300 South Pointe Drive · South of Fifth, Miami Beach. Purchase options, residence comparisons and a focused buyer search.
Compare the home, the budget and the building records. The same price or bedroom count can still lead to a different choice.
Start with sale listings at 300 South Pointe Drive. Then compare the homes you would want to own. Check layout, outlook, condition, outdoor space and recurring costs, even when bedroom counts match.
Browse Portofino Tower sale listings
The linked saved search uses a mapped area and includes several property types, with active, under-contract, coming-soon and pending statuses selected. Verify each result’s address, property type and current status before relying on availability. Search reviewed November 1, 2026; results can change.
Send Adrian the listings you like. He can help plan showings and compare the details that matter to your use. His listing-side experience helps frame questions about presentation, condition, supporting records and negotiation.
Portofino Tower building overview / Condos for Sale
Two selected historical closed-sale observations, one report per residence. They are not current offers or a matched condition/outlook comparison. Reported bedroom and area labels need residence-specific confirmation.
Compare the home you would enjoy living in. Then check its ownership costs. The same recorded purchase price can come with different room arrangements, floors and interior sizes.
Compare the home | 1702 | 1001 |
|---|---|---|
Reported closed price | $3,100,000 | $3,100,000 |
Reported bedrooms | 2 | 3 |
Reported interior area | 2,040 sq ft | 2,340 sq ft |
Reported floor | 17 | 10 |
MLS closing date | January 9, 2026 | July 28, 2026 |
Compare the rooms
Put the applicable plans side by side. Identify which arrangement fits your daily use.
Inspect what changes the choice
Compare each main room’s outlook, privacy, current condition and any work you would want.
Obtain each home’s current billing, assessment schedule and your acquisition estimate.
These are two historical closed-sale observations, not current offers or a claim that their condition, views, terms or carrying costs were equivalent. Sources: MIAMI MLS A11910480 (1702) and A12025003 (1001), controlling October 31 workbook; reviewed November 1, 2026. Reported bedrooms and areas require residence-specific confirmation.
Closed January 9, 2026. The MLS reports 2 bedrooms and 2,040 interior square feet on floor 17. This example asks whether the particular layout and outlook fit better than a larger home lower in the building.
Closed July 28, 2026. The MLS reports 3 bedrooms and 2,340 interior square feet on floor 10. This example offers a different reported room count and size at the same recorded purchase amount.
Make the trade-off explicit. Put the two actual floor plans side by side, compare the outlook from the main rooms, identify any work you would want, and obtain each unit’s billing and assessment schedule. A larger residence may fit better; a smaller residence with the right arrangement may also fit better. Price alone cannot make that decision.
Before booking showings, send the shortlist, your intended use, timing and cash/financing plan. Use the residence brief for the tour checklist and compare acquisition cash and ongoing ownership costs.
Compare my Portofino purchase shortlist
Hi Adrian, please help me compare Portofino purchase options. Units or links: [homes]. Purchase budget: [budget]. Cash or financing: [plan]. Intended use and timing: [details]. My main trade-off is [layout, view, terrace, condition or cost].
Review the draft in your messaging app before sending. If a text app opens without the message, copy the suggested wording.
The rental packet is not a complete purchaser-approval procedure. Ask management for the current purchase/resale package and required steps before relying on a timeline. Adrian’s buyer services explain the broader representation process.
Obtain the actual plan and identify the source of the reported interior area. Look at room dimensions, circulation, usable bedrooms and work space. A similar unit-number suffix or bedroom count does not prove an identical layout.
Compare orientation, daylight, privacy and the outdoor area belonging to the residence. Review the view from the actual home and the condition of its balcony or terrace. Another unit’s photographs do not establish your outlook.
Ask what was changed, when, and which plans or permits support the work. Inspect finishes, systems and any items needing attention. Separate what the photographs show from what a professional inspection needs to establish.
Identify the spaces and storage rights included with the purchase and the relevant assignment records. Check the route from arrival to the home and the facilities important to you. Shared valet service does not establish an assigned parking space.
Sources: condominium declaration §§3.3(a)–(b), PDF pp. 6–7, and §3.4(g), p. 10. These distinguish outdoor-space, storage and parking arrangements; actual residence details require verification.
