In Miami Beach's South of Fifth Neighborhood, The Continuum South Tower lobby is nearing completion of a much needed common area remodeling and facelift. The Continuum South Tower condo was completed in late 2001, and the lobby and common areas were starting to look a bit dated. Especially when compared to competing nearby South of Fifth luxury waterfront buildings - such as Apogee, The Murano at Portofino, and The Continuum North Tower (completed in 2006)- the first impression of lobby common areas was less than impressive.

The Continuum South Tower renovation and complete updating (including upstairs party room and entry lobby and stairwell) have been designed by the renowned Pepe Calderin Design firm of Miami. No attention to detail and expense was spared- with the goal being to elevate the South Tower lobby & common areas to be competitive with the surrounding ultra-luxury condo buildings of South Pointe / South of Fifth.

Below are recent pictures of the remodeling progress thus far- visible are the southern lobby, elevator entry ways, and mailbox areas. Note the beautiful, rich woodwork and attention to detail of the stone walls. The new look will add a contemporary feel to the South Tower, as well as bringing this Miami Beach condo building on a par (at the very least) with the other nearby South Pointe area buildings in Miami Beach's South of Fifth Neighborhood.

Miami Beach Condominiums- Latest Sales Data as of 8/6/2011

Closing Date	Address	Mami Beach Condo	List Price	Living Area	LP$/SqFt	Sold Price
8/1/2011	1455 OCEAN DR # 1003	Il Villaggio Condominium	$2,169,000	1,550	$1,399	$1,750,000
7/28/2011	5025 COLLINS AV # 805	Capobella	$1,500,000	2,060	$728	$1,250,000
7/28/2011	5025 COLLINS AV # 2308	Capobella	$1,190,000	1,870	$636	$1,020,000
7/26/2011	5959 COLLINS AV # 704	The Bath Club	$2,595,000	3,982	$652	$2,375,000
7/25/2011	5959 COLLINS AV # 3002	THE BATH CLUB	$6,900,000	5,700	$1,211	$5,700,000
7/20/2011	101 20 st # 3108	The Setai	$2,580,000	1,141	$2,261	$2,600,000
7/19/2011	100 S POINTE DR # 2209	Continuum	$2,325,000	2,122	$1,096	$2,200,000
7/19/2011	6301 COLLINS AV # 1601	LA GORCE PALACE	$720,000	1,744	$413	$700,000
7/18/2011	6365 COLLINS AV # 1103	AKOYA CONDO	$950,000	1,761	$539	$920,000
7/14/2011	2201 Collins Ave # UPH6	W South Beach Residences	$6,500,000	2,352	$2,764	$6,120,400
7/14/2011	101 20 ST # 3006	Setai	$2,200,000	1,316	$1,672	$1,900,000
7/14/2011	400 S POINTE DR # 1009	SOUTH POINTE TOWER COND I	$779,900	1,279	$610	$772,500
7/12/2011	101 20 ST # 2801	Setai	$1,990,000	1,198	$1,661	$1,700,000
7/12/2011	450 ALTON RD # 3004	ICON SOUTH BEACH	$980,000	1,536	$638	$900,000
7/8/2011	50 S POINTE DR # 2704	CONTINUUM II	$3,500,000	2,173	$1,611	$3,500,000
7/8/2011	300 S POINTE DR # 1501	PORTOFINO TOWERS	$1,690,000	2,340	$722	$1,625,000
7/7/2011	1445 16 ST # B402	CAPRI SOUTH BEACH	$1,623,300	1,842	$881	$1,623,300
7/7/2011	1445 16 ST # UP5	CAPRI	$990,000	1,396	$709	$935,000
7/6/2011	450 ALTON RD # 2603	ICON	$1,600,000	2,158	$741	$1,309,500
7/6/2011	50 S POINTE DR # 1206	CONTINUUM NORTH TOWER	$1,595,000	1,698	$939	$1,400,000
7/5/2011	6010 AQUA PA # 6010	AQUA AT ALLISON	$1,350,000	4,071	$332	$1,285,000
