Bal Harbour, Florida: The Thirteen Oceanfront Buildings
Bal Harbour occupies approximately 0.6 square miles at the north end of Miami Beach and has 3,035 residents. It was incorporated in 1946. It has one business district. Thirteen oceanfront residential complexes line Collins Avenue, plus one under construction and one hotel.
I lived in Bal Harbour. I think it is the best place to live in Miami, and possibly anywhere — an opinion, and I am flagging it as one. The rest of this page is figures. It describes the village using data from its own audited municipal documents, lists the thirteen buildings one by one, and documents something nobody else has published: forty-four different unit counts are in circulation across those thirteen buildings, and exactly one has been verified against the recorded declaration of condominium.
Disclosure: I am a real estate investment advisor at Douglas Elliman Real Estate, operating under the ViveFlorida brand. I lived in Bal Harbour. The photographs on this page are mine, taken 27 September 2026.
Most of the clients this practice works with in Bal Harbour do not live in Florida. They occupy the residence part of the year and own it all year. What that means in practice is that the things deciding whether a building is worth owning — how it is managed, whether service holds in August the way it does in February, who actually lives there the rest of the year — are the things they cannot observe from where they are.
Price is the easiest thing to check from a distance and the least useful. These pages are written for the rest of it.
Bal Harbour by the numbers
Every figure below comes from Bal Harbour Village’s own Annual Comprehensive Financial Report for the fiscal year ended 30 September 2024 — an audited document, not marketing material.
| Item | Figure | Source |
|---|---|---|
| Incorporated | 1946 | ACFR FY2024, p. ii |
| Land area | ~0.6 square miles | ACFR FY2024, p. ii |
| Population | 3,035 | ACFR FY2024, p. ii |
| Form of government | Council-Manager | ACFR FY2024, p. iii |
| Active business licenses | 219 | ACFR FY2024, p. ii |
| Certified taxable value | $6.28 billion | ACFR FY2024, p. 7 |
The Village’s description of itself, in that same document, is more precise than any brochure:
“The Village has one business-district, which houses the Bal Harbour Shops… The remainder of the Village is high end, single family residential, and condominium or hotel use, a balance that establishes a high quality of life for families.”
One business district. That sentence, in an audited document, explains most of what separates Bal Harbour from the corridors around it.
The thirteen oceanfront buildings
In address order, south to north up Collins Avenue. The “figures in circulation” column shows how many different unit counts live sources currently publish for that building.
| Complex | Address | Figures in circulation | Published range | Verified |
|---|---|---|---|---|
| 1. Majestic Tower | 9601 Collins Ave | 5 | 153 – 208 | No |
| 2. St. Regis Bal Harbour | 9701 · 9703 · 9705 Collins Ave | 5 | 267 – 282 | No |
| 3. The Balmoral | 9801 Collins Ave | 3 | 420 – 429 | No |
| 4. Bal Harbour Tower | 9999 Collins Ave | 1 | 116 | No — partial sweep |
| 5. The Palace of Bal Harbour | 10101 Collins Ave | 5 | 102 – 278 | No |
| 6. Bal Harbour 101 | 10155 Collins Ave | 2 | 171 – 172 | No |
| 7. Tiffany of Bal Harbour | 10175 Collins Ave | 3 | 135 – 150 | No |
| 8. The Plaza of Bal Harbour | 10185 Collins Ave | 3 | 255 – 301 | No |
| 9. Oceana Bal Harbour | 10201 · 10203 Collins Ave | 5 | 236 – 240 | Yes — 240 units |
| 10. Kenilworth | 10205 Collins Ave | 3 | 148 – 151 | No |
| 11. Bellini | 10225 Collins Ave | 3 | 77 – 81 | No |
| 12. Harbour House | 10275 Collins Ave | 3 | 449 – 457 | No |
| 13. One Bal Harbour / Ritz-Carlton | 10295 Collins Ave | 3 | 183 – 185 residences | No |
Two notes on what counts as a complex, because published lists almost never state their rules — which is why versions of twelve, thirteen and fourteen all circulate:
- The St. Regis is one complex of three buildings and One Bal Harbour / Ritz-Carlton is one complex of two connected towers. I count each as one. That is my reading from the ground.
- Two are excluded: the Sea View, which is a hotel, and Rivage Bal Harbour (10245 Collins Ave), which is under construction and whose declaration has not yet been recorded. Rivage is analyzed separately on its own page.
How many declarations of condominium exist is a separate and still-open question: the St. Regis may be one or three, and 10295 Collins one or two. No published source uses the word “declaration.”
The forty-four figures
Adding the thirteen rows above, there are forty-four distinct unit counts published by live sources for thirteen buildings. The count includes residential unit figures only — not hotel rooms, not combined totals.