Ask for the unit’s figures, billing periods and document dates. List recurring charges, one-time costs and estimates separately:
Keep one-time amounts separate from the recurring monthly budget. Read Building Documents & Updates to identify the association records behind the questions.
Source: declaration §23, PDF pp. 42–43, for separate association scope. This worksheet organizes requested figures; it does not publish a current fee, tax or insurance estimate.
Obtain the governing documents and amendments. Add current association and assessment information, plus relevant insurance, reserve, inspection and project records. Check the association, reporting period and scope of each record. A shared-Master policy or financial statement does not establish the Tower’s position.
For work and access, ask which component and locations are affected, what the latest notice says and how your proposed ownership or move may be affected. The February 28, 2025 railing certificate concerns a particular installation; it does not establish completed building recertification or that every facility is open.
Use Amenities to understand the documented facilities and Rules & Policies for permitted use. Confirm current access to any facility essential to your choice.
Sources: declaration §23, PDF pp. 42–43; Balcony Railing Project Engineer report, February 28, 2025, p. 1; engineer extension request, August 24, 2026, p. 1. Current conditions need applicable dated records.
For residences on floors 3–28, the last two digits identify the unit line: 405 is the 05 line on the fourth floor, and 2305 is the same line on the twenty-third floor. The plan still depends on the floor range: the declaration shows three terrace residences on the third floor and nine residences per floor on floors 7–9. Adrian Burke identifies the 05 and 06 lines as Tower 3. Confirm the floor-specific drawing and any changes inside the residence.
For a purchase, compare where the living room, bedrooms and terraces face, not simply the building address or bedroom count. A north-facing lower-floor 05 residence can present a very different outlook from an elevated 01 or 03 residence. Inspect the actual room and terrace views, nearby buildings, afternoon light and privacy.
A typical balcony plan does not describe every third-floor terrace home. Keep third-floor outdoor space, upper-floor variants, duplexes and combined residences in their own comparable sets. The reviewed 03 plan reports 2,550 square feet, while several 03 MLS transactions report 2,340; verify the area basis before applying price per square foot.
Compare Portofino floor plans, unit lines and exposure before treating two residences as direct comparables.
Layout guidance: Adrian Burke’s firsthand building observations, November 1, 2026; recorded condominium declaration floor schedules (PDF pages 59–66) and supplied floor-plan sheets reviewed November 1, 2026. Plan areas and MLS living areas are separate source measurements. See plan sources and measurement notes.
Active listings show the alternatives and asking terms a buyer can consider. Completed sales show historical transactions. Keep dates, condition, configuration, outdoor space and included rights visible when comparing them.
A price-per-square-foot figure is useful only when the area basis and product are comparable. Larger or unusual configurations can distort a simple building average. Ask which completed sales are the strongest references for your chosen residence, which are weaker, and why.
Before deciding on an offer, recheck current competition and the selected home’s status. Market evidence supports a price discussion; inspection findings, costs, financing and your intended use also affect the decision.
Compare the relevant bedroom group before using a building-wide median. The main table covers January 1, 2022–October 30, 2026: four complete calendar years plus 2026 year to date. It provides more observations than the latest year alone while keeping the dates visible.
Bedroom counts follow the listing records. The one-, two- and three-bedroom rows exclude records labelled PH or TH, records reporting at least 4,000 interior square feet, and other bedroom counts. Those appear in the separate larger/other row and need individual comparison. These are analytical groups, not official floor-plan or tower classifications.
Listing group | Closed records | Median sale price | Median price / sq. ft. | Median reported DOM |
|---|---|---|---|---|
1 bedroom | 5 | $1,075,000 | $977 | 174 |
2 bedrooms | 15 | $2,325,000 | $1,152 | 80 |
3 bedrooms | 29 | $3,100,000 | $1,373 | 99 |
Larger / other configurations | 5 | Review individually | Review individually | Review individually |
Each n is the number of usable records for that measure. “Small sample” means 5–9 usable records; a dash means fewer than 5, not zero. The larger/other group combines different configurations, so its medians are not used as a pricing benchmark.
The five one-bedroom closings in the 2022–2026 YTD comparison are dated May 6, 2022–March 11, 2025. That limited, older sample is a historical reference; it does not establish a current one-bedroom value.
