Every Oceana Bal Harbour sale since delivery
By Ariel Lima ·
One hundred and twenty-six closed transactions, August 2016 to July 2026: what each seller first asked, every reduction along the way, and what the apartment finally brought. Price per square foot is calculated on the area recorded in the declaration, not the area published in the listing.
The Oceana Bal Harbour building page describes the property; this page records what has been paid for it.
For how Oceana’s resales compare with the rest of the corridor, 621 matched resales across the thirteen oceanfront buildings measure what owners actually kept after selling costs.
What the record shows
Between August 2016 and July 2026 there were 126 closed transactions at Oceana Bal Harbour, across 102 apartments. Twenty-two of those apartments sold more than once, and two sold three times. One of the two, 1701 S, went from $8,475,000 in January 2020 to $14,500,000 in July 2026, and the last of those three sales was never listed.
One hundred and sixteen of the 126 were listed on the MLS with a recorded asking price. Two of those are set aside, and marked in the table below: the developer’s own 2014 contract, which closed in 2017 at exactly the figure it was written at, and a sale that went under contract one day after it was published, in December 2017. Neither had a marketing period, and this page is about what happens during one.
That leaves 114. This is what those sellers asked, and what they received.
The pattern that runs through it is not about the building. It is about what happens after a price is published.
Seventy-three sellers never reduced their asking price. They closed a median of 109 days later, at 6.78% below what they asked.
Forty-one reduced at least once. They closed at 14.31% below their original figure, and waited a median of 210 days to do it.
The distance widens with each reduction.
| Price cuts | n | Mean vs original ask | Median days to contract |
|---|---|---|---|
| 0 | 73 | −6.78% | 109 |
| 1 | 26 | −12.90% | 180 |
| 2 | 8 | −15.49% | 236 |
| 3 | 3 | −20.62% | 216 |
| 4 | 1 | −30.23% | 695 |
| 5 | 1 | −26.52% | 209 |
| 6 | 1 | −19.02% | 334 |
| 31 | 1 | +10.19% | 1,834 |
One apartment does not fit, and it is worth more than the rule.
Listing A10246210 opens in April 2017. Over the next two years the price comes down thirty-one times — several of those by ten and twenty thousand dollars — to $4,298,000. Then it stops. Over the three years that follow it is raised eight times, to $5,995,000. It closed in June 2022 at $5,950,000, which is 10.19% above the earliest figure in its record, 1,834 days after that record begins.
It is one of two apartments here that reduced and still finished ahead of where it started — the other, 905 S, needed one reduction and 532 days rather than thirty-one and 1,834. What both did differently was not sell while they were reducing.
