# Missoni Baia condos: resale prices and rental rules

> Source: https://bluebaybrokers.com/buildings/missoni-baia
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-16
> 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

Missoni Baia is a 57-storey, 249-residence Edgewater tower delivered in 2023, and the number that decides it is $879: what its entry one-bedroom asks per foot, level with the $883 median of the building's own one-bedroom closings this year, with tenants behind it at about 5 percent net. Its 24 listings ask a median $1,182 against $957 for what the building actually closed at, and the association's defect suit is the first document to read.

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

Closings per year 360 trailing 12 months, 33137, same band

Years of supply 0.7 this building alone

Band closes at $621/sf median of real closings, not asks

| Band, 33137 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $500K – $1M | 188 | $710,000 | $621 |
| $1M – $2M | 108 | $1,470,000 | $901 |
| $2M – $7M | 64 | $2,999,450 | $1,053 |

**A building that trades**

33137 closes 360 homes a year from $500,000 to $7 million, so the whole tower is 0.7 years of its bands. At the building itself, 19 residences closed in twelve months against 24 for sale, about fifteen months of supply, and 41 leases closed in the same year: this is a liquid building, not a thin one. Sales cleared a median 8.9 percent under first asking price, which is the room a buyer should expect.

## 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 554 homes listed across 33137

Sold, trailing year 474 recorded closings, every price

Months of supply 14.0 under 6 favours sellers, over 12 favours buyers

Asking vs sold $761/sf asked, against $689/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 -4.9% across recently delivered buildings

This building asks $879/sf entry residences

Entry vs new stock -11% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 4 | withheld, 4 sales |
| 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

$879–$1,361/sf

24 residences for sale today, $598K to $6.5M on 680 – 6,834 sf, median ask $1,182/sf · 19 closings in the last 12 months, median $957/sf · 41 leases in the same year

Band closes at $621/sf $500K – $1M, trailing 12 months

Listed here today 24 median $1,182/sf

**Where it asks, and what clears**

The entry residence, a 680 sf one-bedroom on the 16th floor, asks $598,000, $879 a foot: level with the four one-bedrooms that closed here this year ($809 to $1,051, median $883) and under the $993 that 33137 condominiums built since 2023 resell at. The $621 band figure mixes in decades-old Edgewater stock and is not the comparison. Higher up the gap opens: the 24 listings ask a median $1,182 against $957 for the building's twelve-month closings, and the 3,796 sf four-bedrooms closed at $1,027 to $1,080.

## On the MLS today

24 listings at this address are Active right now, pulled 2026-10-16. 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 |
|---|---|---|---|---|---|---|
| [1604](https://bluebaybrokers.com/listing?mls=A12068515) | 1/1 | 680 sf | $598,000 | $879 | $1,098 | 49 |
| [2105](https://bluebaybrokers.com/listing?mls=A12021438) | 2/2 | 955 sf | $945,000 | $990 | $1,541 | 144 |
| [3005](https://bluebaybrokers.com/listing?mls=A11981813) | 2/2 | 955 sf | $1,050,000 | $1,099 | $1,540 | 217 |
| [1506](https://bluebaybrokers.com/listing?mls=A12053890) | 2/2 | 1,105 sf | $1,075,000 | $973 | $1,788 | 78 |
| [3006](https://bluebaybrokers.com/listing?mls=A12085873) | 2/2 | 1,105 sf | $1,190,000 | $1,077 | $1,788 | 5 |
| [4706](https://bluebaybrokers.com/listing?mls=A12083960) | 2/2 | 1,134 sf | $1,200,000 | $1,058 | $1,834 | 42 |
| [2006](https://bluebaybrokers.com/listing?mls=B26053089) | 2/2 | 1,229 sf | $1,299,000 | $1,057 | — | 46 |
| [2805](https://bluebaybrokers.com/listing?mls=A11994958) | 2/2 | 955 sf | $1,299,999 | $1,361 | — | 150 |
| [5006](https://bluebaybrokers.com/listing?mls=A12047043) | 2/2 | 1,134 sf | $1,330,000 | $1,173 | $1,800 | 2 |
| [3606](https://bluebaybrokers.com/listing?mls=A12065942) | 2/2 | 1,105 sf | $1,395,000 | $1,262 | $1,783 | 71 |
| [2803](https://bluebaybrokers.com/listing?mls=A12014631) | 2/3 | 1,732 sf | $1,700,000 | $982 | $2,795 | 154 |
| [903](https://bluebaybrokers.com/listing?mls=A12058716) | 2/3 | 1,732 sf | $1,800,000 | $1,039 | $2,795 | 48 |
| [1402](https://bluebaybrokers.com/listing?mls=A12012817) | 2/4 | 2,141 sf | $2,250,000 | $1,051 | $3,695 | 49 |
| [3603](https://bluebaybrokers.com/listing?mls=A12105490) | 2/3 | 1,932 sf | $2,300,000 | $1,190 | $2,938 | 1 |
| [2202](https://bluebaybrokers.com/listing?mls=A11998212) | 3/4 | 2,141 sf | $2,650,000 | $1,238 | $3,465 | 142 |
| [3602](https://bluebaybrokers.com/listing?mls=A12001541) | 2/4 | 2,347 sf | $2,850,000 | $1,214 | $3,465 | 183 |
| [4101](https://bluebaybrokers.com/listing?mls=A12095963) | 3/5 | 2,362 sf | $2,890,000 | $1,224 | $3,850 | 0 |
| [901](https://bluebaybrokers.com/listing?mls=A12092660) | 3/5 | 2,368 sf | $2,960,000 | $1,250 | $3,834 | 5 |
| [2001](https://bluebaybrokers.com/listing?mls=A11719701) | 3/5 | 2,368 sf | $2,980,000 | $1,258 | $4,016 | 559 |
| [4702](https://bluebaybrokers.com/listing?mls=F10541027) | 2/— | 2,464 sf | $3,150,000 | $1,278 | $3,696 | 292 |
| [4701](https://bluebaybrokers.com/listing?mls=A11948186) | 3/5 | 2,361 sf | $3,179,000 | $1,346 | $3,834 | 258 |
| [PH-01](https://bluebaybrokers.com/listing?mls=A12033344) | 3/4 | 3,678 sf | $4,500,000 | $1,223 | $5,425 | 0 |
| [4403](https://bluebaybrokers.com/listing?mls=A12071269) | 4/6 | 3,788 sf | $4,988,888 | $1,317 | — | 63 |
| [PH-02](https://bluebaybrokers.com/listing?mls=A12046731) | 5/7 | 6,834 sf | $6,500,000 | $951 | $11,054 | 106 |