Use these results to identify a starting comparison group, then examine the actual plan, outlook, renovation level, outdoor space and included rights. A median is the middle recorded result; it is not a quote for the home you are considering.
In listing photographs, compare the view from living rooms, bedrooms and terraces, nearby-building privacy and the usable shape of outdoor space. Separate actual interiors from virtually staged images; an aerial or common-area photograph does not establish the home’s view. Similar bedroom and area labels can still conceal different layouts and finishes.
This shorter window shows how much of the comparison comes from more recent closings. It overlaps the main table; the rows must not be added together.
Listing group | Closed records | Median sale price | Median price / sq. ft. | Median reported DOM |
|---|---|---|---|---|
1 bedroom | 1 | — | — | — |
2 bedrooms | 9 | $2,350,000 | $1,186 | 90 |
3 bedrooms | 18 | $3,100,000 | $1,373 | 106 |
Larger / other configurations | 2 | Review individually | Review individually | Review individually |
Each n is the number of usable records for that measure. “Small sample” means 5–9 usable records; a dash means fewer than 5, not zero. The larger/other group combines different configurations, so its medians are not used as a pricing benchmark.
Scope | Closed records | Median sale price | Median reported DOM |
|---|---|---|---|
All recorded configurations | 14 | $3,100,000 | 113.5 |
This broader snapshot includes two TH-labelled records reporting 5,450 interior square feet each. It therefore has a different mix from the bedroom comparisons above. Use the 113.5-day reported DOM as historical listing context, not a promised selling or closing timetable.
The table retains the supplied history from 2006 onward. Years through 2025 cover January 1–December 31; 2026 covers January 1–October 30 only. Full-year counts and 2026 YTD are different-length periods.
Closing period | Closed records | Median sale price | Median reported DOM |
|---|---|---|---|
2026 YTD · Jan 1–Oct 30 | 11 | $3,100,000 | 106 |
2025 · Jan 1–Dec 31 | 12 | $2,600,000 | 80 |
2024 · Jan 1–Dec 31 | 7 | $2,700,000 | 167 |
2023 · Jan 1–Dec 31 | 9 | $3,500,000 | 84 |
2022 · Jan 1–Dec 31 | 15 | $2,250,000 | 94 |
2021 · Jan 1–Dec 31 | 26 | $2,275,000 | 163.5 |
2020 · Jan 1–Dec 31 | 4 | — | — |
2019 · Jan 1–Dec 31 | 6 | $2,360,000 | 146.5 |
2018 · Jan 1–Dec 31 | 9 | $1,850,000 | 106 |
2017 · Jan 1–Dec 31 | 7 | $2,216,408 | 148 |
2016 · Jan 1–Dec 31 | 10 | $3,282,500 | 175 |
2015 · Jan 1–Dec 31 | 5 | $3,150,000 | 330 |
2014 · Jan 1–Dec 31 | 10 | $2,175,000 | 149.5 |
2013 · Jan 1–Dec 31 | 17 | $2,100,000 | 89 |
2012 · Jan 1–Dec 31 | 18 | $1,808,625 | 92.5 |
2011 · Jan 1–Dec 31 | 18 | $1,206,500 | 102.5 |
2010 · Jan 1–Dec 31 | 8 | $1,154,016 | 163 |
2009 · Jan 1–Dec 31 | 7 | $1,175,000 | 128 |
2008 · Jan 1–Dec 31 | 10 | $1,400,000 | 96 |
2007 · Jan 1–Dec 31 | 7 | $2,150,000 | 210 |
2006 · Jan 1–Dec 31 | 12 | $1,500,000 | 128 |
Annual medians include all recorded configurations. Changes in the homes sold, condition and outlook can change the median; these figures do not measure repeat-sale appreciation. Small-sample labels and the separate usable counts apply to each measure.
Price per square foot is the median of each sale’s price divided by its reported interior area, rounded to the nearest dollar; it is not the median sale price divided by median area. DOM is the source’s reported days on market, not cumulative exposure or time to closing. Missing values are excluded separately for each measure; valid zero DOM is retained.
Source: supplied MLS export for 300 South Pointe Drive received October 30, 2026; analysis by Adrian Burke. Records are selected by reported closing date and closed-sale status. The supplied export contains 537 listing records, including 228 closed-sale records across the available 2006–2026 history. Individual tables use only their stated dates and groups. Counts represent closed listing records, not unique residences. The export’s intrinsic extraction time and complete coverage of every building transaction were not established. Historical results are not current asking prices, an appraisal or a forecast.
