Miami Beach, Florida
Florida publishes the owner of every Miami Beach parcel and the deed-stamp price of every sale free, and the 2026 final roll shows a $78.4 billion barrier-island city whose most valuable parcel is the City's own convention center, followed by the Fontainebleau and the Loews.
10 buildings · 10 with an owner established · 10 sources · 7 tier A · 3 tier B · prepared 2026-10-31
Can you find out who owns it?
Florida records deeds rather than registering title, and its public-records law makes the result unusually open. The Miami-Dade Property Appraiser keeps the roll for the whole county, including the City of Miami Beach (folios beginning 02): owner name and mailing address, land and building value, and recent sales. The state Department of Revenue republishes that roll free as downloadable files, and each sale carries the price indicated by the documentary stamps on the deed — Miami-Dade taxes deeds at 60 cents per $100 plus a 45-cent surtax on anything but a single-family home, so the price is effectively public. The limits are entity opacity (the roll names an LLC, cut to 30 characters) and owners whose records s. 119.071, F.S. exempts.
Is ownership public?An open dataset names the owner
Cost of one title searchOwner of record free (Property Appraiser search; state NAL file). Clerk copies of recorded documents $1 per page plus $2 certification; recording $10 first page, $8.50 each additional page
Bulk ownership dataFlorida DOR Property Tax Oversight — 'Dade 23 Final NAL 2026' (60.3 MB zip, NAL23F202601.csv dated 16 Oct 2026, 939,447 parcels countywide, 56,205 in the City of Miami Beach, owner name and mailing address) and 'Dade 23 Final SDF 2026', free unauthenticated download
Sale pricesEvery sale, with its address
1
The marquee buildings
The towers that set the tone of the core, and who holds them. A price is the price a document states, on the date it states — not an estimate of what the building is worth now.
| Building | Use | Owner | Owner type | Last price paid |
|---|---|---|---|---|
| Miami Beach Convention Center campus 1901 Convention Center Dr 2,184,377 sq ft building area on the parcel (roll) |
Civic | City of Miami Beach Folio 0232270000090 (DOR 089, municipal), 137.2 acres, actual year built 1958, stands in the name CITY OF MIAMI BEACH with the mailing line 'FLA BAY SHORE CLUB COURSE' — so the single parcel appears to take in more than the convention hall itself; the roll does not split it. 2026 final just value $462.3M, all exempt — the most valuable parcel in the City. No sale: the City has held it throughout the sale file. |
Government | —A |
| Fontainebleau Miami Beach 4441 Collins Ave 1,179,177 sq ft building area; 846 units (roll) |
Hotel | Fontainebleau Florida Hotel LLC Folio 0232230020010 (DOR 039 hotel), 10.7 acres, built 1956, in the name FONTAINEBLEAU FLORIDA HOTEL LL[C] (name cut to 30 characters), mailed to the hotel itself; 2026 final just value $399.9M, fully taxable — the most valuable private parcel in the City. Three more parcels mailed to 4441 Collins (Fontainbleau Fla Tower 2 LLC and others) bring the address group to $401.5M. No sale in the 2025–26 file. |
Private company | —A |
| Loews Miami Beach Hotel 1601 Collins Ave 743,135 sq ft building area; 790 units (roll) |
Hotel | MB Redevelopment LLC (Loews Hotels & Co, Loews Corporation) Folio 0232340190890 (DOR 039), 5.0 acres, built 1998, in the name MB REDEVELOPMENT LLC at the hotel's address; 2026 final just value $344.3M ($335.3M taxable). Loews Corporation's 2025 10-K lists 'Loews Miami Beach Hotel, Miami Beach, Florida 790' among the hotels 'Owned' by Loews Hotels & Co (s9) and says 2025 results were hit by renovations there. The LLC-to-Loews link is the 10-K's 'owned' list plus the matching room count; no Exhibit 21 line was read. |
Public company | —B |
| 1 Hotel South Beach 2377 Collins Ave 409,560 sq ft building area; 309 units on the hotel parcel (roll) |