Every sale, 2016 to 2026
| Unit | Tower | First asked | Cuts | Last asked | Sold | vs first ask | Days | Declaration sq ft | $/ft advertised | $/ft recorded |
|---|---|---|---|---|---|---|---|---|---|---|
| 2601 | S | $38,500,000 | 1 | $35,900,000 | $29,000,000 | −24.7% | 270 | $3,897 | ||
| 2101 | S | $25,000,000 | $3,359 | |||||||
| 2803 | S | $25,000,000 | 0 | $25,000,000 | $22,000,000 | −12.0% | 102 | $4,245 | ||
| UPH2803 | S | $23,950,000 | 0 | $23,950,000 | $22,000,000 | −8.1% | 41 | $4,490 | ||
| PH01N – 2701N | N | $23,500,000 | 0 | $23,500,000 | $21,500,000 | −8.5% | 209 | 7,534 | $2,854 | $2,854 |
| 2802 UPHE | S | $24,000,000 | 3 | $22,000,000 | $19,137,660 | −20.3% | 97 | $3,269 | ||
| 2001 | N | $19,950,000 | 1 | $18,950,000 | $17,950,000 | −10.0% | 612 | $2,412 | ||
| 2001 | N | $20,500,000 | 0 | $20,500,000 | $17,500,000 | −14.6% | 190 | $2,352 | ||
| 2001 | S | $16,000,000 | 3,992 | $4,008 | $4,008 | |||||
| UPH2803 | S | $16,750,000 | 0 | $16,750,000 | $14,900,000 | −11.0% | 24 | |||
| 1701 | S | $14,500,000 | 3,992 | $3,632 | $3,632 | |||||
| UPH02E † | S | $14,490,000 | 0 | $14,490,000 | $14,490,000 | +0.0% | 1,044 | 5,854 | $2,475 | |
| 701 | N | $14,500,000 | 1 | $13,995,000 | $12,750,000 | −12.1% | 96 | 3,992 | $3,047 | $3,194 |
| 801 | S | $12,900,000 | 1 | $12,900,000 | $12,500,000 | −3.1% | 18 | 3,992 | $2,987 | $3,131 |
| 1801S | S | $12,900,000 | 0 | $12,900,000 | $12,350,000 | −4.3% | 15 | 3,992 | $2,951 | $3,094 |
| 2601 | N | $14,500,000 | 1 | $13,500,000 | $11,800,000 | −18.6% | 133 | 3,992 | $2,820 | $2,956 |
| 2601 | N | $11,900,000 | 0 | $11,900,000 | $11,500,000 | −3.4% | 44 | 3,992 | $2,748 | $2,881 |
| 1702 | N | $11,250,000 | 0 | $11,250,000 | $10,875,000 | −3.3% | 42 | 3,450 | $3,028 | $3,152 |
| 1701 | S | $12,995,000 | 1 | $11,995,000 | $10,650,000 | −18.0% | 308 | 3,992 | $2,545 | $2,668 |
| 2301 | S | $10,995,000 | 0 | $10,995,000 | $10,500,000 | −4.5% | 730 | 3,992 | $2,630 | $2,630 |
| 2401 | S | $10,890,000 | 0 | $10,890,000 | $10,465,000 | −3.9% | 162 | 3,992 | $2,621 | $2,621 |
| 701 S | S | $9,950,000 | 0 | $9,950,000 | $9,950,000 | +0.0% | 18 | 3,992 | $2,492 | $2,492 |
| 1402 | N | $9,500,000 | 0 | $9,500,000 | $9,500,000 | +0.0% | 23 | 3,450 | $2,754 | $2,754 |
| 1802 | S | $9,995,000 | 0 | $9,995,000 | $9,350,000 | −6.5% | 100 | 3,450 | $2,603 | $2,710 |
| 2003 | N | $10,500,000 | 2 | $9,750,000 | $9,250,000 | −11.9% | 251 | 3,464 | $2,564 | $2,670 |
| 2502 | S | $9,585,000 | 0 | $9,585,000 | $9,100,000 | −5.1% | 22 | 3,450 | $2,638 | $2,638 |
| 1201 | N | $10,900,000 | 1 | $9,999,000 | $8,940,000 | −18.0% | 664 | 3,992 | $2,239 | $2,239 |
| 2103 | S | $8,400,000 | 0 | $8,900,000 | $8,900,000 | +6.0% | 120 | 3,264 | $2,727 | $2,727 |
| 1602 | N | $8,900,000 | 3,450 | $2,580 | $2,580 | |||||
| 1403 | N | $9,885,000 | 1 | $9,495,000 | $8,725,000 | −11.7% | 124 | 3,345 | $2,608 | $2,608 |
