South of Fifth is where Miami Beach gets serious. No neon signs, no spring breakers stumbling down the sidewalk, no velvet ropes. SoFi is a residential enclave at the southern tip of Miami Beach — roughly 25 blocks bounded by 5th Street to the north, the ocean to the east, Government Cut to the south, and Biscayne Bay to the west. It's arguably the most desirable condo market in all of South Florida, and for good reason.
This neighborhood packs more high-net-worth residents per acre than almost anywhere in the state. You're walking distance to South Pointe Park (one of the best urban parks in America), Joe's Stone Crab, Prime 112, Juvia, and a restaurant scene that rivals Manhattan's West Village. The beach is pristine. The streets are quiet. And the condo buildings here — most of them — are built to a standard that matches the address.
Here's our honest assessment of every major condo building in South of Fifth for 2026.
This is part of our Best Condos in Miami series. Also see: Miami Beach | Sunny Isles Beach | South Beach | Brickell
Before diving into individual buildings, it's worth understanding what makes SoFi fundamentally different from the rest of South Beach:
The trade-off? Price per square foot in SoFi runs $1,500 to $4,000+, making it the most expensive neighborhood in Miami Beach by a significant margin. HOA fees are generally higher than average, and the buildings that have been around for 20+ years are now navigating Florida's new reserve funding requirements. Nothing here is cheap. The question is whether the value justifies the cost.
235 South Pointe Drive. If SoFi is the best neighborhood in Miami Beach, Apogee is the best building in SoFi. That's not hype — it's a consensus view among brokers, residents, and the market data. Only 67 residences, each with private elevator entry, half-floor or full-floor layouts, and sweeping views of the ocean, bay, and Government Cut. The building was completed in 2008 by Related Group and has been meticulously maintained. Resales typically trade between $5M and $25M. The association is well-run, reserves are funded, and the resident base is discreet ultra-high-net-worth. The only barrier to entry is the price tag.
100 South Pointe Drive. The Continuum complex occupies 12 acres of oceanfront land — the largest private beachfront property on Miami Beach. South Tower is the more desirable of the two towers, with direct ocean views and proximity to the beach club, pools, tennis courts, and spa. Built in 2002, the building has held up remarkably well. Units range from $1.2M for smaller 2-bedrooms to $15M+ for premium penthouses. HOA fees average $1.75/psf monthly. The reserve funding situation is solid — the association took early action on structural inspections and reserve studies. The downside: some floor plans feel dated compared to newer buildings, and renovating in a concrete tower can be expensive and slow.
50 South Pointe Drive. Same complex, different tower. North Tower shares all of Continuum's amenities but offers slightly different views — more bay-facing units and city views. Pricing runs about 10-15% below South Tower for comparable units, which makes it a value play for buyers who want the Continuum address and amenities without the full South Tower premium. Build quality and management are identical.
1 Collins Avenue. Designed by Enrique Norten, One Ocean is a sleek 50-unit tower at the corner of Collins and South Pointe Drive. The architecture is distinctive — a curved glass facade that stands out against SoFi's more conventional towers. Units feature private elevators, expansive terraces, and high-end finishes. Pricing ranges from $2.5M to $12M. The building's smaller size means a more intimate community, and the location at the very tip of SoFi provides unobstructed views in almost every direction. The risk: with only 50 units, the resale market can be thin. Liquidity isn't an issue at the right price, but don't expect to sell quickly at an ambitious ask.
120 Ocean Drive. The ultimate boutique building — 10 residences, one per floor, each a full-floor layout with over 3,000 square feet and wrap-around terraces. Direct ocean views from every unit. Built in 2011, Glass offers a level of privacy and exclusivity that's impossible in a larger building. Resales start around $5M. The building's scale means your neighbors are literally a handful of people, and the association is run more like a private club than a traditional condo board. The downside: extremely limited resale inventory. When you want to sell, you need to find a buyer who wants exactly what Glass offers — and at any given time, there may be zero comparable listings to anchor your price.
801 South Pointe Drive. One of the newer additions to SoFi, Marea was completed in 2024 with 57 residences designed by Arquitectonica. It sits on the bay side, offering dramatic sunset views over Biscayne Bay and the Miami skyline. Units feature Italian cabinetry, Gaggenau appliances, and private terraces with summer kitchens. Pricing starts around $2M. The building includes a bayfront pool, spa, and private marina slips. Marea fills a gap in SoFi for buyers who prefer bay views over ocean views — and with a modern building that won't need reserve fund catch-up for decades.
321 Ocean Drive. A boutique 23-unit tower designed by Enrique Norten (same architect as One Ocean). Direct oceanfront at a relatively low density for the neighborhood. Units range from 2,000 to 4,500 square feet with pricing from $3M to $15M. The building's design emphasizes indoor-outdoor living with expansive terraces and floor-to-ceiling glass. Like Glass, the limited unit count creates both exclusivity and liquidity risk. Well-suited for buyers who prioritize architectural design and don't plan to flip within 3-5 years.