Hotel | Host Hotels & Resorts (roll: SB Hotel Owner LP) Hotel parcel 0232260010341 (DOR 039) is in the name SB HOTEL OWNER LP, mailed to 591 W Putnam Ave, Greenwich CT, with a 2026 final just value $150.4M; the same LP holds 209 parcels in all ($227.1M), most of them units in the building's condominium. Host's 2025 10-K lists '1 Hotel South Beach 433' rooms among its Florida hotels, with Schedule III land $182M and buildings $476M, acquired 2019 (s7). The 10-K gives no purchase price for this hotel alone, so none is shown. |
REIT | —B |
| Royal Palm South Beach Miami, a Tribute Portfolio Resort 1545 Collins Ave 346,455 sq ft building area; 409 units (roll) |
Hotel | Park Hotels & Resorts (roll: RP Hotel Holdings LLC) 100% Folio 0232340190960 (DOR 039), 1.9 acres, in the name RP HOTEL HOLDINGS LLC, mailed to 1775 Tysons Blvd, McLean VA; 2026 final just value $81.2M. Park's 2025 10-K lists the Royal Palm as 100% owned, 393 rooms, and says 'over $100 million' of renovation began in May 2025 — all 393 rooms plus 11 new ones — with reopening expected June 2026 (s8). Schedule III dates the acquisition 18 Sept 2019. |
REIT | —B |
| The Raleigh (with the Richmond and South Seas) 1751, 1757 and 1775 Collins Ave 136,469 sq ft building area across three parcels (roll) |
Hotel | Nahla Raleigh LLC The three parcels (folios 0232340190460, …0500, …0510; DOR 039) stand in the name NAHLA RALEIGH LLC, mailed to 645 Madison Ave 21st Fl, New York; 2026 final just values $60.6M, $32.6M and $32.8M ($126.0M together). The state sale file records one instrument, October 2025, $270.0M across all three — the largest recorded sale in Miami Beach in 2025–26. Who stands behind the LLC was not established from a filing. |
Private company | $270,000,000 2025-10 One deed covering the three parcels; price indicated by documentary stamps, qualification code 05 (Florida DOR SDF). A |
| Mount Sinai Medical Center 4300 Alton Rd 2,093,047 sq ft building area (roll) |
Institutional | Mount Sinai Medical Center of Florida, Inc. Folio 0232220110360 (DOR 085 hospital), 53.2 acres, built 1958, in the name MOUNT SINAI MEDICAL CTR OF FL; 2026 final just value $283.9M, of which only $24.9M is taxable (non-profit hospital exemption). A second parcel at 4308 Alton Rd (medical office, 268,307 sq ft, built 2008, $24.8M, fully taxable) is in the name MOUNT SINAI MEDICAL OFFICE. The third most valuable parcel in the City. |
Institution | —A |
| Flamingo South Beach (apartments) 1420 and 1508 Bay Rd 2,079,995 sq ft across two parcels; 879 units (roll) |
Residential | MCZ/Centrum Flamingo II LLC and MCZ/Centrum Flamingo III LLC Folios 0232330070030 (513 units, 13.5 acres, built 2001, $191.0M) and 0232330070032 (366 units, 1.2 acres, built 1960, $187.6M), DOR 003 multi-family, both mailed to PO Box 111397, Carrollton TX; $378.6M together — the most valuable rental-housing holding in the City. A third entity, FLAMINGO SOUTH ACQUISITIONS LL[C], mailed to 4582 S Ulster St, Denver, holds 264 condominium units in the complex ($96.2M); the same Denver address carries Southgate Towers LLC (910 West Ave, 495 units, $130.8M). No document tying these entities to a named sponsor was read. |
Private company | —A |
| 1111 Lincoln Road 1111 Lincoln Rd 354,892 sq ft building area (roll) |
Mixed use | 1111 Lincoln LLC Folio 0232340180080 (DOR 018 office/mixed), 1.1 acres, built 2010 — the Lincoln Road parking-and-retail structure — in the name 1111 LINCOLN LLC, mailed to 515 S Flower St 31st Fl, Los Angeles; 2026 final just value $103.6M, the most valuable parcel on Lincoln Road. Some upper units of the building's condominium are individually owned and are not named here. The sponsor behind the LLC was not established from a filing. |
Private company | —A |
| Miami Beach City Hall and Flamingo Park 1700 Convention Center Dr; 1200 Meridian Ave |
Civic | City of Miami Beach 1700 Convention Center Dr is the mailing address on almost every City-owned parcel, but no parcel in the 2026 roll carries it as a physical address, so City Hall's own folio was not isolated (it may sit inside the 137.2-acre convention-center parcel). The City's next most valuable parcel is 1200 Meridian Ave, 36.5 acres, built 1950, CITY OF MIAMI BEACH FLA, $84.2M, exempt. |
Government | —A |
2
The core land
The most valuable ground in the city, and what the public record says about it.