A line comparison adds context to the bedroom summaries. These selected cohorts cover explicit MLS floors 3–28 with agreement between floor and unit number; they exclude special residences, other reported sizes and unresolved floor entries.
Completed sale observations · January 1, 2022–October 30, 2026 · USD; DOM in days
Line and reported size | Observed closed prices | Sale events / homes | Median DOM |
|---|---|---|---|
01 | $3,100,000 median Small sample | 9 / 8 | 57 Small sample |
02 | $2,350,000 median Small sample | 5 / 5 | 90 Small sample |
03 | $1,900,000–$3,050,000 | 3 / 3 | — |
04 | $2,250,000 median Small sample | 5 / 4 | 69 Small sample |
05 · Tower 3 | $3,302,500 median Small sample | 6 / 6 | 132.5 Small sample |
06 · Tower 3 | $2,200,000–$2,900,000 | 2 / 2 | — |
The 04 and 06 / 2,040-square-foot samples mix two- and three-bedroom reports. A reported bedroom change does not establish an approved alteration. The 03 sample contains three sales and the 06 sample two; their observed ranges remain useful, but are not current price estimates. These cohorts mix floor heights, views, finish levels and transaction dates.
Source: SEFMLS via Matrix, across participating brokerages, supplied through October 30, 2026; analysis November 1, 2026. Full supplied history: 228 closed-sale events, with 227 reported closing prices, dating back to 2006. Medians in this table require five usable prices; smaller samples show the actual range. DOM means reported listing days on market. Sources and professional guidance.
For a concrete example, unit 405 reports a completed sale of $1,618,839 on October 31, 2025, with 144 DOM, three bedrooms, 2,340 reported square feet and an explicit fourth-floor entry. That is a dated closing observation, not an estimate of its current value. Later 2026 photographs must not be treated as evidence of the condition delivered at that 2025 closing. The later source review flags atypical transaction circumstances for this 405 sale. Review it individually rather than using it as a standard fourth-floor price anchor.
A useful comparison narrows the residence type before looking at height. This longer January 1, 2022–October 30, 2026 window contains 20 completed condo sale reports for three bedrooms and 2,340 reported square feet, representing 19 residences. The four floor groups below account for 18 reports across 17 residences.
Completed 3BR / 2,340 SF condo sales · January 1, 2022–October 30, 2026
Explicit reported floor | Reports / distinct residences | Observed closing price or range | Median closing price |
|---|---|---|---|
3 | 1 report / 1 residence | $1,900,000 | — |
4–6 | 4 reports / 4 residences | $1,618,839–$2,340,000 | — |
7–8 | 1 report / 1 residence | $2,300,000 | — |
9+ | 12 reports / 11 residences | $2,050,000–$4,500,000 | $3,325,000 |
A single price is one observation; sparse groups show their observed range. A median appears only where at least five usable reports exist. The underlying set has two additional reports outside this display: one with no recorded floor and one floor entry requiring confirmation. Floor entries are not inferred or repaired from unit numbers.
These results do not establish a uniform step in value above the seventh floor. The more recent January 1, 2024–October 30, 2026 subset has no completed sales in the 7–8 band. Compare transaction date, actual room-level outlook, nearby buildings, terrace arrangement, layout and verified condition before selecting a comparable. The photo-linked rental examples show how similarly sized residences can present differently; their lease amounts are not sale valuations or investment-return estimates.
Source: dated completed MIAMI Association of REALTORS/SEFMLS sale reports supplied through October 30, 2026; analysis reviewed November 1, 2026. Reported area is not an official floor-plan classification. Records describe listing events and may include repeat residences. Full source notes.
The table groups reported size and floor; it does not hold condition or transaction circumstances constant. Its third-floor observation is the April 2024 sale of 303: that listing expressly disclosed virtual photographs and described two bedrooms joined into a larger suite. Those images cannot establish the installed condition at closing. These distinctions matter before applying a historical price to the home you are considering.