1455 Ocean Drive. Italian Mediterranean-inspired, Il Villaggio offers a more traditional luxury aesthetic — think marble, columns, and ornate finishes rather than glass-and-steel minimalism. Built in 2003, it has 74 residences ranging from $1.5M to $8M. The building sits on Ocean Drive but north of the chaos — still in SoFi's quiet zone. Pool, spa, gym, and direct beach access. Il Villaggio appeals to buyers who prefer a classic look. The downside: the building is now 23 years old, which means reserve funding and structural inspections are current priorities. Verify the association's financials carefully.
300 South Pointe Drive. One of SoFi's original luxury towers, Portofino was completed in 1997 and offers direct ocean views from its curved, nautical-inspired design. Units range from $1M to $6M. The building has 237 residences — much larger than most SoFi condos — which provides better resale liquidity. Amenities include pools, tennis, a gym, and direct beach access. The trade-off: the building is nearly 30 years old. While it's been well-maintained, some units need significant renovation, and HOA fees have increased as the association funds reserve requirements. Still, for the price point, Portofino offers genuine SoFi living at a lower entry cost.
1000 South Pointe Drive. Adjacent to Portofino and sharing some amenities, Murano (built 2002) offers a similar value proposition with slightly more modern finishes. Bay and city views from the west-facing units are spectacular. Pricing ranges from $600K for smaller units to $3M+ for larger layouts. This is one of the most accessible entry points in SoFi — you can own in the neighborhood for under $1M in select units. The downside: the building is large (189 units), which dilutes the exclusivity factor, and some units face Alton Road rather than the water.
450 Alton Road. A Philippe Starck-designed tower on the bay side of SoFi, Icon offers 289 units with Starck's signature whimsical design touches throughout the common areas. Bay views are excellent; ocean views are limited to upper floors. Pricing ranges from $500K for studios to $3M+ for penthouses. The building allows short-term rentals through its hotel program, which boosts rental income but also means transient guests. Good for investors and part-time residents. Less ideal for full-time owners seeking a quiet residential atmosphere.
311 Meridian Avenue. A boutique 12-unit townhouse-style development that breaks the mold of SoFi's tower-dominated landscape. Three-story residences with private rooftop terraces, garages, and a mid-block location on a quiet street. Pricing ranges from $2M to $4M. Louver House offers a house-like experience in a condo format — no shared hallways, no elevators, no hotel guests. The trade-off: no ocean views, no pool, limited amenities compared to the towers. This is for the buyer who values privacy and a residential feel over resort-style living.
One of the neighborhood's more established buildings at 400 South Pointe Drive, South Pointe Towers (built 1986) offers the most affordable entry into SoFi. Units start around $400K, making it genuinely accessible. Direct ocean views from east-facing units. The building has 397 units across two towers and solid amenities including pools and a gym. The reality check: this is a 40-year-old building. Reserve assessments have been significant. The lower purchase price can be offset by higher carrying costs and renovation expenses. Run the numbers on total cost of ownership, not just the sticker price.
Situated at 90 Alton Road, this 16-story bay-side tower offers marina access and Biscayne Bay views. Built in 1998, it has 154 units ranging from $500K to $2.5M. The marina is the standout amenity — if you have a boat, the convenience is unmatched. The building shares some amenities with the Portofino complex. Similar age-related considerations apply: budget for potential assessments and verify reserve funding.
| Building | Year Built | Units | Price Range | Price/SqFt | Waterfront | Best For |
|---|---|---|---|---|---|---|
| Apogee | 2008 | 67 | $5M–$25M | $2,500–$3,500 | Ocean + Bay | Trophy asset |
| Continuum South | 2002 | 312 | $1.2M–$15M+ | $1,200–$1,800 | Ocean | Families, beachfront |
| Continuum North | 2000 | 245 | $1M–$10M | $1,100–$1,600 | Ocean + Bay | Value within Continuum |
| One Ocean | 2009 | 50 | $2.5M–$12M | $1,800–$2,800 | Ocean | Architecture lovers |
| Glass | 2011 | 10 | $5M–$12M | $2,200–$3,000 | Ocean | Ultimate privacy |
| Marea | 2024 | 57 | $2M–$8M | $1,800–$2,500 | Bay | New construction, bay views |
| 321 Ocean | 2018 | 23 | $3M–$15M | $2,000–$3,200 | Ocean | Design-forward buyers |
| Il Villaggio | 2003 | 74 | $1.5M–$8M | $1,200–$1,800 | Ocean | Classic luxury aesthetic |
| Portofino Tower | 1997 | 237 | $1M–$6M | $900–$1,400 | Ocean | Value entry to SoFi |
| Murano at Portofino | 2002 | 189 | $600K–$3M+ | $700–$1,200 | Bay | Most affordable SoFi |
| Icon South Beach | 2005 | 289 | $500K–$3M+ | $700–$1,100 | Bay | Investors, rental income |
| Louver House | 2016 | 12 | $2M–$4M | $1,400–$1,800 | No | Townhouse-style living |
| South Pointe Towers | 1986 | 397 | $400K–$2M | $500–$900 | Ocean | Budget entry to SoFi |
| Yacht Club at Portofino | 1998 | 154 | $500K–$2.5M | $600–$1,000 | Bay | Boaters |
SoFi has very limited new construction compared to Brickell or Sunny Isles — zoning restrictions keep supply tight. Marea and 321 Ocean are the most recent deliveries. This supply constraint supports pricing but also means fewer options if you want a brand-new building. Established towers like Continuum and Portofino offer better value per square foot but come with renovation costs and reserve assessment risk.