The City of Miami Beach is the Miami-Dade roll's folios beginning 02 (tax-authority codes 0200 and 0201); all 56,205 parcels carry the physical city Miami Beach. Figures are 2026 just (market) values from the state's copy of the 2026 FINAL roll (file dated 16 Oct 2026), summed by this research.
Highest-valued parcel in the City$462,300,000
Miami Beach Convention Center campus, 1901 Convention Center Dr — City of Miami Beach, 137.2 acres, exempt. Next: Fontainebleau, 4441 Collins Ave ($399.9M, fully taxable) and Loews Miami Beach, 1601 Collins Ave ($344.3M). Florida DOR NAL, Miami-Dade 2026 final.
All real property in the City of Miami Beach$78.43 billion
56,205 parcels, 89,272 residential units, 2026 just value; $61.59B taxable for non-school levies; 1,924 fully exempt parcels worth $2.56B. Florida DOR NAL, Miami-Dade 2026 final.
Land benchmark, Star Island and Lincoln Road$630 and $500 per sq ft (median)
Roll land value on the 33 Star Island parcels of 5,000 sq ft or more ($630 median and top); 49 commercial Lincoln Road parcels ($500); 108 Collins Ave hotel parcels ($380 median, top $1,000). Roll land values are mass-appraisal figures. 2026 final roll.
Recorded arm's-length sales, 2025$5.65 billion
2,413 transfers of City parcels qualified as arm's length (codes 01, 02, 05; multi-parcel deeds counted once by clerk instrument number), prices indicated by documentary stamps. January–mid 2026: 1,534 transfers, $3.59B. Largest: the Raleigh hotels, $270M (Oct 2025); a Star Island house, $120M (Feb 2025). Florida DOR SDF, Miami-Dade 2026 final.
3
Who owns the town
At this scale the significant owner is rarely a trust or a fund: it is one or two local holding companies, a family in its second or third generation, and often the land around the town rather than the buildings in it.
Public land in Miami Beach is mostly the City's: 388 parcels and about 728 acres — beachfront, parks, garages, the golf courses and the convention center — worth $1.59 billion on the roll. The State's holdings are large in acres but nearly valueless on the roll, because they are bay-bottom and island tracts carried at a few hundred thousand dollars. Miami-Dade County owns almost nothing here; the largest private acreage is a golf club. Railways do not reach the island and FPL's operating plant is centrally assessed, so its eight parcels are substations. Acres are roll land square footage ÷ 43,560; name spellings are grouped; individuals and family trusts are left out.