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 A12001541 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 680 sf.

| HOA at $1.62/sf/month | −$13,219 |
|---|---|
| Property tax at 2.02% of $598,000 | −$12,080 |
| Insurance (HO-6), $3.60/sf | −$2,448 |
| Annual carry, before any income | −$27,747 |

**The rent is real**

Twelve one-bedrooms leased in the last year at $4,000 to $5,600 a month, median about $4,575. On the $598,000 entry unit that is 9.2 percent gross; less the association ($1,098 a month) and tax at 2.02 percent, about 5.0 percent net before insurance. Two-bedrooms of 1,105 sf leased at a median $8,000, about 4.9 percent net on the $1,075,000 ask. Listings state a six-month minimum; the declaration decides.

## How it was built and sold

| Construction financing | $243.3M construction loan from Security Benefit Life, November 2019 (The Real Deal). OKO is now suing four insurers for more than $22M in unpaid claims on foundation damage (The Real Deal and Bisnow, April 2026). |
|---|---|
| Presold | Not disclosed |
| Delivery | Delivered. Temporary certificate of occupancy in 2023, at least 16 months late after uneven foundation settling in 2021 (OKO's own insurance suit, April 2026). In early 2026 the 700 Edgewater Condominium Association sued OKO and 21 contractors and design firms over slab and column cracks, water intrusion, hot water and elevators (The Real Deal, February 2026). |
| Developer | OKO Group, Vladislav Doronin's firm, with Cain International and OB Group (The Real Deal, 2019). OKO also built 830 Brickell with Cain and, in December 2025, bought a $520M Brickell assemblage with Oak Row Equities (Bisnow). |
| Rental policy | Rental terms not published; two MLS listings state no short-term rentals and a six-month minimum under the condominium rules (read 16 October 2026). The declaration decides. |

## Recommendation

BlueBay Brokers · Missoni Baia

### Buy the entry stack, after the paperwork

The one- and two-bedrooms at $879 to about $1,100 a foot are priced at what this building clears, with an annual tenant market at about 5 percent net. That is the purchase here.

Before contract, get the association's litigation summary, reserve study and any special assessment in writing: the defect suit is the risk, and the listings ask a median 24 percent over the closings. Offer toward the closings.

## 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.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [Villa Miami, Edgewater, Delivering 2027](https://bluebaybrokers.com/buildings/villa-miami)
- [Aria Reserve, Edgewater, Delivered 2025–2026](https://bluebaybrokers.com/buildings/aria-reserve)
- [Cove Miami, Edgewater, Delivering 2028](https://bluebaybrokers.com/buildings/cove-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

- [The Real Deal, OKO Group gets $243M loan for Missoni Baia (November 2019)](https://therealdeal.com/miami/2019/11/01/vlad-doronin-partners-score-243m-loan-for-edgewater-tower/)
- [The Real Deal, Cracks in the veneer? OKO accused of shoddy work in Missoni Baia-branded condo (February 2026)](https://therealdeal.com/miami/2026/02/12/oko-group-accused-of-shoddy-work-at-missoni-baia-condos/)
- [Bisnow, OKO sues insurers for $22M after alleged construction flaws at Missoni Baia tower (April 2026)](https://www.bisnow.com/south-florida/news/multifamily/oko-group-seeks-22m-from-insurers-of-missoni-baia-134030)
- [Florida YIMBY, Missoni Baia tops out at 649 feet (July 2021)](https://floridayimby.com/2021/07/oko-groups-missoni-baia-tops-out-at-649-feet-in-edgewater-miami.html)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-16. 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.