Don't underestimate the value of SoFi's dining scene as a real estate driver. Joe's Stone Crab, Prime 112, Carbone, Juvia, Stubborn Seed — this is one of the densest concentrations of high-end restaurants in the Southeast. For part-time owners flying in from New York or Chicago, the walkable restaurant scene is often the deciding factor over other neighborhoods. It's an amenity that no HOA fee can buy.
South Pointe Park is the neighborhood's anchor — 17 acres at the tip of Miami Beach with ocean views, a pier, playground, dog park, and some of the best people-watching in South Florida. Buildings closest to the park (Apogee, Continuum, One Ocean, Portofino) benefit from a proximity premium. The park is public and beautifully maintained, which means even buildings a few blocks away benefit from its presence.
Yes, if you value residential quiet, walkability, and a premium resident community. SoFi runs 30-50% higher per square foot than mid-South Beach, but you're getting a fundamentally different lifestyle. No club noise at 3 AM, no tourist crowds on your sidewalk, and a neighborhood that functions like a village rather than a resort district. If nightlife and energy are what you want, SoFi is the wrong choice — look at the Collins Avenue corridor instead.
South Pointe Towers and select units at Murano at Portofino or Icon South Beach start under $500K. These are older buildings (1986-2005) with higher carrying costs and potential assessment exposure, but they get you the SoFi zip code and lifestyle at a fraction of the cost of Apogee or Glass. Just make sure you budget for total monthly costs, not just the mortgage payment.
SoFi is surprisingly family-friendly. South Pointe Park has a great playground, the beach is calm and clean, and the neighborhood is flat and walkable. Several buildings — especially Continuum and Portofino — have larger family-sized units (3+ bedrooms). The main limitation is school options: you'll likely need to drive to schools outside Miami Beach or pay for private schools on the mainland. That said, many SoFi families make it work and love the outdoor lifestyle.
Most SoFi buildings require a minimum 6-month or 12-month lease and limit the number of rentals per year. Short-term rentals (under 6 months) are prohibited in most buildings and by Miami Beach city regulations for this residential zone. Icon South Beach is the notable exception due to its hotel program. If rental income is your primary motivation, SoFi may not be the right fit — consider Brickell or hotel-condo buildings in mid-South Beach instead.
Fisher Island, visible directly across Government Cut from SoFi, is the wealthiest zip code in the country. It offers total privacy, a country club lifestyle, and even higher prices. But it requires a ferry to access — there's no road. SoFi gives you 80% of the exclusivity with 100% of the convenience. You can walk to dinner, walk to the beach, and still be on the mainland grid. Most buyers who consider Fisher Island should at least compare SoFi before committing to island living.
South of Fifth is not for everyone, and that's exactly the point. It's the anti-Miami: quiet when the rest of the city is loud, residential when everything else is transactional, and walkable when Miami typically demands a car. The buildings here range from budget-accessible (South Pointe Towers) to generational trophy assets (Apogee), with solid mid-range options in between. The common thread is location — and in SoFi, location is the one thing that can't be replicated.
Explore the rest of our Best Condos series: Miami Beach | Sunny Isles Beach | South Beach | Brickell
Broker One Research is the data-journalism arm of Broker One. Every post under this byline is backed by an original SQL analysis across our proprietary datasets: 2M Florida parcels from county appraisers, 4.6M active and historical MLS listings, 6.9M Florida business entities from Sunbiz, FEMA flood zones, building permits, code violations, and Census ACS demographics. We publish our methodology — row counts, filters, date ranges — so readers can evaluate the rigor of every finding. We use median-based metrics rather than means to keep MLS data-entry outliers out of headline numbers. If you're a journalist or researcher who wants to cite our work, email research@mybrokerone.com.