| Name | Type | 2026 final roll, City of Miami Beach |
|---|---|---|
| City of Miami Beach Spellings grouped (CITY OF MIAMI BEACH, … FLA, … FIRE STATI, … PARK and others). Largest: 1901 Convention Center Dr (137.2 acres, $462.3M), 1200 Meridian Ave (36.5 acres, $84.2M), 599 Ocean Dr (22.0 acres, $50.6M), 1 Washington Ave (16.5 acres, $37.0M). Excludes the Redevelopment Agency (2 parcels at 344 Alton Rd, $43.6M) and the Housing Authority. |
Government | 388 parcels, 727.7 acres, $1,592.0MA |
| State of Florida — Board of Trustees of the Internal Improvement Trust Fund (TIITF) Mostly unaddressed vacant tracts (DOR 080): 320.3 acres in section 16, 102.2 acres in sections 28–29, 78.7 and 31.0 acres elsewhere — bay and island land carried at nominal value. The one building is 1001 Washington Ave (DOR 087, 51,213 sq ft, built 1927, $6.5M) in the name TRS I I FUND, mailed to the state's Commonwealth Blvd offices in Tallahassee. |
Government | 8 parcels, 533 acres, $9.7MA |
| School Board of Miami-Dade County Includes the older names BOARD OF PUBLIC INSTRUCTION and B P I DADE COUNTY. Largest 1420 Washington Ave ($34.5M), 4301 N Michigan Ave ($33.2M), 2201 Prairie Ave ($27.8M), 800 77 St ($23.4M). |
Government | 9 parcels, 33.3 acres, $171.4MA |
| Housing Authority of the City of Miami Beach Spellings grouped; mailed to 200 Alton Rd. Largest 200 Alton Rd ($14.4M) and 150 Alton Rd ($12.8M). |
Government | 17 parcels, 6.2 acres, $63.4MA |
| Mount Sinai Medical Center of Florida The hospital campus at 4300 Alton Rd ($283.9M, largely exempt) and the medical office at 4308 Alton Rd ($24.8M). |
Institution | 2 parcels, 55.0 acres, $308.7MA |
| La Gorce Country Club, Inc. The golf course at 5685 Alton Rd (DOR 038, 136.8 acres, $11.7M, taxable) and eleven small lots along Alton Rd — the largest private landholding in the City by acreage. |
Private company | 12 parcels, 139.4 acres, $13.4MA |
| Florida Power & Light Co DOR 091 utility parcels; largest 150 MacArthur Cswy ($28.0M), 5800 Collins Ave ($12.9M), 1925 West Ave ($9.0M). |
Public company | 8 parcels, 7.5 acres, $68.2MA |
| Miami-Dade County Spellings grouped; largest 710 Alton Rd ($7.0M) and 615 Collins Ave ($5.6M). |
Government | 10 parcels, 2.2 acres, $25.8MA |
| United States of America (U.S. Coast Guard, U.S. Postal Service) The U.S. Coast Guard station parcel at 100 MacArthur Cswy (17.5 acres, $29.0M, exempt), the post office at 1300 Washington Ave ($10.9M) and 445 W 40 St ($5.0M). |
Government | 5 parcels, 19.0 acres, $45.2MA |
| Fisher Island Club Inc Mailed to 1 Fisher Island Dr; listed because the acreage stands out, though nearly all of it is carried at low value. Universities hold almost nothing: no FIU parcel was found in the City's roll beyond the State's 1001 Washington Ave building. |
Private company | 35 parcels, 26.4 acres, $0.6MA |
5
Who builds the houses
New-home building in this market: the volume, and the firms behind it. Ownership of a builder matters as much as its volume — a private-equity platform and a family firm behave differently.
Miami Beach is built out, and new homes come as a few luxury condominium towers, a handful of rental buildings and rebuilt waterfront single-family houses. The roll counts 1,240 residential units on 751 parcels with an actual year built of 2022–2026; condo units are each a parcel, mostly already in buyers' hands, so the developer entity is named and the buyers are not. The single-family market is the costliest in the county: median 2026 just value of the City's 4,834 single-family parcels is $2.41M, against $353,000 for its 43,969 condo units. No national volume builder holds land in the City. Figures are units on parcels completed 2022–25 per the roll; sponsors are not attached without a document.
