---
document_type: 'building_page'
page: 'index'
locale: 'en'
site: 'miragecondosurfside.com'
source: 'page.seo_texts.en.main'
source_status: 'ok'
source_sha256: 'c599410eb55e35b6e171092976f6272a3c20cf16101feb0e81339a94a0281723'
canonical_url: 'https://miragecondosurfside.com/'
---

# Mirage, Surfside — Overview

**Mirage Condominiums at Surfside: Coastal Architecture, Oceanfront Real Estate, and Coastal Living**

Situated along the pristine Atlantic shoreline of barrier-island Miami-Dade County, **Mirage** (often recognized in official property records as *Mirage on the Beach* or *Mirage Condominium*) represents one of the most balanced, intimate residential addresses in the Town of Surfside. Erected in 1995 at **8925 Collins Ave, Surfside, FL 33154**, this twelve-story mid-rise tower encompasses exactly 99 private residences. Rising directly beside the turquoise coastal waters and the native dune ecosystem, Mirage bridges the energetic metropolitan tempo of Miami Beach to the south with the understated, ultra-exclusive retail and culinary atmosphere of Bal Harbour to the north. Unlike towering mega-developments exceeding forty floors, Mirage provides an increasingly scarce residential format: direct, unobstructed ocean frontage matched with boutique density, generous interior floor plans averaging roughly 1,658 square feet, and an authentic coastal community footprint free from commercial congestion.

Acquiring, leasing, or managing real estate within Mirage requires a nuanced understanding of South Florida's coastal structural regulations, condominium association operations, and the micro-market dynamics of the 33154 postal district. In this thorough profile, prospective buyers, seasoned real estate investors, architecture enthusiasts, and prospective tenants will discover a comprehensive exploration of Mirage. We analyze its exact physical location, architectural identity, unit layouts, building-wide amenities, financial structures, Homeowners Association (HOA) parameters, pet policies, long-term rental market performance, regional climate records, and local community infrastructure.

\---

## 1. Geographic Setting: The Town of Surfside Micro-Location

To evaluate Mirage, one must examine its position within the Town of Surfside. Measuring barely one square mile, bordered by 96th Street to the north, 87th Terrace to the south, the Atlantic Ocean to the east, and Biscayne Bay to the west, Surfside preserves an intimate residential atmosphere governed by progressive zoning and height restrictions. Located precisely at latitude 25.8753865 and longitude -80.1211363, Mirage occupies an exceptional oceanfront parcel in the southern sector of town, granting residents direct, step-free access to public sands, the paved Surfside walking trail, and protected community parks.

| Geographic & Boundary Marker | Distance / Orientation | Significance to Mirage Residents |
|---|---|---|
| Atlantic Ocean & Surfside Beach | Direct East Frontage (0 Miles) | Immediate pedestrian beach access via private ocean pavilion; uninterrupted sunrise views over the water. |
| Surfside Walking & Jogging Path | Adjoins Eastern Property Boundary | A dedicated, continuous recreational corridor extending miles between Bal Harbour and Miami Beach. |
| Downtown Surfside (Harding Ave Commercial District) | 0.4 Miles Northwest (approx. 8–10 min walk) | Pedestrian-friendly urban center featuring kosher bistros, artisan coffee bars, organic markets, and pharmacies. |
| Bal Harbour Shops | 0.8 Miles North | Internationally acclaimed open-air luxury retail center showcasing haute couture fashion, open-air fine dining, and landscaping. |
| North Beach Oceanside Park | 0.3 Miles South | A sprawling 28-acre maritime park containing preserved sea-grape canopies, dog runs, bike paths, and shade pavilions. |
| Downtown Miami / Brickell Financial District | 13.5 Miles Southwest | Primary regional business district, accessible via Collins Avenue connecting directly to the Julia Tuttle Causeway (I-195). |
| Miami International Airport (MIA) | 16.5 Miles Southwest | Primary regional international hub handling global commercial and private aviation connections. |
| Fort Lauderdale-Hollywood International Airport (FLL) | 19.8 Miles North | Alternative regional and international flight center, easily navigated via Florida State Road A1A and US-1. |

The neighborhood around 8925 Collins Avenue delivers a balanced coastal lifestyle. While southern neighbors along Collins Avenue transition into the high-density hotel and resort corridors of Mid-Beach and South Beach, Surfside maintains a peaceful character. Municipal zoning actively prevents overcrowding, while dedicated civic policing, municipal beach services, and walkable infrastructure create a safe, self-contained enclave. Mirage residents enjoy a setting where walking, bicycling, and outdoor seaside living replace vehicular gridlock, while downtown Miami and South Beach nightlife remain within a twenty-minute drive.