| 1601S | S | $9,900,000 | 2 | $8,900,000 | $8,600,000 | −13.1% | 405 | 3,992 | $2,055 | $2,154 |
| 2403 | S | $9,050,000 | 0 | $9,050,000 | $8,500,000 | −6.1% | 113 | 3,264 | $2,604 | $2,604 |
| 2402 | S | $8,499,000 | 0 | $8,799,000 | $8,500,000 | +0.0% | 146 | 3,450 | $2,464 | $2,464 |
| 1701 | S | $9,000,000 | 0 | $9,000,000 | $8,475,000 | −5.8% | 84 | 3,992 | $2,123 | $2,123 |
| 2501 | S | $8,900,000 | 0 | $8,900,000 | $8,150,000 | −8.4% | 109 | 3,992 | $2,042 | $2,042 |
| 1802 | N | $8,300,000 | 0 | $8,300,000 | $8,000,000 | −3.6% | 141 | 3,450 | $2,319 | $2,319 |
| 1601 | N | $8,000,000 | 3,992 | $2,004 | $2,004 | |||||
| 2103 | N | $7,900,000 | 0 | $7,900,000 | $7,900,000 | +0.0% | 204 | 3,464 | $2,190 | $2,281 |
| 806 | S | $8,400,000 | 0 | $8,400,000 | $7,875,000 | −6.2% | 16 | 2,531 | $3,000 | $3,111 |
| 1901 ‡ | N | $8,985,000 | 0 | $8,985,000 | $7,800,000 | −13.2% | 1 | 3,992 | $1,954 | $1,954 |
| 1903N | N | $7,499,000 | 0 | $7,499,000 | $7,350,000 | −2.0% | 131 | 3,464 | $2,122 | $2,122 |
| 1701 | N | $7,999,000 | 1 | $7,499,000 | $7,237,500 | −9.5% | 129 | 3,992 | $1,729 | $1,813 |
| 1001 | S | $9,238,000 | 0 | $9,238,000 | $7,100,000 | −23.1% | 288 | 3,992 | $1,779 | $1,779 |
| 501 | S | $7,995,000 | 0 | $7,995,000 | $7,100,000 | −11.2% | 59 | $3,305 | ||
| 1002 | N | $7,350,000 | 0 | $7,350,000 | $7,100,000 | −3.4% | 20 | 2,121 | $3,347 | $3,347 |
| 1603 S | S | $7,850,000 | 0 | $7,850,000 | $7,050,000 | −10.2% | 81 | 3,264 | $2,160 | $2,160 |
| 2402 | S | $6,900,000 | 3,450 | $2,000 | $2,000 | |||||
| 701 | N | $7,900,000 | 1 | $7,700,000 | $6,850,000 | −13.3% | 579 | 3,992 | $1,716 | $1,716 |
| 1002 | N | $6,500,000 | 0 | $6,500,000 | $6,700,000 | +3.1% | 57 | 2,121 | $3,159 | $3,159 |
| 2306 | S | $7,295,000 | 2 | $6,950,000 | $6,575,000 | −9.9% | 221 | 2,526 | $2,505 | $2,603 |
| 2406 | S | $8,400,000 | 3 | $6,950,000 | $6,562,500 | −21.9% | 216 | 2,526 | $2,500 | $2,598 |
| 1403 | N | $7,150,000 | 1 | $6,975,000 | $6,500,000 | −9.1% | 172 | 3,345 | $1,943 | $1,943 |
| 902 | S | $6,850,000 | 0 | $6,850,000 | $6,450,000 | −5.8% | 97 | 2,121 | $3,041 | $3,041 |
| 1706 | S | $7,000,000 | 0 | $7,000,000 | $6,400,000 | −8.6% | 38 | 2,526 | $2,534 | $2,534 |
| 502 | S | $6,500,000 | 0 | $6,500,000 | $6,350,000 | −2.3% | 24 | 2,019 | $2,981 | $3,145 |
| 802 | S | $6,500,000 | 0 | $6,500,000 | $6,300,000 | −3.1% | 61 | 2,121 | $2,970 | $2,970 |
| 1902N | N | $6,800,000 | 0 | $6,999,000 | $6,250,000 | −8.1% | 378 | 3,450 | $1,812 | $1,812 |
| 504/505N | N | $8,200,000 | 5 | $6,450,000 | $6,025,000 | −26.5% | 209 | $2,028 | ||
| 302 | N | $6,200,000 | 0 | $6,200,000 | $5,950,000 | −4.0% | 146 | 2,019 | $2,793 | $2,947 |
| 906E | S | $5,400,000 | 31 | $5,995,000 | $5,950,000 | +10.2% | 1,834 | 2,531 | $2,267 | $2,351 |
| 1006 | S | $6,555,000 | 0 | $6,555,000 | $5,900,000 | −10.0% | 262 | 2,531 | $2,331 | $2,331 |
