000 (-34.9%). On recorded area that is $1,011 to $1,471 a foot against a developer median of $1,816. The 20 active resale asks sit near $1,850 a foot, above what the developer sold at and far above anything that has closed. One caution on this page: the 'new stock resells at' line counts the developer's own 2025 delivery closings, which the MLS carries as sales; the true resale record is the three deeds. Offer from the deeds, not from the asks.

## On the MLS today

24 listings at this address are Active right now, pulled 2026-10-07. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [905](https://bluebaybrokers.com/listing?mls=A12098224) | 1/1 | 435 sf | $675,000 | $1,552 | $898 | 1 |
| [1203](https://bluebaybrokers.com/listing?mls=A12066043) | 1/1 | 425 sf | $680,000 | $1,600 | — | 53 |
| [1713](https://bluebaybrokers.com/listing?mls=A12072553) | 1/1 | 412 sf | $697,000 | $1,692 | $876 | 17 |
| [1905](https://bluebaybrokers.com/listing?mls=A12093349) | 1/1 | 435 sf | $730,000 | $1,678 | $898 | 4 |
| [611](https://bluebaybrokers.com/listing?mls=A12094567) | 1/1 | 411 sf | $745,000 | $1,813 | $845 | 12 |
| [1005](https://bluebaybrokers.com/listing?mls=A12052735) | 1/1 | 435 sf | $749,000 | $1,722 | $1,100 | 75 |
| [1603](https://bluebaybrokers.com/listing?mls=A11945401) | 1/1 | 425 sf | $749,999 | $1,765 | $760 | 231 |
| [705](https://bluebaybrokers.com/listing?mls=A11966775) | 1/1 | 488 sf | $759,000 | $1,555 | $900 | 217 |
| [1004](https://bluebaybrokers.com/listing?mls=A12055452) | 1/2 | 581 sf | $1,025,000 | $1,764 | $1,200 | 38 |
| [PH6](https://bluebaybrokers.com/listing?mls=A12091740) | 1/1 | 588 sf | $1,195,000 | $2,032 | — | 0 |
| [1110](https://bluebaybrokers.com/listing?mls=A12101277) | 2/2 | 809 sf | $1,250,000 | $1,545 | $1,774 | 1 |
| [808](https://bluebaybrokers.com/listing?mls=A12065076) | 2/2 | 799 sf | $1,295,000 | $1,621 | $1,704 | 38 |
| [1708](https://bluebaybrokers.com/listing?mls=A11994243) | 2/2 | 799 sf | $1,480,000 | $1,852 | $1,764 | 140 |
| [1210](https://bluebaybrokers.com/listing?mls=A11961727) | 2/2 | 813 sf | $1,499,999 | $1,845 | $1,774 | 184 |
| [1809](https://bluebaybrokers.com/listing?mls=A12062069) | 1/1 | 708 sf | $1,500,000 | $2,119 | $1,550 | 6 |
| [1410](https://bluebaybrokers.com/listing?mls=A12060942) | 2/2 | 809 sf | $1,650,000 | $2,040 | $1,774 | 22 |
| [1102](https://bluebaybrokers.com/listing?mls=B26027018) | 2/2 | 884 sf | $1,675,000 | $1,895 | $1,993 | 149 |
| [602](https://bluebaybrokers.com/listing?mls=A12060802) | 2/2 | — | $1,745,000 | — | $1,900 | 56 |
| [1402](https://bluebaybrokers.com/listing?mls=A11991178) | 2/2 | 884 sf | $1,750,000 | $1,980 | $1,929 | 53 |
| [2102](https://bluebaybrokers.com/listing?mls=A11895225) | 2/2 | 884 sf | $1,775,000 | $2,008 | $1,980 | 326 |
| [612](https://bluebaybrokers.com/listing?mls=A12095351) | 3/2 | 972 sf | $1,900,000 | $1,955 | $1,990 | 2 |
| [1112](https://bluebaybrokers.com/listing?mls=A12015559) | 3/2 | 1,042 sf | $1,950,000 | $1,871 | $2,100 | 70 |
| [1012](https://bluebaybrokers.com/listing?mls=A12072790) | 3/2 | 972 sf | $1,990,000 | $2,047 | $1,990 | 2 |
| [1001](https://bluebaybrokers.com/listing?mls=A12067577) | 4/2 | 1,099 sf | $2,200,000 | $2,002 | $2,398 | 15 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 24 photographs carried on MLS listing A12060942 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 411 sf.

