Sample · Illustrative figures · Not a real property

Your private price opinion · Buying

Sample Residence, Brickell.

100 Sample Bay Dr, Unit 1408 · Sample Bay Tower
Condo · 2 bed · 2 bath · 1,250 sq ft · built 2008 · view: Water · HOA $1,050/mo
Updated kitchen · original baths
Prepared privately for the buyer · Data as of October 13, 2026

Price one · Asking

$795,000

74 days on market. Reduced from $849,000 on Sep 2.

Price two · Our opinion

$750K–$775K

Based on three closed sales, two in Sample Bay Tower.

Open at

$735,000

Target

$755K–$765K

Walk away above

$780,000

Above $775,000, the appraisal may come in lower than the price. If a second offer appears, we revisit the target, never the walk-away.

The gap between asking and our opinion is where money is made or lost. This seller has already cut once and is past the building's average days on market. That is leverage.

The evidence

Three sales we used.

A · 100 Sample Bay Dr, Unit 908Sample Bay Tower · same layout, mid floor

$760,000

Distance: Same bldg
Closed: Sep · 45 days
Sq ft: 1,250
$/sq ft: $608
Concessions: $8,000
Net: $752,000
HOA / mo: $1,050
Year built: 2008
View: West

West view +$15,000Adjusted $767,000

B · 100 Sample Bay Dr, Unit 2208Sample Bay Tower · higher floor

$790,000

Distance: Same bldg
Closed: Aug · 19 days
Sq ft: 1,250
$/sq ft: $632
Concessions: None
Net: $790,000
HOA / mo: $1,050
Year built: 2008
View: Water

Higher floor −$20,000Adjusted $770,000

C · 200 Sample Park Ave, Unit 1503Sample Park Residences · similar building, smaller unit

$705,000

Distance: 0.2 mi
Closed: Jul · 63 days
Sq ft: 1,180
$/sq ft: $597
Concessions: $10,000
Net: $695,000
HOA / mo: $890
Year built: 2005
View: Garden

Garden view +$30,000 · smaller +$21,000Adjusted $746,000

Adjusted for differences, the three sales land between $746,000 and $770,000. Most weight to A and B: same building, most recent.

Prices in this area were flat from spring to fall, so no adjustment for time.

Price per sq ft · closed sales

Two sales we set aside, and why

D · 100 Sample Bay Dr, PH 3Same building · Sample Bay Tower · penthouse. A different buyer, a different price.	$1,400,000
E · 200 Sample Park Ave, Unit 407Sample Park Residences · 0.2 mi · short sale. Not a market price.	$610,000

Leverage

Between the numbers.

01
Time and a price cut. 74 days on market against a building average of 52, and already reduced once. The seller is listening.
02
Ask for a credit. Recent sellers here gave up to $10,000 in concessions. A closing credit can be worth more to you than the same amount off the price.
03
The assessment. A $9,800 special assessment for the roof is approved for 2026. Ask the seller to pay it at closing.
04
Inspection. Findings on the unit's AC, windows or water heater can justify a credit.

The building

Before you offer.

Milestone inspection

Phase 1 completed 2024. No Phase 2 required.

Reserve study (SIRS)

Completed 2025. Reserves being funded per the study.

Special assessment

$9,800 per unit, approved for 2026.

Rentals

Allowed. 6-month minimum.

Financing

Ask your lender to confirm this building is approved for financing before you make an offer.

Property taxes reset after a sale in Florida. Plan on your purchase price, not the seller's current tax bill.

The market today

Your alternatives.

Active

Pending

Avg days

Sale / list

95.4%

Seven similar units are for sale in this building and the two next to it. Buyers here have time to choose, and sellers know it.

How we prepared this

Unit viewed at a showing on October 11, 2026. Size adjustments use about $300 per sq ft for every sale.
Square footage from public records.
Sales from the MLS, closed July–September 2026.
Building information from association documents; verify before closing.
Adjustments start from each sale’s net price and reflect our judgment, not a formula.

Prepared by

Abdallah H. Fragomeno, REALTOR®RE Lic. SL3387170 · Habla español

Nikki Paneque, REALTOR®RE Lic. SL3522276 · Habla español

One conversation. Two numbers. No pressure.