# YotelPad Miami condos: resale prices and rental rules

> Source: https://bluebaybrokers.com/buildings/yotelpad-miami
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-23
> 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

YotelPad Miami is a delivered Downtown condo-hotel whose own 13 closings this past year cleared a median $783 a foot, $335,000 to $530,000. The 26 listings ask a median $876. Buy at the building's proven price, not the asking one: three listings already sit there, and with 26 months of supply across 33132 the buyer sets the number.

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

Closings per year 257 trailing 12 months, 33132, same band

Years of supply 0.9 this building alone

Band closes at $473/sf median of real closings, not asks

| Band, 33132 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $300K – $450K | 139 | $385,000 | $473 |
| $450K – $650K | 118 | $530,000 | $550 |

**A buyer's market, inside and outside the building**

The 231 residences equal 0.9 years of the 257 condominiums that closed between $300,000 and $650,000 in 33132 last year, so the building is not too big for its band. The pressure is inventory: 27 units are listed here against 13 closings a year, two years at the building's own pace, and the postcode holds 26.3 months of supply. That is leverage for a buyer. The 33132 new-stock card falling 21% is Gale, Natiivo and E11EVEN sell-outs, not YotelPad.

## The market it lands in

Everything for sale in 33132 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 879 homes listed across 33132

Sold, trailing year 401 recorded closings, every price

Months of supply 26.3 under 6 favours sellers, over 12 favours buyers

Asking vs sold $834/sf asked, against $542/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 33132 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $888/sf median of 18 closings this year

Movement since -21.3% across recently delivered buildings

This building asks $984/sf entry residences

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

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 8 | $1,128 |
| 2025 | 16 | $869 |
| 2026 | 18 | $888 |

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 $869–$984/sf $378K – $615K · 386 – 708 sf (asks on the MLS)

Band closes at $473/sf $300K – $450K, trailing 12 months

Listed here today 27 median $876/sf

**The building has already set its price**

Its own resales ran $905 a foot in 2022 and 2023 and $783 over the trailing year, down about 13%: the launch premium has come out. Studios closed at a median $357,000, one-bedrooms at $400,000. Downtown condominiums built since 2015 in the same band close at $720, so YotelPad still clears a premium for its hotel services. #2202 asks $699, #2500 $768 and #2000 $771, at or under the building's own number; the rest should negotiate to it.

## On the MLS today

27 listings at this address are Active right now, pulled 2026-10-23. 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 |
|---|---|---|---|---|---|---|
| [1613](https://bluebaybrokers.com/listing?mls=A12069283) | 0/1 | 420 sf | $378,000 | $900 | $651 | 1 |
| [1807](https://bluebaybrokers.com/listing?mls=A12068329) | 0/1 | 386 sf | $380,000 | $984 | $635 | 35 |
| [2611](https://bluebaybrokers.com/listing?mls=A12027055) | 0/1 | 446 sf | $388,000 | $870 | $612 | 66 |
| [2308](https://bluebaybrokers.com/listing?mls=A12039407) | 0/1 | — | $389,000 | — | $609 | 0 |
| [1707](https://bluebaybrokers.com/listing?mls=A11869700) | 0/1 | 386 sf | $389,000 | $1,008 | $635 | 379 |
| [1610](https://bluebaybrokers.com/listing?mls=A12097773) | 0/1 | 446 sf | $395,000 | $886 | $692 | 7 |
| [2508](https://bluebaybrokers.com/listing?mls=A11892202) | 0/1 | 393 sf | $399,000 | $1,015 | $650 | 242 |
| [3001](https://bluebaybrokers.com/listing?mls=A12084010) | 1/1 | 455 sf | $399,900 | $879 | $768 | 24 |
| [2613](https://bluebaybrokers.com/listing?mls=A11695339) | 0/1 | 420 sf | $400,000 | $952 | $663 | 433 |
| [2801](https://bluebaybrokers.com/listing?mls=B26076562) | 1/1 | 455 sf | $409,000 | $899 | $705 | 33 |
| [1905](https://bluebaybrokers.com/listing?mls=A11966856) | 1/1 | 516 sf | $414,900 | $804 | $980 | 182 |
| [Unit 1903](https://bluebaybrokers.com/listing?mls=B26065655) | 1/1 | 521 sf | $416,900 | $800 | $808 | 36 |
| [1910](https://bluebaybrokers.com/listing?mls=A12056127) | 0/1 | 446 sf | $419,000 | $939 | $630 | 1 |
| [2202](https://bluebaybrokers.com/listing?mls=A12059272) | 1/1 | 599 sf | $419,000 | $699 | $980 | 37 |
| [2805](https://bluebaybrokers.com/listing?mls=A12024420) | 1/1 | 516 sf | $425,000 | $824 | $848 | 56 |
| [2501](https://bluebaybrokers.com/listing?mls=A12068338) | 1/1 | 455 sf | $425,000 | $934 | $609 | 9 |
| [1705](https://bluebaybrokers.com/listing?mls=A11694652) | 1/1 | 516 sf | $429,000 | $831 | $848 | 539 |
| [2503](https://bluebaybrokers.com/listing?mls=A12005242) | 1/1 | 521 sf | $440,000 | $845 | $807 | 46 |
| [2500](https://bluebaybrokers.com/listing?mls=A12063350) | 1/1 | 597 sf | $458,500 | $768 | $926 | 59 |
| [3107](https://bluebaybrokers.com/listing?mls=A12067344) | 0/1 | 386 sf | $459,000 | $1,189 | $670 | 0 |
| [2000](https://bluebaybrokers.com/listing?mls=A12060242) | 1/1 | 597 sf | $460,000 | $771 | $981 | 30 |
| [3104](https://bluebaybrokers.com/listing?mls=A12042175) | 1/1 | 515 sf | $465,000 | $903 | $847 | 106 |
| [2506](https://bluebaybrokers.com/listing?mls=A11945739) | 2/2 | 647 sf | $539,000 | $833 | $1,079 | 250 |
| [3106](https://bluebaybrokers.com/listing?mls=A12098648) | 2/2 | 647 sf | $549,900 | $850 | $1,004 | 0 |
| [2206](https://bluebaybrokers.com/listing?mls=A12013429) | 2/2 | 647 sf | $565,000 | $873 | $1,022 | 118 |
| [2806](https://bluebaybrokers.com/listing?mls=A12091169) | 2/2 | 708 sf | $590,000 | $833 | $1,022 | 27 |
| [2906](https://bluebaybrokers.com/listing?mls=A12101559) | 2/2 | 647 sf | $615,000 | $951 | $1,064 | 1 |