\---

## 2. Architectural Character, Structural Engineering, and Historical Profile

Constructed in 1995, Mirage represents an exemplary era of South Florida coastal architecture. Emerging right after the adoption of early South Florida building code reforms in the mid-1990s, the structure features reinforced cast-in-place concrete foundations, thick structural columns, and expansive cantilevered floor slabs engineered to withstand maritime forces. The tower rises 12 stories, maintaining an elegant, understated linear profile that maximizes private terrace sightlines across the ocean, the Intracoastal Waterway, and the Miami skyline.

The exterior elevation exhibits Mediterranean-revival modernism typical of premium 1990s South Florida construction. Smooth white stucco finishes bounce natural sunlight, deep-set shaded balconies reduce interior thermal loads, and floor-to-ceiling perimeter glazing frames the Atlantic backdrop. Because the tower caps out at 99 residences distributed across 12 levels, residential floors feature peaceful elevator vestibules that serve only a handful of private suites per landing. This structural framework avoids the long, institutional corridors common in higher-density condominium towers.

From an engineering perspective, Mirage’s structural integrity undergoes continuous preservation. In compliance with Florida Senate Bill 4-D and ongoing county building re-certification milestones, buildings along the oceanfront operate under rigorous engineering inspections. Structural Integrity Reserve Studies (SIRS), milestone concrete investigations, waterproofing evaluations, elevator modernizations, and coastal roof system reinforcements ensure that this 1995-built building preserves structural health, meets modern life-safety codes, and maintains property values alongside newly built luxury towers.

\---

## 3. Detailed Residential Floor Plans and Interior Specifications

The residences at Mirage were conceived during an era when residential condominium architecture prioritized spacious interior footprints. While contemporary construction frequently compresses two-bedroom designs below 1,100 square feet, Mirage units provide expansive living spaces. Residences range from compact oceanfront studios to expansive three-bedroom floor plans spanning over 2,030 interior square feet. The average residential area across historical MLS transactions stands at **1,657.68 square feet** (with an analytical median of 1,658 square feet).

| Residence Classification | Bedrooms / Bathrooms | Approx. Interior Living Area | Primary Sightlines & Architectural Features |
|---|---|---|---|
| Lanai / Studio / Convertible Units | 0 to 1 Bed / 1 Bath | 120 – 850 Sq. Ft. | Ground-floor or lower-level layouts; direct access to pool deck, garden verandas, and beach pathways. |
| Standard Two-Bedroom Residences | 2 Beds / 2 Baths | 1,350 – 1,580 Sq. Ft. | Split-bedroom configurations; primary ensuites with walk-in closets; expansive living-dining rooms opening to deep ocean-view balconies. |
| Luxury Two-Bedroom + Den Suites | 2 Beds / 3 Baths (Mode) | 1,550 – 1,780 Sq. Ft. | The statistical modal layout in the tower; features dedicated den/office spaces, dual ensuite bathrooms, and an extra guest powder room. |
| Three-Bedroom Corner Residences | 3 Beds / 3 Baths | 1,800 – 2,030 Sq. Ft. | Dual wraparound balconies with direct ocean and western sunset panoramas; expansive open living salons and double primary suites. |
| Penthouse Suites (Top Level) | 3 Beds / 3 Baths | 1,950 – 2,030+ Sq. Ft. | 12th-story panoramic units featuring higher ceiling heights, custom floor plans, and expansive Atlantic and Biscayne Bay vistas. |

Interior residences highlight functional residential elements rarely found in contemporary micro-units. The split-bedroom arrangement separates the primary suite from guest rooms to maximize acoustic and visual privacy. Kitchens were initially built with dedicated breakfast rooms and eat-in layouts, which many owners have modernized into open-concept culinary centers centered around quartz or marble prep islands, custom European cabinetry, and induction cooktops. Laundry closets with full-sized washers and dryers are integrated within each residence, while central mechanical closets accommodate high-efficiency air handlers.