The pattern is not random. In the source sweep of 24 September 2026, nineteen pages contradicted themselves — publishing one number in their prose and a different number in their own spec table, on the same page. The cause looks consistent: a template field fed from listing data sitting next to hand-written copy taken from somewhere else.
Some specifics:
- The Palace of Bal Harbour — one source publishes 104 and 278 on the same page. The largest internal contradiction found anywhere in this exercise.
- Majestic Tower — a 55-unit gap between the lowest and highest claims. A single source publishes both 207 and 153.
- The Balmoral — the building’s own branded site publishes 423 and 429 on the same page.
- Kenilworth — one agency describes this eighteen-storey tower as “a luxury single family house.”
One building is verified. Oceana Bal Harbour: 240 units and 652,458 square feet, per Exhibit “3” to the Substantial Completion Amendment, CFN 2016R0665037, OR 30312/332, surveyor-certified by Leiter, Perez & Associates from field measurements taken 14 October 2016. All three recorded amendments were read; none alters the count.
The remaining twelve will be verified one at a time, each with its own page. This table updates every time one is settled.
Price per square foot across the thirteen Bal Harbour buildings
Bal Harbour’s median is $1,007 per square foot, and no building in the village has that median. Between the most expensive and the least there is almost six times the difference, inside 0.6 square miles.
| Building | Closed | Median | Range | Built |
|---|---|---|---|---|
| Oceana Bal Harbour | 37 | $2,534 | $1,274–$4,490 | 2016 |
| St. Regis Bal Harbour | 28 | $2,273 | $1,943–$2,829 | 2011 |
| One Bal Harbour | 18 | $1,569 | $1,192–$2,324 | 2007 |
| Majestic Tower | 13 | $1,398 | $1,016–$2,491 | 1998 |
| Bellini | 8 | $1,257 | $737–$1,416 | 2004 |
| The Palace at Bal Harbour | 6 | $1,097 | $866–$1,270 | 1994 |
| Bal Harbour Tower | 15 | $960 | $790–$1,316 | 1990 |
| Balmoral | 41 | $937 | $473–$2,376 | 1977 |
| Harbour House | 43 | $894 | $661–$1,642 | 1964 |
| Kenilworth | 13 | $777 | $544–$980 | 1975 |
| Bal Harbour 101 | 19 | $673 | $475–$1,591 | 1978 |
| The Tiffany of Bal Harbour | 19 | $623 | $382–$818 | 1982 |
| The Plaza of Bal Harbour | 32 | $430 | $265–$1,059 | 1965 |
292 closed sales between 27 October 2023 and 11 October 2026. Price per square foot is computed on the area published in the MLS listing, which is how it is normally computed. At Oceana, the one building whose declaration I have read unit by unit, 16 of 29 comparable sales give the same figure on either area and 11 come out between 0.3% and 6.2% higher on the recorded one.
Above a thousand dollars a foot, the order follows year of construction almost exactly: one inversion in fifteen pairs, Majestic Tower of 1998 above Bellini of 2004. Below that figure the relationship disappears: nine inversions in twenty-one pairs. Harbour House, built 1964, sells above three newer buildings and for more than twice The Plaza, built a year later. In the upper half of the village you are paying for age. In the lower half, age stops explaining price.
The thousand-dollar line and the 1990s line are the same line: the six buildings completed from 1994 onward all sell above it and the seven completed in 1990 or earlier all sell below it, without a single exception across forty-two pairs.
Choosing the building is half the decision. The other half is which apartment: at Balmoral, a single 1977 building, sales run from $473 to $2,376 per square foot.
Rivage Bal Harbour, the fourteenth building, does not appear: it is under construction and has no closed sale.
Why Bal Harbour doesn’t feel like Miami
The short answer is in the land area figure: 0.6 square miles with one business district. The long answer you walk.
The coquina path behind the buildings
Between the back of the buildings and the dune runs a coquina path — crushed shell, packed hard, firm underfoot rather than loose sand. It runs north to south the length of the oceanfront, edged by clipped sea grape on the beach side and gardens on the building side. It is maintained daily.
That path is distinct from the 102 Street Beach Access Path, which is the perpendicular access from the street to the beach. That one is paved: the Village describes it as “a 25-foot wide, soldier-paver lined path with IPE wood benches and shaded areas,” with a stainless-steel body and foot shower, designed by landscape architect Enzo Enea. Access is residents-only through locked gates. Since spring 2026 it opens with the Bal Harbour All Access Card, obtained at Bal Harbour Waterfront Park with proof of residency and photo identification.
The Collins Avenue sidewalks
The Collins Avenue sidewalks in Bal Harbour are not poured concrete. They are large-format stone slabs laid in a banded pattern, with palms planted along them and a grass strip between the walk and the roadway. The Village describes itself as “a one-mile long oasis of lush coastal beauty,” and that detail — the material underfoot — is the most concrete way that sentence turns out to be true.
