# Aria Reserve condos: resale prices and rental rules

> Source: https://bluebaybrokers.com/buildings/aria-reserve
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-09
> 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

Aria Reserve is a delivered 782-residence bayfront pair in Edgewater, and the number that decides it is $993: the median per foot its own units actually closed at on the MLS this past year, against $1,262 asked by the 34 owners selling today. Launch buyers in 2021 paid about $750 a foot, so the building has already repriced by a third. The next buyer's edge is to pay the closing price, not the asking one.

## 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 782 all at once, to the same buyer pool

Closings per year 200 trailing 12 months, 33137, same band

Years of supply 3.9 this building alone

Band closes at $866/sf median of real closings, not asks

| Band, 33137 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $900K – $2M | 134 | $1,375,000 | $866 |
| $2M – $7M | 66 | $2,974,450 | $1,053 |

**Two towers, one handover: your leverage**

782 residences against 200 closings a year in their two bands across 33137 is 3.9 years of supply, and the timing matters more than the ratio. The South Tower's 383 delivered in 2025; the North Tower's 399 received their temporary certificate of occupancy this month, so a second wave of first owners takes keys now, while 34 South Tower owners are already listed at a median 72 days on market. Closed sales here settled at a median 95 percent of the last ask. That is a buyer's window: the most choice and the most motivated sellers this building will see.

## The market it lands in

Everything for sale in 33137 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 545 homes listed across 33137

Sold, trailing year 477 recorded closings, every price

Months of supply 13.7 under 6 favours sellers, over 12 favours buyers

Asking vs sold $765/sf asked, against $692/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 33137 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $993/sf median of 46 closings this year

Movement since -2.4% across recently delivered buildings

This building asks $1,190/sf entry residences

Entry vs new stock +20% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 5 | $1,017 |
| 2024 | 21 | $1,044 |
| 2025 | 22 | $1,014 |
| 2026 | 46 | $993 |

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

$1,190–$1,803/sf

Resales $1.15M to $5.75M on the MLS today · 966 – 3,189 sf · launched at about $750 a foot in 2021

Band closes at $866/sf $900K – $2M, trailing 12 months

Listed here today 34 median $1,262/sf

**Where it trades, plan by plan**

One-bedrooms closed at a median $1,062,500 (about $1,015 a foot), two-bedrooms $1,480,000 ($951), three-bedrooms $1,710,000 ($989), four-bedrooms $2,717,500 ($1,034). Every 33137 condominium built since 2023 resold at a median $993 this year, and Aria is most of that sample. The entry one-bedroom asks $1,190 a foot, 20 percent over what new stock clears, and the median ask is $1,262. The launch list averaged about $750 a foot in 2021 (Melo Group launch release). Per-foot figures use MLS area, not yet checked against the County.

## On the MLS today

34 listings at this address are Active right now, pulled 2026-10-09, of which the 30 cheapest are shown. 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 |
|---|---|---|---|---|---|---|
| [1004](https://bluebaybrokers.com/listing?mls=A12043011) | 1/2 | 966 sf | $1,150,000 | $1,190 | $1,030 | 80 |
| [504](https://bluebaybrokers.com/listing?mls=A11996481) | 1/2 | — | $1,325,000 | — | $1,030 | 76 |
| [2304](https://bluebaybrokers.com/listing?mls=A12044168) | 1/2 | 966 sf | $1,450,000 | $1,501 | $1,030 | 92 |
| [3004](https://bluebaybrokers.com/listing?mls=A12061303) | 1/2 | 966 sf | $1,450,000 | $1,501 | $1,030 | 73 |
| [2106](https://bluebaybrokers.com/listing?mls=A12096392) | 2/2 | — | $1,550,000 | — | $1,200 | 3 |
| [606](https://bluebaybrokers.com/listing?mls=A11978262) | 2/3 | 1,545 sf | $1,560,600 | $1,010 | $1,500 | 217 |
| [1606](https://bluebaybrokers.com/listing?mls=B26059600) | 3/3 | 1,545 sf | $1,600,000 | $1,036 | $909 | 63 |
| [4906](https://bluebaybrokers.com/listing?mls=A12101533) | 2/3 | 1,545 sf | $1,775,000 | $1,149 | $1,545 | 2 |
| [2003](https://bluebaybrokers.com/listing?mls=A11922359) | 3/4 | 1,643 sf | $1,799,000 | $1,095 | $1,641 | 300 |
| [503](https://bluebaybrokers.com/listing?mls=A12062374) | 3/4 | 1,651 sf | $1,799,000 | $1,090 | $1,651 | 71 |
| [1802](https://bluebaybrokers.com/listing?mls=A12096624) | 2/3 | 1,283 sf | $1,800,000 | $1,403 | $1,366 | 29 |
| [5206](https://bluebaybrokers.com/listing?mls=A12018767) | 2/3 | 1,576 sf | $1,950,000 | $1,237 | $1,393 | 113 |
| [3806](https://bluebaybrokers.com/listing?mls=A11844334) | 2/3 | 1,545 sf | $1,950,000 | $1,262 | $1,333 | 444 |
| [1206](https://bluebaybrokers.com/listing?mls=A12097668) | 3/3 | 1,306 sf | $1,950,000 | $1,493 | $1,350 | 7 |
| [3402](https://bluebaybrokers.com/listing?mls=A11891040) | 2/3 | 1,542 sf | $1,975,000 | $1,281 | $1,365 | 366 |
| [4306 S](https://bluebaybrokers.com/listing?mls=A11970359) | 2/3 | 1,545 sf | $1,998,000 | $1,293 | $1,332 | 103 |
| [3002](https://bluebaybrokers.com/listing?mls=R11121270) | 2/3 | 1,571 sf | $2,000,000 | $1,273 | $1,335 | 369 |
| [805](https://bluebaybrokers.com/listing?mls=A11975514) | 3/4 | 1,759 sf | $2,050,000 | $1,165 | $1,523 | 199 |
| [1506](https://bluebaybrokers.com/listing?mls=A12071414) | 2/3 | 1,306 sf | $2,100,000 | $1,608 | $1,332 | 0 |
| [1005](https://bluebaybrokers.com/listing?mls=A12093834) | 3/4 | 1,759 sf | $2,100,000 | $1,194 | $1,553 | 0 |
| [3502](https://bluebaybrokers.com/listing?mls=A12065721) | 2/3 | 1,283 sf | $2,149,000 | $1,675 | $1,310 | 23 |
| [1405](https://bluebaybrokers.com/listing?mls=A12078241) | 3/4 | 1,760 sf | $2,200,000 | $1,250 | — | 38 |
| [2602](https://bluebaybrokers.com/listing?mls=A11949418) | 2/3 | 1,571 sf | $2,250,000 | $1,432 | $1,309 | 206 |
| [204-A](https://bluebaybrokers.com/listing?mls=A12067466) | 2/3 | 1,498 sf | $2,300,000 | $1,535 | $1,500 | 1 |
| [1406](https://bluebaybrokers.com/listing?mls=A11972556) | 3/3 | 1,715 sf | $2,500,000 | $1,458 | — | 225 |
| [2201](https://bluebaybrokers.com/listing?mls=A12093076) | 4/6 | 2,686 sf | $2,900,000 | $1,080 | $2,462 | 11 |
| [5507](https://bluebaybrokers.com/listing?mls=A12079067) | 4/6 | 2,520 sf | $2,950,000 | $1,171 | $2,261 | 37 |
| [4601](https://bluebaybrokers.com/listing?mls=R11156644) | 4/— | 2,663 sf | $2,999,000 | $1,126 | $2,500 | 238 |
| [5407](https://bluebaybrokers.com/listing?mls=A12006697) | 4/6 | 2,582 sf | $3,189,000 | $1,235 | $2,600 | 159 |
| [1407](https://bluebaybrokers.com/listing?mls=A12076651) | 4/6 | 2,520 sf | $3,285,000 | $1,304 | — | 45 |