| 202 | N | $6,200,000 | 0 | $6,200,000 | $5,800,000 | −6.5% | 74 | 2,114 | $2,744 | $2,744 |
| 2607 | S | $5,900,000 | 0 | $5,900,000 | $5,700,000 | −3.4% | 31 | 2,226 | $2,553 | $2,561 |
| 1902 | S | $6,699,000 | 3 | $5,900,000 | $5,378,000 | −19.7% | 296 | 3,450 | $1,559 | $1,559 |
| 1006E | S | $5,650,000 | 0 | $5,650,000 | $5,350,000 | −5.3% | 202 | 2,531 | $2,114 | $2,114 |
| 401 | N | $5,500,000 | 0 | $5,500,000 | $5,300,000 | −3.6% | 17 | $2,467 | ||
| 1403S | S | $6,000,000 | 1 | $5,400,000 | $5,250,000 | −12.5% | 129 | 3,264 | $1,608 | $1,608 |
| 1402S | S | $6,297,700 | 1 | $5,900,000 | $5,200,000 | −17.4% | 609 | 3,450 | $1,448 | $1,507 |
| 401S | S | $5,895,000 | 1 | $5,995,000 | $5,100,000 | −13.5% | 210 | $1,219 | ||
| 302 | N | $5,950,000 | 2 | $5,650,000 | $5,100,000 | −14.3% | 254 | 2,019 | $2,526 | $2,526 |
| 1906 | S | $5,750,000 | 0 | $5,750,000 | $5,025,000 | −12.6% | 78 | 2,526 | $1,914 | $1,989 |
| 1706 | S | $5,999,000 | 0 | $5,999,000 | $4,525,000 | −24.6% | 111 | 2,526 | $1,724 | $1,791 |
| 502 | S | $4,799,000 | 0 | $4,999,000 | $4,500,000 | −6.2% | 236 | 2,019 | $2,103 | $2,229 |
| 1107 | S | $4,500,000 | 2,233 | $2,015 | $2,015 | |||||
| 601N | N | $4,699,000 | 0 | $4,699,000 | $4,275,000 | −9.0% | 86 | $1,990 | ||
| 1807W | S | $4,295,000 | 0 | $4,295,000 | $4,200,000 | −2.2% | 22 | 2,226 | $1,887 | $1,887 |
| 1202 | N | $4,199,000 | 0 | $4,199,000 | $4,100,000 | −2.4% | 410 | 2,110 | $1,943 | $1,943 |
| 611 | S | $4,350,000 | 0 | $4,350,000 | $4,040,000 | −7.1% | 119 | 1,805 | $2,107 | $2,238 |
| 2107W | S | $3,949,900 | 0 | $4,250,000 | $4,000,000 | +1.3% | 989 | 2,226 | $1,797 | $1,797 |
| 511 | S | $4,200,000 | 0 | $4,200,000 | $3,950,000 | −6.0% | 537 | 1,805 | $2,188 | $2,188 |
| 1807 | S | $4,274,000 | 0 | $4,274,000 | $3,900,000 | −8.8% | 280 | 2,226 | $1,752 | $1,752 |
| 902SE | S | $5,375,000 | 4 | $3,990,000 | $3,750,000 | −30.2% | 695 | 2,121 | $1,659 | $1,768 |
| 511 | S | $3,950,000 | 0 | $3,950,000 | $3,750,000 | −5.1% | 53 | 1,805 | $2,078 | $2,078 |
| 201 | S | $5,040,000 | 0 | $5,040,000 | $3,700,000 | −26.6% | 28 | $1,723 | ||
| 302 | S | $4,200,000 | 0 | $4,200,000 | $3,700,000 | −11.9% | 295 | 2,019 | $1,833 | $1,833 |
| 903 | N | $3,800,000 | 0 | $3,800,000 | $3,700,000 | −2.6% | 15 | 1,576 | $2,267 | $2,348 |
| 1102 | N | $4,195,000 | 0 | $4,195,000 | $3,650,000 | −13.0% | 194 | 2,121 | $1,721 | $1,721 |
| 1507 | S | $4,299,000 | 1 | $3,790,000 | $3,625,000 | −15.7% | 920 | 2,226 | $1,628 | $1,628 |
| 211 | N | $3,980,000 | 1 | $3,750,000 | $3,600,000 | −9.5% | 19 | 1,799 | $1,994 | $2,001 |
| 201 | N | $4,200,000 | 1 | $3,750,000 | $3,600,000 | −14.3% | 210 | $1,675 | ||
| 301 | S | $4,199,000 | 1 | $3,999,000 | $3,550,000 | −15.5% | 72 | $1,653 | ||
| 603 | N | $3,975,000 | 0 | $3,975,000 | $3,550,000 | −10.7% | 119 | 1,495 | $2,346 | $2,375 |
| 902N | N | $4,700,000 | 2 | $4,125,000 | $3,500,000 | −25.5% | 707 | 2,121 | $1,567 | $1,650 |