A signature characteristic of the modal configuration (2 Bedrooms, 3 Bathrooms) is the third full bathroom. This architectural arrangement provides full comfort for overnight guests or remote-work visitors without encroaching upon the private ensuites of the primary or secondary bedrooms. Deep balconies act as sheltered outdoor living rooms, shielded from excessive ocean breezes by recessed structural overhangs while capturing changing morning sunrises and evening coastal color palettes.

\---

## 4. Comprehensive Resort Amenities, Facilities, and Grounds

Mirage offers a resort-level amenity package tailored to the needs of full-time owners, seasonal residents, and long-term lessees. Unlike sprawling mega-resorts where amenities are overrun by hotel guests or transient vacationers, Mirage’s common facilities remain private, accessible only to residents, screened tenants, and their authorized guests.

### Outdoor Recreation and Oceanfront Grounds

- **Heated Oceanfront Swimming Pool:** Maintained year-round at comfortable temperatures, the private pool sits within a raised sun deck overlooking the beach dunes, complete with loungers and parasols.
- **Private Beach Pavilion:** An exclusive pedestrian gateway leading past the dune preservation line directly onto the sand, complete with outdoor rinse showers.
- **Sun Cabanas:** Poolside shade structures offering comfortable settings for outdoor reading, remote work, or quiet relaxation.
- **Outdoor Barbecue and Dining Pavilion:** Dedicated open-air grilling stations featuring professional stainless steel barbecue facilities and shaded alfresco dining tables.
- **Putting Green:** An on-site synthetic turf putting green, offering residents a convenient spot to refine their short game in ocean breezes.
- **Dedicated Bike and Jogging Path:** Direct access to the town's scenic seaside trail, enabling uninterrupted runs, walks, or cycling north to Haulover Inlet or south to South Beach.

### Wellness, Health, and Fitness Spaces

- **Fitness Center & Exercise Room:** A fully equipped training facility featuring modern cardiovascular machinery (treadmills, ellipticals, stationary cycles), free weights, resistance cable towers, and stretching mats.
- **Spa, Hot Tub & Hydrotherapy:** An integrated heated spa bath providing hydro-jet therapy for post-workout recovery or evening unwinding.
- **Dry Heat Saunas:** Dedicated, enclosed cedar saunas for natural detoxification and therapeutic wellness.

### Social, Professional, and Lifestyle Conveniences

- **Clubhouse & Resident Community Room:** A tastefully appointed multi-purpose social room designed for hosting private gatherings, homeowner associations, or neighborly get-togethers.
- **Billiard Room:** A dedicated entertainment lounge equipped with a tournament-grade pool table and seating.
- **Business Center & Library:** A quiet work environment offering high-speed Wi-Fi, computer workstations, and a curated lending library.
- **Children's Play Area:** A designated safe space catering to visiting grandchildren and resident families.
- **Bike Storage & Private Storage Lockers:** Dedicated secure storage facilities for cycling equipment, stand-up paddleboards, surf gear, and excess household luggage.
- **On-Site Professional Management & Security:** Fully gated property access, secure lobby entry, monitored surveillance networks, roving security patrols, and professional on-site management offices handling daily operations.
- **Trash Chutes & Service Elevators:** Functional building infrastructure including multiple high-speed passenger elevators, designated freight handling, and convenient floor-by-floor trash disposal chutes.

\---

## 5. Financial Performance, Valuations, and MLS Market Analytics

Condominiums within Surfside occupy a distinct tier within the South Florida oceanfront market. The barrier island's limited land area, combined with high development costs for new construction, creates consistent underlying value for established buildings like Mirage. Long-term sales figures, active pricing trends, and leasing statistics show sustained equity retention and low turnover.