7/5/2011	400 S POINTE DR # 901	SOUTH POINTE TOWER	$850,000	1,165	$730	$825,000
7/1/2011	400 ALTON RD # 3101	Murano Grande	$3,495,000	3,979	$878	$3,400,000
7/1/2011	3737 COLLINS AV # S-601	Caribbean	$1,699,000	1,837	$925	$1,525,000
7/1/2011	6899 COLLINS AVE # 1505	CANYON RANCH MIAMI BEACH	$999,000	1,290	$774	$950,000
6/30/2011	210 ZOE WY # 210	AQUA AT ALLISON ISLANS	$2,200,000	4,387	$501	$1,850,000
6/30/2011	100 S POINTE DR # 2509	CONTINUUM SOUTH TOWER	$2,250,000	2,122	$1,060	$2,122,000
6/30/2011	50 S POINTE DR # 1205	Continuum on South Beach	$1,550,000	1,698	$913	$1,450,000
6/30/2011	10 VENETIAN WY # 2204	THE GRAND VENETIAN	$1,850,000	2,345	$789	$1,587,500
6/30/2011	100 S POINTE DR # 1406	Continuum on South Beach	$3,750,000	2,508	$1,495	$3,400,000
6/28/2011	4775 COLLINS AV # 1707	GREEN DIAMOND	$724,900	1,380	$525	$721,000
6/28/2011	300 S POINTE DR # PH4206	PORTOFINO TOWERS	$2,275,000	2,040	$1,115	$1,750,000
6/28/2011	450 ALTON RD # 3107	Icon South Beach	$1,499,000	1,815	$826	$1,440,000
6/28/2011	4779 COLLINS AV # 1407	Blue Diamond Condo	$729,000	1,380	$528	$730,000
6/27/2011	50 S POINTE DR # 1906	CONTINUUM ON SOUTH BEACH	$2,005,000	1,698	$1,181	$1,700,000
6/27/2011	5959 Collins Avenue # 1808	THE BATH CLUB	$849,000	1,904	$446	$806,500
6/27/2011	50 S POINTE DR # 2802	CONTINUUM NORTH TOWER	$3,999,999	2,621	$1,526	$3,836,000
6/27/2011	90 ALTON RD # 2901	Yacht Club at Portofino	$725,000	1,130	$642	$700,000
6/27/2011	50 S POINTE DR # 2502	CONTINUUM ON SOUTH BEACH	$4,431,000	3,017	$1,469	$3,850,000
6/24/2011	5025 COLLINS AV # 2307	CAPOBELLA	$1,050,000	1,750	$600	$870,000
6/24/2011	5801 COLLINS AV # 1000	Villa Di Mare	$2,400,000	4,599	$522	$2,400,000
6/22/2011	6899 COLLINS AV # 901	CANYON RANCH	$1,100,000	1,565	$703	$950,000
6/22/2011	6899 COLLINS AV # 1402	CANYON RANCH	$1,755,000	2,050	$856	$1,755,000
6/21/2011	16 ISLAND AV # 1A	Belle Towers	$799,000	1,700	$470	$720,000
6/21/2011	450 ALTON RD # 2504	ICON South Beach	$950,000	1,536	$618	$845,000
6/21/2011	1000 S POINTE DR # 902	Murano at Prtofino	$2,399,000	2,618	$916	$2,215,000
6/20/2011	800 S POINTE DR # 1404	APOGEE CONDO	$7,990,000	4,154	$1,923	$7,350,000
6/17/2011	6899 COLLINS AV # 802	CANYON RANCH	$1,345,000	2,050	$656	$1,200,000
6/16/2011	450 ALTON RD # 1801/3	ICON CONDOMINIUM	$3,900,000	4,303	$906	$3,400,000
6/16/2011	400 S POINTE DR # 510	South Pointe Tower	$725,000	1,559	$465	$700,000
6/13/2011	4775 COLLINS AV # 3104	GREEN DIAMOND CONDO	$825,000	1,550	$532	$780,000
6/13/2011	6365 COLLINS AV # 2703	AKOYA	$1,150,000	1,761	$653	$1,075,000
6/13/2011	100 S POINTE DR # 601	CONTINUUM SOUTH BEACH	$1,490,000	1,591	$937	$1,379,000
6/10/2011	6103 AQUA AV # 504	Spear at Aqua	$799,000	2,752	$290	$767,000
6/10/2011	100 S POINTE DR # 2106	Continuum South Tower	$3,850,000	2,508	$1,535	$3,800,000
6/10/2011	6365 COLLINS AV # 3701	AKOYA	$1,047,000	1,761	$595	$990,000
6/9/2011	458 OCEAN DR # 501	Ocean Five	$700,000	1,118	$626	$675,000
6/9/2011	2201 COLLINS AV # 1229	W South Beach Residence	$1,700,000	1,054	$1,613	$1,560,000
6/8/2011	400 ALTON RD # 1910	Murano Grande At Portofin	$1,130,000	1,548	$730	$1,080,000
6/6/2011	300 S POINTE DR # 605	PORTOFINO TOWER	$1,250,000	2,340	$534	$950,000