| Name | Type | Units completed 2022–25 (roll) |
|---|---|---|
| 72 Park Development LLC 580 72 St, North Beach, $185.6M across the units; the developer entity still held 27 units in the 2026 roll, plus 72 Commercial 1 and 2 LLC for the ground-floor retail. |
Private company | 206 condo units (2025)A |
| TCH 500 Alton LLC 500 Alton Rd (132 units, $261.7M) and 501 West Ave (94 units, $473.6M), both built 2024; the entity still held 12 units in the 2026 roll. |
Private company | 226 condo units (2024)A |
| 3900 Alton Road Owner LLC 3900 Alton Rd, one parcel, $61.3M, mailed to 3953 Maple Ave, Dallas. |
Private company | 178 rental units (2025)A |
| Bella Isla LLC 31 Venetian Way, $72.6M; mailed to 407 Lincoln Rd PH-N, the same address as Euroamerican Group Inc and Key Monte Carlo LLC (11 parcels, $73.4M). |
Private company | 172 rental units (2023)A |
| CFC-MB I LLC 224 23 St, DOR 090 (leasehold interest in government land), $15.7M. |
Private company | 87 units (2025)A |
| Single-family rebuilds (individual owners and holding LLCs) New houses on DOR 001 parcels with year built 2022–2025, chiefly on the bay islands and North Bay Road; owners are individuals or single-asset LLCs and are not named. |
Private company | 176 houses (2022–25)A |
6
Commercial landlords
The commercial side, counted separately from housing: who holds the office, retail and industrial floor area.
Miami Beach's commercial landlords are hotel owners. Its most valuable private parcels are oceanfront resorts on Collins Avenue, and four listed companies — Loews, Host, Park and RLJ — name their Miami Beach hotels in their 2025 10-Ks. Lincoln Road retail is held by local and out-of-state LLCs, not REITs. Condo-hotels are split across hundreds of unit parcels; the entities holding the unsold or hotel-pool units are named here. Counted separately from housing.
| Name | Type | Assets in the City |
|---|---|---|
| Loews Hotels & Co (Loews Corporation) Loews Miami Beach Hotel, listed as owned (s9); roll entity MB Redevelopment LLC. |
Public company | 1 hotel, 790 rooms; $344.3M (roll)B |
| Host Hotels & Resorts 1 Hotel South Beach, acquired 2019 (s7); roll entity SB Hotel Owner LP, 209 parcels, $227.1M. |
REIT | 1 hotel, 433 rooms; Schedule III cost $658MB |
| Park Hotels & Resorts Royal Palm South Beach, under a $100M+ renovation through June 2026 (s8); roll entity RP Hotel Holdings LLC, $81.2M. |
REIT | 1 hotel, 393 rooms (100%)B |
| RLJ Lodging Trust Hilton Cabana Miami Beach, acquired 2014 (s10); roll entity RLJ Cabana Miami Beach LLC at 6261 Collins Ave, mailed to Bethesda MD, $47.5M. |
REIT | 1 hotel, 231 rooms; Schedule III gross $80.0MB |
| 2201 Collins Propco LLC (W South Beach) Condo-hotel units at 2201 Collins Ave, mailed to Millbank Tower, London. Individually owned units in the same building are not named. |
Private company | 226 parcels, 222 units, $302.3M (roll)A |
| Setai Hotel Acquisition LLC and affiliates (1400 Broadway, New York) 82 units at The Setai, 101 20 St, plus 1350 Collins Owner LLC and 942 Pennsylvania Owner LLC at the same New York mailing address. Grouping by mailing address only. |
Private company | 83 parcels, $73.4M (roll)A |
| Lincoln Road holders: 1111 Lincoln LLC; MAC 801 LR LLC, MAC 741 LR LLC, Comco LLC and others (1261 20 St) 1111 Lincoln LLC (Los Angeles mailing) holds 1111 Lincoln Rd and 1664 Lenox Ave. Six parcels mailed to 1261 20 St, Miami Beach, include 801 Lincoln Rd (bought Nov 2025, $40.8M by stamp, code 43) and 741 Lincoln Rd ($15.0M, same deed month). RK Ragna LLC paid $37.0M for 551 Lincoln Rd in Aug 2025 (s2). Common control within each group is inferred only from the mailing address and is not stated as fact. |
Private company | $114.0M and $110.5M (roll)B |
?