| Financial & Market Metric | Statistical Value / Benchmark | Market Context & Analytical Implications |
|---|---|---|
| Recent Sale Price Benchmark | $1,450,000 | Evaluated across recent closed trades; represents competitive entry-level pricing for direct oceanfront 2-to-3-bedroom property in Surfside. |
| Sale Price Per Square Foot (Avg) | $906.25 / Sq. Ft. | Presents significant value compared to new construction towers in Surfside and Bal Harbour exceeding $2,500–$4,000 per sq. ft. |
| Average Days on Market (DOM) | 53.5 Days | Indicates steady buyer interest; properly positioned inventory generally clears within an eight-week window. |
| Monthly HOA Maintenance (Avg) | $1,136.83 / Month | Calculated from historical operational filings; individual assessments range from $815 to $1,832 depending on unit square footage. |
| Annual Property Taxes (Avg) | $11,323.31 / Year | Reflects Miami-Dade ad valorem tax assessments; actual tax liabilities adjust post-closing based on new purchase valuations and homestead status. |
| Long-Term Rental Price Range | $6,500 – $8,500 / Month | Varies according to interior elevation, direct ocean orientation, renovation status, and turnkey luxury furnishings. |
| Average Monthly Rent | $7,500 / Month | Demonstrates robust demand from corporate professionals, relocating families, and seasonal executives seeking coastal living. |
| Rental Price Per Square Foot | $4.60 / Sq. Ft. (Avg) | Strong yields reaching up to $5.31/sq. ft., reflecting high tenant willingness to pay for spacious oceanfront layouts. |

Prospective purchasers should contextualize Mirage's sale price per square foot ($906.25) against surrounding municipal developments. Directly north in Bal Harbour and within newly constructed ultra-luxury towers throughout Surfside (such as The Surf Club Four Seasons, Arte Surfside, or Fendi Château), square-foot valuations routinely range between $2,200 and $4,500. Mirage delivers comparable beach proximity, views, and an uncrowded shoreline at an accessible entry point. This makes it appealing both as a primary residence and as a resilient coastal asset.

\---

## 6. Demographics and Socioeconomic Context of the 33154 Postal Code

The community profile of Surfside, encompassing postal code 33154 (which includes Surfside, Bal Harbour, and Bay Harbor Islands), exhibits an educated, affluent, and multigenerational demographic base. Data drawn from public records and the U.S. Census Bureau American Community Survey (ACS) highlights the unique residential fabric surrounding Mirage.

| Demographic Indicator | Census / Public Registry Data (33154) | Analytical Significance for Property Owners |
|---|---|---|
| Total Zip Code Population | 14,790 Residents | A compact residential community maintaining low municipal density compared to mainland Miami neighborhoods. |
| Median Resident Age | 44 Years Old | A balanced demographic blend of established professionals, young families, and active retirees. |
| Median Household Income | $74,212 | Solid baseline income; oceanfront properties reflect significantly higher median net worth and discretionary liquidity. |
| Housing Occupancy Tenure | 54.7% Owner / 45.3% Renter | A well-balanced housing mix providing healthy demand for long-term lease properties while maintaining stable owner-occupant governance. |
| Occupied Housing Inventory | 6,272 Households (3,428 Owner / 2,844 Renter) | Demonstrates an active residential market supporting both owner residents and long-term tenants. |
| Vacant / Seasonal Housing Units | 4,504 Units | Reflects the seasonal character of South Florida's coast, where many residences serve as winter homes, reducing building density in summer. |

Surfside stands apart from its urban neighbors through a deep sense of civic pride and active community engagement. The town operates its own municipal community center (featuring recreational pools and youth programs), a public safety force, and regular community events. Residents benefit from safe sidewalks, well-lit streetscapes, and family-oriented amenities that foster a true small-town atmosphere rarely found elsewhere in coastal South Florida.

\---

## 7. Subtropical Climatology, Weather Extremes, and Maritime Resilience

Real estate along Collins Avenue requires a thorough appreciation of maritime environmental conditions. The local climate is defined as tropical wet-and-dry / subtropical marine, characterized by warm ocean breezes, distinct seasonal precipitation cycles, and abundant annual sunshine. Analysis of historical National Oceanic and Atmospheric Administration (NOAA) weather station data from nearby Opa-Locka Airport (Station ID: NOAA\_GSOD, 16.2 km west) outlines the local climate profile over a multi-year baseline.