6/6/2011	6899 COLLINS AV # 1403	CANYON RANCH	$830,000	1,280	$648	$725,000
6/6/2011	6799 COLLINS AV # S304	CANYON RANCH SOUTH TOWER	$1,549,000	2,165	$715	$1,375,000
6/6/2011	800 S POINTE DR # 1803	Apogee	$5,400,000	2,756	$1,959	$4,900,000
6/3/2011	450 ALTON RD # 804	ICON South Beach	$719,000	1,536	$468	$697,500
6/3/2011	1900 SUNSET HARBOUR DR # 1808	Sunset Harbour North	$825,000	1,550	$532	$750,000
6/2/2011	50 S POINTE # 2101	continuum	$5,299,000	3,017	$1,756	$5,050,000
6/2/2011	1000 POINTE DR # 608	MURANO AT PORTOFINO	$1,090,000	1,791	$609	$935,000
5/31/2011	450 ALTON RD # 2802	ICON South Beach	$1,350,000	1,933	$698	$1,275,000
5/26/2011	1000 S POINTE DR # 901	Murano At Portofino	$3,800,000	3,365	$1,129	$3,500,000
5/25/2011	4775 COLLINS AV # 2101	GREEN DIAMOND CONDO	$1,240,000	2,010	$617	$1,240,000
5/25/2011	1900 SUNSET HARBOUR DR # 2302/4	SUNSET HARBOR	$1,195,000	2,350	$509	$1,050,000
5/23/2011	4775 COLLINS AV # 1802	GREEN DIAMOND	$999,000	1,530	$653	$890,000
5/23/2011	3801 COLLINS AV # 1104	Mosaic	$775,000	1,212	$639	$720,000
5/23/2011	450 ALTON RD # 1701	ICON South Beach	$1,695,000	2,145	$790	$1,650,000
5/20/2011	4775 COLLINS AV # 2804	Green Diamond Condo	$775,000	1,490	$520	$750,000
5/20/2011	4391 COLLINS AVENUE # 1414	FONTAINEBLEAU IIISORRENTO	$899,000	992	$906	$825,000
5/20/2011	4779 COLLINS AV # 1704	Blue Diamond Condo	$745,000	1,550	$481	$710,000
5/19/2011	400 ALTON RD # 1602	MURANO GRANDE	$899,000	1,874	$480	$825,000
5/19/2011	9 ISLAND AV # T5	NINE ISLAND AVENUE CONDO	$825,000	2,109	$391	$720,000
5/18/2011	300 S POINTE DR # 403	PORTOFINO	$1,295,000	2,340	$553	$1,188,000
5/18/2011	400 S POINTE DR # 1705	SOUTH POINTE TOWER	$700,000	1,042	$672	$680,000
5/18/2011	4775 COLLINS AV # 2504	GREEN DIAMOND CONDO	$949,000	1,550	$612	$815,000
5/17/2011	50 S POINTE DR # 2201	CONTINUUM NORTH TOWER	$4,500,000	3,017	$1,492	$4,050,000
5/17/2011	400 S POINTE DR # 1910	SOUTH POINTE TOWER	$990,000	1,559	$635	$926,000
5/16/2011	50 S POINTE DR # 1704	Continuum On South Beach	$1,345,000	1,491	$902	$1,300,000
5/16/2011	450 ALTON RD # 1703	ICON South Beach	$1,895,000	2,158	$878	$1,655,000
5/12/2011	125 JEFFERSON AV # 146	THE COURTS AT SOUTH BEACH	$749,000	1,485	$504	$719,000
5/11/2011	1000 VENETIAN WY # 1202	One Thousand Venetian	$1,099,000	2,010	$547	$950,000
5/11/2011	101 20 ST # 2506	The Setai	$1,690,000	1,316	$1,284	$1,540,000
5/10/2011	100 S POINTE DR # 3207	Continuum South Beach	$4,500,000	2,954	$1,523	$4,000,000
5/10/2011	100 S POINTE DR # 3604-3	Continuum South Tower	$13,500,000	6,438	$2,097	$10,576,000
5/9/2011	4775 COLLINS AV # 2607	green diamond	$780,000	1,380	$565	$730,000
5/9/2011	101 20 ST # 3206	SETAI	$2,150,000	1,316	$1,634	$1,930,000
5/9/2011	4775 COLLINS AV # 3605	GREEN DIAMOND	$895,000	1,380	$649	$825,000
5/9/2011	101 20 ST # 2104	The Setai	$1,049,000	1,162	$903	$980,000
5/9/2011	1000 S POINTE DR # 2502	MURANO AT PORTOFINO	$2,550,000	2,618	$974	$2,400,000
5/9/2011	6899 COLLINS AV # 907	CANYON RANCH	$1,020,000	1,565	$652	$958,000
5/6/2011	450 ALTON RD # 1503/4	ICON Condo	$2,799,000	3,694	$758	$2,550,000
5/6/2011	4775 COLLINS AV # 2607	green diamond	$780,000	1,380	$565	$760,000