Lower-floor outlooks also vary. Historical photographs of 403 show partial water beyond palms, park and landscaping, while reviewed 401 images show pool and garden foreground. Neither establishes the current view from every room. Compare the documented lower-floor outlook examples and ask for current room-level photos before choosing a comparable.
Additional source review, November 1, 2026: 3rd and 4th Floor Sales.pdf, 303 A11318008 pp. 60–65; historical 403 galleries A2100170 pp. 12–13, A1893371 pp. 98–99, A2032127 pp. 103–104 and M1457673 pp. 90–91. The added PDFs matched existing MLS records and do not add new sales to the displayed population. Original photographs are not reproduced here.
The search includes under-contract, pending and coming-soon statuses as well as active listings. Read the individual status and ask Adrian to confirm whether a showing or offer is appropriate for that residence.
Request the current unit-specific statement, billing frequency and included services. Identify Tower and shared-Master charges and check whether the quoted amount combines them. A charge from another residence may not represent the home you are considering.
Request current written information about approved charges, the unit’s applicable balance and payment schedule, plus any proposed matters identified in the supplied records. Review responsibility under the actual transaction terms with your closing professionals.
No uniform entitlement is established by the records used here. Confirm the assigned spaces, any storage rights and the supporting records for the residence. Valet availability is a separate consideration.
Sources: declaration §§3.3(b) and 3.4(g), PDF pp. 6–7 and 10.
Discuss the intended purchase with your lender early. Ask which condominium documents and project review it requires in addition to borrower qualification. The listing, a prior financed sale or this guide does not establish approval for your loan.
The Declaration on file specifies a six-calendar-month minimum and no more than one lease commencement per calendar year. Confirm current amendments and the unit’s commencement history before planning a lease.
Sources: declaration §17.8, PDF p. 37; April 2024 association FAQ, p. 1, Q3. See Rules & Policies for the maintained guidance.
A complete current purchaser timetable is not established by the tenant packet. Obtain the purchase-specific checklist, required documents, applicable charges and processing steps from management, then coordinate those requirements with your transaction dates.
Yes. Share your travel dates and the way you expect to use the home. Adrian can help organize a shortlist, viewing arrangements and the open questions for each residence, then coordinate next steps within the agreed representation scope.
Ask for the floor plan that applies to each residence, current room-by-room view and condition evidence, the unit’s association billing and assessment schedule, and its parking/storage details. Then identify the work you would want and how it affects your timing and budget. The residence brief on Floor Plans & Layouts organizes that comparison.
In a separate South of Fifth buyer transaction at Icon South Beach, unit 2603, Adrian compared an original-condition residence with renovated alternatives and helped assemble a renovation team. The home closed October 27, 2022 at $2,925,000, against a reported $3,200,000 list price.
The transferable work is the comparison: identify the condition you are buying, what would need to change, and the people and documents needed to make the decision. At Portofino, that starts with the actual line, floor range, room configuration and view, followed by the unit’s costs and building records.
Source: Adrian’s approved buyer-case record and MLS A11230369. This is an Icon South Beach example, not a Portofino sale. The list-to-close difference is not represented as savings caused solely by Adrian or a prediction of another negotiation.
Send listing links or unit numbers, your price range, timing, financing approach and essential features. Adrian can help compare options, arrange showings and identify the questions to resolve. Your signed representation agreement and applicable disclosures define the role, services and terms.
Plan my Portofino purchase
Hi Adrian, I'm interested in buying at Portofino Tower. Please help me compare suitable residences, ownership costs and the building records for my purchase.
Page: https://adrianknowsmiamiluxury.com/neighborhood-south-of-fifth/buildings/portofino-tower-miami-beach/condos-for-sale
Review the draft in your app before sending. If it opens blank, copy the suggested message above.
Photo-comparison sources: dated MIAMI Association of REALTORS / SEFMLS listing sheets from June and October 2026, reviewed November 1, 2026. These support the visual comparison guidance; market figures use the separately disclosed supplied MLS exports.
This independent brokerage guide uses the association and declaration references cited above. Building source review: October 31, 2026. The linked search carries its own listing-source and brokerage disclosures; individual listing details and status require current verification.
Review Adrian Burke’s Sales & Leasing Resume and client testimonials when selecting representation. His professional profile identifies him as a Real Estate Broker Associate with ONE Sotheby’s International Realty, Florida license BK3317897.