| Climatic Variable | Historical Measurement (NOAA Station) | Impact on Property Maintenance & Lifestyle |
|---|---|---|
| Mean Annual Temperature | 77.6° Fahrenheit (25.3° Celsius) | Consistently mild weather year-round, supporting daily outdoor activities and steady seasonal winter arrivals. |
| Average Maximum High Temperature | 86.8° Fahrenheit (30.4° Celsius) | Summer heat is moderated by coastal Atlantic sea breezes, keeping the barrier island cooler than mainland suburbs. |
| Average Minimum Low Temperature | 69.7° Fahrenheit (20.9° Celsius) | Gentle winter minimums eliminate frost concerns; outdoor swimming and balcony living continue comfortably year-round. |
| Dry Days Percentage | 58.1% (1,273 Days out of 2,192 Analyzed) | Predominantly dry, sun-filled weather; rainfall is concentrated within quick afternoon showers during summer months. |
| Rain Days Count | 908 Precipitation Days (Baseline Period) | Frequent but brief tropical showers help naturally cleanse exterior facades and cool building surfaces. |
| Average Precipitation per Event | 0.17 Inches | Showers typically clear rapidly, returning to clear skies within an hour. |

Operating a coastal condominium in this environment requires ongoing maintenance protocols. Salt-laden marine breezes carry airborne chlorides that accelerate oxidation on untreated metals. At Mirage, building management stays ahead of this through preventive exterior coatings, waterproof deck membranes, marine-grade balcony railing finishes, and regular HVAC coil maintenance. Prospective buyers should confirm whether individual residences have installed modern impact-resistant glass windows and doors. These upgrades provide structural hurricane protection, improve thermal insulation, lower monthly electric bills, and virtually eliminate exterior ambient noise.

\---

## 8. Homeowner Association (HOA) Governance, Dues, and Acquisition Due Diligence

Governance at Mirage is administered by its elected Board of Directors and managed through professional community association managers (CAM). Recorded in legal and MLS filings as *MIRAGE CONDO*, *MIRAGE*, or *MIRAGE ON THE OCEAN*, the association oversees common facilities, mechanical systems, financial reserves, and property rules.

### HOA Fee Allocation and Inclusions

With historical monthly maintenance fees averaging roughly **$1,136.83** (individual unit assessments span roughly $815 to $1,832 depending on unit square footage and floor level), dues cover essential operational services, including:

- Comprehensive insurance coverage for the exterior building envelope, shared mechanical systems, and common areas.
- Continuous maintenance of the heated oceanfront swimming pool, hydrotherapy spas, and saunas.
- Full professional maintenance of passenger and service elevators, emergency generators, and fire protection equipment.
- Upkeep of common grounds, beach pavilions, landscaping, and outdoor barbecue equipment.
- Professional on-site property management, administrative staffing, and property maintenance crews.
- Around-the-clock physical security patrols, electronic access systems, and perimeter camera surveillance.
- Domestic water, sewer, regular waste removal, and floor-by-floor trash chute operations.
- Scheduled structural allocations toward legal reserve accounts for roof replacements, painting, waterproofing, and mechanical overhauls.

### The Florida Condominium Due Diligence Checklist

Florida’s legislative framework governing condominiums—particularly following the enactment of Senate Bill 4-D and subsequent building safety updates—requires purchasers to conduct thorough due diligence. When acquiring a residence at Mirage, prospective buyers and their legal counsel should obtain and review the following formal documentation during the statutory rescission window:

1. **The Formal Estoppel Certificate:** Prepared by the association's management office, this document certifies the unit's exact monthly dues status, verifies any outstanding balances, and confirms whether special assessments are owed by the current seller.
2. **Structural Integrity Reserve Study (SIRS):** Florida law mandates regular reserve studies for buildings three stories or higher. This report evaluates essential components: structural roof, bearing walls, foundations, fire protection systems, plumbing, electrical networks, waterproofing, and exterior painting.
3. **Milestone Structural Inspection Reports:** Documentation verifying concrete condition, rebar integrity, balcony condition, and overall building structural health.
4. **Association Operating Budget & Reserve Balances:** An examination of cash reserves versus operational expenses. A healthy reserve fund protects homeowners against sudden, unplanned special assessments.
5. **Recent Board Meeting Minutes:** Reviewing minutes from the preceding twelve months reveals discussions regarding upcoming repair projects, contractor agreements, or policy updates.
6. **Association Litigation Disclosures:** Confirmation that the community is free from active litigation that could impact loan underwriting or reserve balances.