In Miami Beach's highly coveted South of Fifth Neighborhood, The Continuum Miami Beach condos continue to see impressive sales records. This type of waterfront condo sales momentum has not been seen since the market heights of 2006! In my opinion, and judging by my own team's very active first half of the year, this is due to the following reasons:

1. Most Miami Beach waterfront condo buyers are usually seeking a second or even third vacation home. These tend to be very affluent owners / buyers and are usually willing to purchase all cash.

2. Miami Beach condos, especially in the premier areas such as South of Fifth Street in South Beach, are unique. There will be almost NO further waterfront condo development in South Beach given the scarcity of land and Miami Beach's strict developement regulations / restrictions. This puts a permanent bottleneck on future supply & represents a strong upside for future real estate market appreciation.

3. Miami Beach attracts an international clientele / market that's less influenced by short term financial trends. Affluent USA Northeast second homeowners, Brazilians, Colombian, Russian, and general South American's are the majority of today's luxury condo Buyers in South of Fifth Street waterfront luxury buildings - such as The Continuum, Apogee, The Murano at Portofino, The Portofino Tower, The South Pointe Tower, Icon South Beach, and The Murano Grande.

4. All of the above cited South of Fifth waterfront condo buildings are impeccably maintained, architecturally unique, and provide residents with the latest modern luxury amenities. Most especially, The Continuum on South Beach offers twelve incredible oceanfront acres at the Southernmost tip of Miami Beach. This is as the equivalent of living at an Oceanfront resort, with features and a location that CANNOT be reproduced.

Below are the seven days CLOSED sales of Continuum Condos. Note that North Tower #2502 is a raw or "Decorator Ready" condominium, which sold for an incredible $1,469 per Square Foot of living space!

Continuum Miami Beach Condos- Last Seven Days Closed Sales