| 1203 | N | $3,950,000 | 0 | $3,950,000 | $3,500,000 | −11.4% | 133 | 1,576 | $2,221 | $2,221 |
| 1105 | N | $3,700,000 | 1 | $3,500,000 | $3,500,000 | −5.4% | 10 | 1,704 | $2,054 | $2,054 |
| 703 | S | $3,550,000 | 1 | $3,400,000 | $3,500,000 | −1.4% | 743 | 1,518 | $2,306 | $2,306 |
| 905 | S | $3,500,000 | 0 | $3,575,000 | $3,450,000 | −1.4% | 61 | 1,704 | $2,025 | $2,025 |
| 311 | S | $3,375,000 | 1,805 | $1,870 | $1,870 | |||||
| 201 | S | $3,513,000 | 0 | $3,513,000 | $3,350,000 | −4.6% | 272 | $1,560 | ||
| 905 | S | $2,800,000 | 1 | $3,200,000 | $3,200,000 | +14.3% | 532 | 1,704 | $1,800 | $1,878 |
| 305 | S | $3,250,000 | 0 | $3,250,000 | $3,100,000 | −4.6% | 42 | 1,707 | $1,819 | $1,816 |
| 405 | N | $3,025,000 | 1,707 | $1,775 | $1,772 | |||||
| 1203 | N | $3,100,000 | 0 | $3,100,000 | $3,000,000 | −3.2% | 128 | 1,576 | $1,904 | $1,904 |
| 303 | N | $3,010,000 | 0 | $3,130,000 | $2,950,000 | −2.0% | 239 | 1,513 | $1,950 | $1,950 |
| 303 | S | $3,350,000 | 0 | $3,350,000 | $2,880,000 | −14.0% | 95 | 1,459 | $1,974 | $1,974 |
| 903 | N | $3,299,000 | 2 | $3,200,000 | $2,857,500 | −13.4% | 153 | 1,576 | $1,813 | $1,813 |
| 503 | N | $3,100,000 | 2 | $2,850,000 | $2,825,000 | −8.9% | 175 | 1,513 | $1,867 | $1,867 |
| 204 | S | $3,200,000 | 0 | $3,200,000 | $2,750,000 | −14.1% | 435 | 1,752 | $1,570 | $1,570 |
| 611 | S | $3,395,000 | 1 | $2,995,000 | $2,750,000 | −19.0% | 96 | 1,805 | $1,435 | $1,524 |
| 305 | N | $2,985,000 | 0 | $2,985,000 | $2,750,000 | −7.9% | 219 | 1,707 | $1,614 | $1,611 |
| 204 | N | $3,100,000 | 1 | $2,950,000 | $2,750,000 | −11.3% | 239 | 1,752 | $1,570 | $1,570 |
| 601SW | S | $2,800,000 | 0 | $2,800,000 | $2,700,000 | −3.6% | 30 | 1,805 | $1,408 | $1,496 |
| 403 | N | $3,100,000 | 1 | $2,999,000 | $2,675,000 | −13.7% | 187 | 1,513 | $1,768 | $1,768 |
| 403 | N | $2,982,000 | 0 | $2,982,000 | $2,600,000 | −12.8% | 207 | 1,513 | $1,718 | $1,718 |
| 405 | S | $3,149,000 | 6 | $2,650,000 | $2,550,000 | −19.0% | 334 | 1,707 | $1,496 | $1,494 |
| 311 | N | $2,595,000 | 0 | $2,595,000 | $2,550,000 | −1.7% | 229 | 1,805 | $1,413 | $1,413 |
| 211 | N | $2,699,000 | 0 | $2,699,000 | $2,500,000 | −7.4% | 214 | 1,799 | $1,385 | $1,390 |
| 411 | N | $2,550,000 | 0 | $2,550,000 | $2,500,000 | −2.0% | 314 | 1,805 | $1,385 | $1,385 |
| 804 | N | $2,375,000 | 0 | $2,375,000 | $2,375,000 | +0.0% | 22 | 1,256 | $1,875 | $1,891 |
| 211 | S | $3,275,000 | 0 | $3,275,000 | $2,300,000 | −29.8% | 496 | 1,805 | $1,274 | $1,274 |
| 1104 | N | $2,650,000 | 1 | $2,495,000 | $2,200,000 | −17.0% | 131 | 1,267 | $1,736 | $1,736 |
| 1104 | S | $2,175,000 | 1,267 | $1,717 | $1,717 | |||||
| 404 | N | $2,150,000 | 0 | $2,150,000 | $2,050,000 | −4.7% | 10 | 1,171 | $1,618 | $1,751 |
| 605 | N | $2,190,000 | 2 | $1,990,000 | $1,600,000 | −26.9% | 140 | 1,690 | $900 | $947 |