\---

## 9. Pet Rules, Leasing Restrictions, and House Policies

A condominium’s house rules directly influence residential quality of life, investment yields, and long-term property values. Mirage strikes a clear balance, offering pet-friendly living alongside policies that preserve building serenity.

### Pet Policy Framework

Unlike buildings with blanket pet prohibitions, Mirage accommodates pet owners under clear association guidelines:

- **Permitted Animals:** Domestic cats and dogs are allowed for unit owners, subject to association registration.
- **Weight and Breed Parameters:** Historical listing records and association bylaws indicate weight guidelines (commonly capping adult weight at 20 pounds, though some allowances or conditional approvals apply for specific units). Prospective buyers with larger animals should request written approval from the board prior to purchase.
- **Tenant Limitations:** Rental listings often show varying pet allowances by individual landlord. While the master association permits pets, individual owners retain the legal right to restrict pets within their leased apartments.
- **Common Area Etiquette:** Pets must remain leashed across all indoor and outdoor common areas and are restricted from the swimming pool basin and deck areas per Florida sanitary codes.

### Leasing and Rental Regulations

Mirage operates as an established residential coastal community rather than a short-term condo-hotel. Its leasing policies are structured accordingly:

- **Strict Ban on Short-Term Rentals:** Platforms like Airbnb, Vrbo, and daily or weekly tourist rentals are prohibited. The declaration of condominium mandates minimum lease lengths (typically 6 to 12 months).
- **Subleasing Restrictions:** Tenants are strictly forbidden from subletting residences, assigning leases, or renting individual rooms.
- **Association Screening Process:** Every prospective tenant must submit an application packet to the HOA management office. This process includes credit checks, criminal background screening, personal references, and occasional formal interviews. Approval times generally run between two and four weeks; move-ins cannot occur prior to written board authorization.
- **Security Deposits:** Associations in Florida often require a common-area security deposit from incoming tenants, held in an escrow account to cover any accidental damage during move-ins or move-outs.

\---

## 10. Local Lifestyle, Education, Shopping, and Cultural Highlights

Living at Mirage means enjoying one of South Florida’s most walkable, convenient coastal neighborhoods. Residents enjoy an active, car-optional lifestyle where daily essentials, gourmet dining, and outdoor recreation are just steps away.

### Culinary and Boutique Retail Offerings

A short stroll north brings residents to the internationally renowned **Bal Harbour Shops**. This landscaped, open-air luxury retail center houses premier designer flagships alongside acclaimed restaurants like Makoto, Carpaccio, Le Zoo, and Hillstone. For everyday conveniences, downtown Surfside along Harding Avenue features a diverse culinary mix, including artisanal kosher delis, Mediterranean grills, organic bakeries, and sidewalk cafes.

### Public Parks and Marine Recreation

- **Surfside Community Center:** Located on the oceanfront at 93rd Street, this municipal amenity features a lap pool, children's water park, jacuzzis, and fitness classes for all Surfside residents.
- **Surfside Beach & Dune Trail:** Extending immediately behind Mirage, this packed path offers a flat, car-free route for morning jogs, sunset strolls, or beach cruiser rides.
- **Sullivan Tennis Center:** Dedicated public tennis courts operated by the Town of Surfside, offering clinics and open court play.
- **Haulover Inlet & Marina:** Located two miles north, Haulover Marina provides deep-water sportfishing charters, private boat slips, and direct ocean access without bridge clearance limits.

### Education and School Assignments

Families residing at Mirage have access to reputable public and private educational institutions. The area is served by Miami-Dade County Public Schools, including:

- **Ruth K. Broad Bay Harbor K-8 Center:** A highly regarded public elementary and middle school consistently recognized for academic excellence, serving families in Surfside, Bay Harbor Islands, and Bal Harbour.
- **Miami Beach Senior High School:** The assigned secondary institution, offering specialized programs including the International Baccalaureate (IB) Diploma and Advanced Placement coursework.
- **Private & Preparatory Academies:** Prestigious private campuses nearby include Ransom Everglades School, Miami Country Day School, and Cushman School, all accessible within a 20-to-30-minute commute.