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 A11945739 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 386 sf.

| HOA at $1.6/sf/month | −$7,411 |
|---|---|
| Property tax at 2.02% of $399,000 | −$8,060 |
| Insurance (HO-6), $3.60/sf | −$1,390 |
| Annual carry, before any income | −$16,861 |

**What it costs to hold, and what it rents for**

Dues on the listings run $609 to $1,079 a month, about $1.61 a foot. Leases closed on the MLS since January 2025 at a median $2,650 a month for studios (8 leases) and $3,125 for one-bedrooms (14); their terms were not read, so they are not annualised. Daily rental is contested: The Real Deal reported in 2022 that owners were held to 30-day stays, and most listings today advertise daily. Get the recorded answer before paying for nightly income.

## How it was built and sold

| Construction financing | Built and delivered in 2022; construction financing is behind it. The 231 condominiums sold out within 15 months of the June 2018 launch, more than half to foreign buyers. |
|---|---|
| Presold | Not disclosed |
| Delivery | Delivered 2022. The first MLS closing was on 16 May 2022, about a year behind the early-2021 target published in 2019. |
| Developer | Aria Development Group with Aqarat, the same partnership behind 501 First Residences two blocks north. YOTEL runs the 222-room hotel on the lower floors. |
| Rental policy | Contested. The Real Deal reported in June 2022 that owners found their units limited to stays of 30 days or more under a residential certificate of occupancy; the developer called it temporary. Most 2026 listings advertise daily rentals. Not verified against the recorded Declaration or the City. |

## Recommendation

BlueBay Brokers · YotelPad Miami

### Buy at the building's own closings

The asset is finished, priced well under its launch, and sits in the deepest condo band Downtown. The hotel below gives the building a service level few sub-$450,000 condominiums offer.

Pay the $783 a foot the building clears, not the $876 it asks; three listings are already there. Underwrite on the monthly rents above, and treat nightly income as upside until the recorded rental language is in hand.

## 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

- [501 First Residences, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/501-first)
- [600 Miami Worldcenter, Downtown, Closings Q4 2026](https://bluebaybrokers.com/buildings/600-miami-worldcenter)
- [Casa Bella Residences by B&B Italia, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/casa-bella)
- [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, YotelPad Miami owners discover they can't rent their units out daily as promised (June 2022)](https://therealdeal.com/miami/2022/06/10/yotelpad-miami-owners-discover-they-cant-rent-their-units-out-daily-as-promised/)
- [BD+C, 31-storey YotelPad Miami combines 222 hotel rooms and 231 condominiums](https://www.bdcnetwork.com/home/news/55162279/31-story-yotelpad-miami-combines-222-hotel-rooms-and-231-condominiums)
- [Miami Herald via YOTEL, YotelPad Miami is officially sold out](https://www.yotel.com/es/node/2811)
- [Hotel Management, Yotel opens first dual-brand project in Miami](https://www.hotelmanagement.net/openings/hm-location-yotel-opens-first-dual-brand-project-miami)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-23. 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.