Unit 1213 Under Contract | Contact James Salas for the Latest
In Key Biscayne, penthouse views and long-term value go hand in hand—and this month, we’re watching one of the most intriguing pending sales of 2025: Unit #1213 at Commodore Club South.
This top-floor 2-bedroom, 2-bath condo with panoramic ocean and bay views went under contract after 149 days on the market, listed at $1,250,000. If it closes near asking, it will signal a key pricing threshold for similar waterfront residences in this classic 1970s building.
Let’s take a closer look at what makes this unit special, why it likely went under contract, and what this means for future sellers at Commodore Club South.
Why This Unit Got Traction
At 1,260 square feet, this 12th-floor condo checks all the boxes that today’s buyers are looking for:
- Unobstructed views of the Atlantic Ocean, Biscayne Bay, and the Miami skyline
- Open kitchen layout with granite counters and stainless steel appliances
- Spacious primary suite with dual sinks, large walk-in closets, and a bidet-equipped bath
- Complete accordion shutters for full storm protection
- Resort-style amenities: beachfront access, tennis, gym, BBQ pergolas, and 24/7 security
But more than the specs, it’s the positioning that made the difference. This unit offers one of the best viewlines in the entire Commodore Club complex. Penthouse units rarely hit the open market here—and when they do, buyers take notice.
The long DOM (149 days) suggests the market needed time to align—but the fact that it’s now under contract shows that serious buyers are still willing to pay for premium views, location, and stability.
Understanding the Days on Market (DOM)
This wasn’t a lightning-fast sale—but in this segment, longer DOM isn’t always a negative. Here’s why:
- The unit was originally listed at $1.3M
- It held firm through early interest and light negotiation
- The unique views and building history gave it staying power
- The seller waited for the right buyer, not just the first offer
The key takeaway? Premium doesn’t always mean fast. Especially in Key Biscayne, where buyers are savvy and intentional.
If you’re a seller in this market, don’t fear a few months of runway—just make sure your pricing, staging, and marketing tell the right story.
How to Style a Penthouse Like This Before You List
Let’s talk decor. The layout and finishes in Unit 1213 offer strong bones—but any unit preparing to list in Commodore Club South should lean into light, calm, and timeless design.
Here’s how I’d prep a similar unit:
- Maximize Natural Light
Remove heavy window treatments. Use sheer white curtains or motorized shades to make the view the centerpiece. - Embrace Coastal Modern
Furnish with soft, neutral tones—white slipcovered sofas, light wood accents, and matte black fixtures to contrast with the marble floors. - Layer Texture, Not Color
Limestone, linen, rattan, and soft ceramic decor pieces add warmth without overwhelming the space. - Stage the Balcony
A compact bistro set or two sleek loungers make a huge impact—especially with those views. - Clean, Edit, Refine
A penthouse should feel like a gallery, not a garage. Edit every surface and simplify each room to feel spacious and fresh.
Buyers don’t just want square footage—they want the feeling of arrival.
What This Sale Means for Commodore Club South
Here’s what makes this pending sale important:
- It reaffirms buyer confidence in older oceanfront buildings—if the unit is well maintained and offers a top-floor view.
- It reinforces $1.2M–$1.3M as a realistic price range for premium 2-bedroom condos with updated kitchens and strong amenities.
- It sets the bar for future units in the same stack or tier—especially those on upper floors.
For sellers watching closely, this is a signal: you don’t need a gut renovation to sell—but you do need a clean presentation, clear messaging, and a smart listing plan.
A Quick Note About Commodore Club South
Commodore Club South is part of a three-building oceanfront development built in the 1970s—solid construction, proven management, and a loyal resident base.
The South building sits closest to Crandon Park, offering a quieter experience with immediate beach access and beautifully landscaped grounds. It’s walkable to the Key Biscayne Community Center, schools, shops, and the Yacht Club.
Units here are known for:
- Large balconies
- Private beach access
- Spacious closets and storage
- Well-maintained HOA with full reserves
That last point matters: This building has NO special assessments and FULL reserves—which is a major selling point in today’s cautious financing environment.
Thinking of Selling at Commodore Club South?
I’ve lived in this community. I know these buildings—not just as a Realtor, but as someone who understands the rhythm of island life.
When I list a unit here, I don’t just post photos. I tell a story.
My approach includes:
- On-site walk-through prep (even before photos)
- Design guidance to help your unit feel ready, not rushed
- Video walkthroughs + drone footage to showcase beach access, views, and layout
- Targeted outreach to brokers and buyers already active in Key Biscayne
If you’re considering selling in Commodore Club South, let’s talk strategy.
Let’s time it right, prep it smart, and price it with clarity.
Because even in a low-turnover building, the right sale can move the entire market forward.
James Salas
Certified Residential Specialist
Key Biscayne Condo Expert
📞 305-300-6764
🌐 jamessalas.com
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