Looked for and not found
Claims this page would have made if a source could be opened. They are left out rather than guessed.
- Who stands behind the single-asset LLCs on the roll — Fontainebleau Florida Hotel LLC, Nahla Raleigh LLC, 1111 Lincoln LLC, MCZ/Centrum Flamingo II and III LLC, Flamingo South Acquisitions LLC, 2201 Collins Propco LLC, TCH 500 Alton LLC, 72 Park Development LLC: no Florida corporate record (Sunbiz was not tried; earlier runs found it behind Cloudflare) or SEC filing naming them was opened.
- Loews, Host and Park are tied to their roll entities (MB Redevelopment LLC, SB Hotel Owner LP, RP Hotel Holdings LLC) by the 10-K hotel list and matching address and room counts, not by an Exhibit 21 subsidiary line.
- City Hall's own folio: no 2026 roll parcel carries 1700 Convention Center Dr as its physical address, and the 137.2-acre convention-center parcel's mailing line ('Bay Shore Club Course') suggests it takes in a golf course too; the parcel's extent was not checked on the Property Appraiser's map.
- 1001 Washington Ave (State, TRS I I FUND): the roll names the State trustees only; the institution occupying the building was not established from a document.
- Owners whose records s. 119.071, F.S. exempts are removed from the public files, per DOR, so their holdings cannot be counted.
- No purchase price is shown for 1 Hotel South Beach, the Royal Palm or the Loews: their deeds precede the 2025–26 sale file, and the 10-Ks give cost, not price.
- Census building-permit counts for the City were not read; residential figures are roll completions only.
§
Sources
- Dade 23 Final NAL 2026 — real property roll (NAL23F202601.csv), 939,447 parcels; 56,205 in the City of Miami Beach (tax-authority codes 0200, 0201) — Florida Department of Revenue, Property Tax Oversight (submitted by the Miami-Dade County Property Appraiser) · openA
- Dade 23 Final SDF 2026 — Sale Data File (SDF23F202601.csv), 7,786 transfer records on City parcels, 2025–26, with clerk instrument number and qualification code — Florida Department of Revenue, Property Tax Oversight · openA
- Download Assessment Roll and GIS Data — NAL, SDF and NAP files; schedule (preliminary 1 July, initial final in October, final after VAB certification); s. 119.071 exclusion — Florida Department of Revenue, Property Tax Oversight · openA
- Documentary Stamp Tax — Miami-Dade 60 cents on each $100, plus a 45-cent surtax except on a single-family dwelling (ss. 201.02, 201.031, F.S.) — Florida Department of Revenue · openA
- Official Records — recording fees, copies ($1 per page plus $2 certification) and documentary stamp rates — Miami-Dade Clerk of the Court and Comptroller · openA
- Liability Disclaimer and User Agreement — Property Appraiser of Miami-Dade County website — Property Appraiser of Miami-Dade County · openA
- Host Hotels & Resorts, Inc. Form 10-K for the year ended 31 December 2025 — hotel list and Schedule III (1 Hotel South Beach, 433 rooms, acquired 2019) — Host Hotels & Resorts, Inc. (SEC EDGAR) · openA
- Park Hotels & Resorts Inc. Form 10-K for the year ended 31 December 2025 — Royal Palm South Beach Miami, 100%, 393 rooms; renovation and June 2026 reopening — Park Hotels & Resorts Inc. (SEC EDGAR) · openA
- Loews Corporation Form 10-K for the year ended 31 December 2025 — Loews Hotels & Co owned hotels (Loews Miami Beach Hotel, 790 rooms) — Loews Corporation (SEC EDGAR) · openA
- RLJ Lodging Trust Form 10-K for the year ended 31 December 2025 — Hilton Cabana Miami Beach, 231 rooms, acquired 2014 — RLJ Lodging Trust (SEC EDGAR) · openA