| HOA at $2.13/sf/month | −$10,505 |
|---|---|
| Property tax at 2.02% of $1,087,500 | −$21,968 |
| Insurance (HO-6), $3.60/sf | −$1,480 |
| Annual carry, before any income | −$33,952 |

**Underwrite the fee and the nightly rate, not the brochure**

Association dues on the live listings run $760 to $2,398 a month, a median $2.13 a foot per month; on a 588 sf unit, the building's median size, that is about $15,000 a year before taxes, insurance and the rental programme's split. For a nightly underwrite I use $250 ADR at 75 percent occupancy, deliberately below Property Management Brickell's real portfolio: a 206-unit building competes with itself for bookings and a 411 sf studio does not earn what PMB's smallest managed unit earns. The rental permission comes from The Real Deal and the developer's marketing; read the recorded Declaration and the Miami Beach resort-tax registration before you count a night.

## How it was built and sold

| Construction financing | $97.5 million construction loan in 2022, secured with Russell Galbut as investor (The Real Deal). Closings began February 2025, so the loan has been paying down from unit closings for eighteen months; whether it is fully retired is not published. |
|---|---|
| Presold | 90% at last disclosure |
| Delivery | Delivered. Temporary certificate of occupancy in March 2025; the County recorded the first developer deed on 2 February 2025 and the 179th in February 2026. 90 percent sold at the developer's last disclosure (March 2025), 87 percent closed per the County today. |
| Developer | Lefferts, Mendy Chudaitov, with Russell Galbut as investor. Site assembled for $17 million in 2015 and 2019. First of four Lefferts projects in North Beach (Palma, 72 Carlyle and 880 71st Street follow). Built Form architecture, Urban Robot interiors, Cervera Real Estate led sales. |
| Rental policy | Marketed as short-term-rental friendly: The Real Deal (March 2025) reports it as the first new Miami Beach tower to permit vacation rentals, and the broker inventory sheet agrees (read 17 September 2026). Recorded Declaration not yet read by this desk. |

## Recommendation

BlueBay Brokers · 72 Park Miami Beach

### Buy the resale, and price it from the deeds

This is the comparable every 2026 North Beach launch will be priced against, and it is already built, closed and renting. Delivery risk is zero, the construction loan has been paying down since February 2025, and 179 owners validated the building at $1,816 a foot.

Every resale that has closed did so below the owner's cost, and 20 sellers are asking above it. Offer from the three deeds, take the smaller plans where the short-term-rental buyer pool is deepest, and confirm the Declaration's rental language before the first booking.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Once you own it

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

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- [NoBe PARC, North Beach, Delivering late 2028](https://bluebaybrokers.com/buildings/nobe-parc)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, Lefferts starts closings for 72 Park condos in North Beach (Mar 2025)](https://therealdeal.com/miami/2025/03/10/lefferts-starts-closings-for-first-north-beach-condo-project/)
- [The Real Deal, Lefferts kicks off sales for 72 Carlyle, its third North Beach condo project (Sep 2025)](https://therealdeal.com/miami/2025/09/17/lefferts-kicks-off-sales-for-third-north-beach-condo-project/)
- [The Real Deal, Northlink launches sales for short-term rental-friendly North Beach condos (Apr 2025)](https://therealdeal.com/miami/2025/04/29/northlink-capital-launches-sales-for-north-beach-condos/)
- [Developer sales site, 72parkmiamibeach.com](https://72parkmiamibeach.com/)
- [Miami-Dade County recorded deeds, 580 72ND STREET CONDO (block 02-3211-101), read 17 September 2026](https://www.miamidade.gov/Apps/PA/propertysearch/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.