| 904 | S | $1,695,000 | 0 | $1,695,000 | $1,600,000 | −5.6% | 22 | 1,256 | $1,263 | $1,274 |
| 604 | N | $1,390,000 | 1 | $1,280,000 | $900,000 | −35.3% | 140 | 1,257 | $700 | $716 |
Not counted in the 114. † Developer sale. ‡ Under contract one day after publication.
The ten that were never listed
Ten of these 126 transactions carry no asking price, because they were never listed. They are shown separately and excluded from every figure above: a sale with no marketing period cannot be measured against one that had one.
Four of them read closely.
#2001 was listed in December 2020 at $10,900,000 and cancelled 186 days later. It sold off-market at $16,000,000.
#1107 was listed in October 2021 at $4,230,000 and cancelled after 29 days. Four months later it sold off-market at $4,500,000 — $270,000 above the price it had been unable to get on the open market.
#1602 was listed at $7,200,000 in 2018 and cancelled. Listed again at $7,500,000 in 2019 and expired after 449 days. Listed a third time at $9,999,000 in 2024 and expired after 358. Between the second attempt and the third, it sold off-market at $8,900,000.
#2402 sold off-market at $6,900,000 in October 2021. Two weeks later it was listed on the MLS. In July 2022 it closed at $8,500,000.
Sources and method
Figures as of 9 October 2026.
Prices and marketing histories are from the Southeast Florida MLS. Areas used to calculate price per square foot are from Exhibit 3 to the Second Amendment to the Declaration of Oceana Bal Harbour Condominium, CFN 2016R0665037, OR Book 30312, Pages 332–388, recorded 17 November 2016.
The developer published different figures for the same apartments, and the Oceana Bal Harbour floor plans reproduce them plan by plan.
Seventeen of the 126 transactions show no price per square foot, for three different reasons.
Nine are apartments whose MLS record does not state an orientation. On the 01, 02 and 03 lines, two orientations sharing a unit number have different recorded areas, and without the orientation there is no way to choose between them. I have not guessed at those.
Five are apartments that were joined to a neighbour and sold as a single residence. Three are at penthouse level and carry an MLS unit number that does not appear in Exhibit 3 under that form.
I assembled this one listing at a time. The summary statistics the MLS produces do not separate a seller who reduced three times from one who never reduced at all, and that separation is the entire table.
The areas recorded in the declaration for all 240 apartments, with the county and developer figures, are in the size table.
I represent buyers and sellers at Oceana Bal Harbour. When an owner here asks me what their apartment is worth, this is the record I price from.
Alerts for this building
What closes here, and notice when something moves, on-market or off. Name a line if you have one, or leave it blank for the whole building.