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 A12042723 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 966 sf.

| HOA at $0.93/sf/month | −$10,781 |
|---|---|
| Property tax at 2.02% of $1,062,500 | −$21,462 |
| Insurance (HO-6), $3.60/sf | −$3,478 |
| Annual carry, before any income | −$35,721 |

**Nothing to carry, and the rent is on the record**

Delivered, so no deposit and no construction risk. The income question is answered by the record: 151 leases closed here in twelve months, one-bedrooms at a median $6,000 a month, two-bedrooms $8,550, three-bedrooms $9,000, four-bedrooms $14,000. Against a $1,062,500 one-bedroom that is 6.8 percent gross, before the association (about $0.93 a foot a month, roughly $1,030 on a 966 sf unit), property tax and insurance. The broker inventory sheet calls it a 30-day-minimum building; read the recorded declaration before counting on furnished monthly stays.

## How it was built and sold

| Construction financing | Not published. No construction loan for Aria Reserve appears in the trade press we read. Melo Group sold the South Tower on 30 percent deposits for US buyers and 40 percent for international buyers (launch release, June 2021). |
|---|---|
| Presold | Not disclosed |
| Delivery | South Tower delivered in 2025 (Bridge YearBuilt). North Tower received its temporary certificate of occupancy in October 2026 (Resident, 6 Oct 2026). Nothing left to build and no deposit to carry. |
| Developer | Melo Group (the Melo family), which has delivered Miami towers since 2003, Aria on the Bay next door among them. Architecture by Arquitectonica. |
| Rental policy | Marketed as monthly rental, 30-day minimum (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · Aria Reserve

### Buy at the closing price, during the handover

A finished bayfront pair by a developer that has delivered Miami towers since 2003, priced by real closings at about $1,000 a foot and leasing as fast as it lists: 151 leases against 38 sales in a year.

With the North Tower handing over keys and 34 resales listed, offer near the building's own closing price, about $1,000 a foot, not the $1,262 median ask. A one-bedroom near $1 million that leases at $6,000 a month is the cleanest position in the building.

## 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

This building is monthly, not nightly, so Property Management Brickell LLC would run it as mid-term. Different rate, different occupancy, and I will show you that pro forma rather than a nightly one.

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- [Vida Residences, Edgewater, Delivering 2026](https://bluebaybrokers.com/buildings/vida-residences)
- [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

- [Resident, Aria Reserve Miami is fully completed (6 Oct 2026, North Tower TCO, 383 + 399 units)](https://resident.com/real-estate-resources/2026/10/06/tallest-edgewater-luxury-aria-reserve-miami-is-fully-completed)
- [PROFILEmiami, Melo Group launches sales for Aria Reserve (June 2021, launch prices and deposits)](https://profilemiami.com/miamirealestate/2021/6/16/melo-group-launches-sales-for-luxury-bayfront-condo-tower-aria-reserve-in-edgewater)
- [PROFILEmiami, Melo Group tops off the South Tower at Aria Reserve (Apr 2024)](https://profilemiamire.com/miamirealestate/2024/4/10/melo-group-tops-off-construction-on-south-tower-at-aria-reserve-in-edgewater)
- [Melo Group, Aria Reserve project page](https://themelogroup.com/project/aria-reserve/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-09. 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.