One business district
Bal Harbour Shops is the village’s only business district, and the Village says so itself in its audited report. There is no continuous commercial strip. The rest of Collins Avenue inside the village is residential: buildings, gardens, and the planted median.
That is what produces the feeling buyers describe and can’t quite name. It isn’t that Bal Harbour is exclusive. It’s that it is small and almost entirely residential, and that is an eighty-year-old zoning decision, not a marketing campaign.
Bal Harbour compared with Sunny Isles Beach
The most useful comparison is with the corridor immediately north. Both sets of figures come from each municipality’s own audited annual financial report for the same fiscal year, 2024.
| Item | Bal Harbour Village | Sunny Isles Beach |
|---|---|---|
| Incorporated | 1946 | 16 June 1997 |
| Land area | ~0.6 square miles | 1.78 square miles |
| Population | 3,035 | 22,788 |
| Form of government | Council-Manager | Council-Manager |
Sunny Isles Beach has seven and a half times the population of Bal Harbour in three times the land area. Computed from those figures, its density is roughly 2.5 times Bal Harbour’s. (That last number is my arithmetic on a land area the Village publishes rounded to 0.6, not a published figure.)
The difference in character is also stated by the municipalities themselves. Sunny Isles Beach describes its development as the “replacement of old motels with the redevelopment of luxurious high-rise residential condominiums,” and notes that “the luxury residential component is one of the main economic engines of our City.” Bal Harbour describes a balance “that establishes a high quality of life for families.”
Fifty-one years separate the two incorporations. Bal Harbour was planned as a village in 1946; Sunny Isles Beach incorporated in 1997, mid-redevelopment cycle. You can see the difference from the sidewalk.
What is not yet verified
I publish this with the gaps marked, because a page that pretends not to have any is no use for checking anything.
- Twelve of the thirteen unit counts. Only Oceana is verified against the record. No figure marked “No” in the table should be treated as fact.
- The number of condominium declarations at the St. Regis (one or three?) and at 10295 Collins (one or two?).
- The published code, and what has not been checked against it. The Village Code on Municode is current through the supplement of 29 September 2026. Several of the sections cited on this page have not been checked against that version; queries are with the Village Clerk.
- The street sweeping schedule. Query is with Public Works.
Below a thousand dollars a foot, year of construction stops explaining price and I have not established what does. Position, view, state of renovation and land are candidates; none of them is measured here.
Each of these gaps is closed publicly on this page, dated, as answers arrive.
Method and sources
What counts as verified. Only a figure read off the recorded Declaration of Condominium, or a recorded amendment restating the unit schedule, in Miami-Dade Official Records. Not the MLS, not a brochure, not a directory.
What counts as a complex. Thirteen, on my reading from the ground: the St. Regis as one complex of three buildings, One Bal Harbour / Ritz-Carlton as one complex of two connected towers. The Sea View (a hotel) and Rivage (unfinished) are excluded.
How the forty-four were counted. The sum of distinct residential unit figures published by live sources for each of the thirteen complexes. Hotel rooms, fractional units and combined totals are not included.
Dates. Published-source sweep: 24 September 2026. Photographs: 27 September 2026. Municipal figures: fiscal year 2024 for both municipalities.
The price-per-foot figures come from an MLS export of closed Bal Harbour sales, 27 October 2023 to 11 October 2026: 293 records, of which 292 enter the table. One was excluded — a listing carrying Bal Harbour in its city field for an address that is in Surfside.
Primary municipal sources:
- Bal Harbour Village, Annual Comprehensive Financial Report, fiscal year ended 30 September 2024.
- City of Sunny Isles Beach, Annual Comprehensive Financial Report, fiscal year 2024.
- Bal Harbour Village, official page for the 102 Street Beach Access Path.
- Bal Harbour Village, official Village Code page.
- Miami-Dade County, Official Records — CFN 2016R0665037, OR 30312/332.
Building pages
Each of the thirteen complexes gets its own page, with the count verified against the record and the building analyzed. Published so far:
- Oceana Bal Harbour — 10201 · 10203 Collins Ave, 240 units
- Rivage Bal Harbour — 10245 Collins Ave, under construction
The rest publish in order. This page updates with each one.
Every leasing clause in the corridor’s fourteen oceanfront condominiums, quoted from the recorded declaration with its Clerk’s File Number: Bal Harbour condo rental rules, building by building.
What the corridor has actually returned, measured rather than claimed: 621 matched resales from 2006 to 2026, building by building, net of selling costs.
What a seller faces on a crowded line, priced from the public record: five asks on one line, 23.8% apart, and nothing closing. And one tier north, what the brand premium buys: three St. Regis towers, three different scarcities.
Ask about a specific building
If you are looking at a particular building in Bal Harbour and want the recorded figures rather than the published ones, write to me directly. I will tell you what the record says, including when it contradicts the listing.
Once a month I publish a corridor analysis with figures verified against the record rather than against brochures. If you want to receive it, register here.