\---

## 11. In-Depth Comparative Market Analysis: Mirage vs. Competing Oceanfront Enclaves

To fully understand Mirage’s value within the South Florida condominium landscape, it helps to compare the building with alternative oceanfront options across neighboring barrier-island submarkets.

| Condominium Development | Location / Municipality | Year Built | Typical Unit Size | Approximate Sale Price / Sq. Ft. | Primary Distinctive Characteristics |
|---|---|---|---|---|---|
| **Mirage** | Surfside (8925 Collins Ave) | 1995 | 1,350 – 2,030 Sq. Ft. | **~$906 / Sq. Ft.** | Boutique 99-unit mid-rise; spacious split layouts; direct beach pavilion; reasonable maintenance fees. |
| **Spiaggia Ocean Condos** | Surfside (9499 Collins Ave) | 2005 | 600 – 1,300 Sq. Ft. | $950 – $1,250 / Sq. Ft. | Mediterranean-modern styling; smaller unit footprints; located closer to the 96th Street business corridor. |
| **Solimar Condominium** | Surfside (9559–9595 Collins Ave) | 2001 | 1,500 – 2,300 Sq. Ft. | $1,100 – $1,400 / Sq. Ft. | Twin-tower format; larger amenity deck; slightly higher density and monthly association fees. |
| **The Surf Club Four Seasons** | Surfside (9001 Collins Ave) | 2017 | 1,800 – 6,000+ Sq. Ft. | $3,200 – $5,000+ / Sq. Ft. | Ultra-luxury five-star hotel integration; Michelin-starred dining; top-tier global luxury pricing. |
| **Bal Harbour 101** | Bal Harbour (10101 Collins Ave) | 1977 | 2,100 – 3,300 Sq. Ft. | $800 – $1,100 / Sq. Ft. | Expansive floor plans; older building footprint; situated north of the Bal Harbour luxury boundary. |
| **Carillon Miami Wellness Resort** | Miami Beach (North Beach) | 2008 | 800 – 2,150 Sq. Ft. | $1,000 – $1,450 / Sq. Ft. | Extensive 70,000 sq. ft. health and spa facilities; higher density; located south in Miami Beach proper. |

This comparative analysis highlights Mirage’s strong positioning. It provides larger, family-sized residences at square-foot pricing well below newer luxury towers in Surfside, while avoiding the excessive scale and traffic of high-density beachfront complexes.

\---

## 12. Buyer's Roadmap: Navigating Acquisitions at Mirage

Purchasing a condominium residence at Mirage requires navigating several distinct stages. The acquisition process follows this sequential pathway:

### Stage 1: Financing Pre-Approval and Portfolio Review

Cash buyers should prepare standard verifiable proof of funds. Buyers seeking mortgage financing should work with established lenders experienced in Florida condominium lending. Lenders will examine association reserve allocations, pending structural assessments, and the building's owner-to-tenant occupancy ratio before issuing loan commitments.

### Stage 2: Contract Execution and Statutory Inspection Period

Once a standard Florida Realtors/Florida Bar (FR/BAR) contract is fully executed, earnest money is placed in escrow. The buyer's home inspector evaluates the unit’s interior systems, including mechanical HVAC equipment, electrical panels, plumbing fixtures, appliances, windows, and structural door thresholds.

### Stage 3: Florida Condominium Document Review

Under Florida Statute § 718.503, resale condominium buyers have a statutory three-business-day rescission period from the receipt of the association documents. These include the declaration, bylaws, financial statements, and the Structural Integrity Reserve Study (SIRS). This window allows buyers to confirm building rules and finances meet their personal standards.

### Stage 4: Association Application and Formal Board Approval

Upon completing unit inspections, the formal association application package is submitted to the CAM office. This phase includes background checks, application fees, and board screening. A Certificate of Approval is issued once the process is complete.

### Stage 5: Final Walkthrough, Title Insurance, and Settlement

A final property walkthrough ensures the home remains in agreed-upon condition and all repairs are complete. The closing title company obtains the formal estoppel certificate to balance closing statements, issues title insurance policies, and records the warranty deed with the Miami-Dade County Clerk of Courts.

\---

## 13. Tenant & Leasing Guide: Securing a Residence at Mirage

Tenants seeking long-term residences at Mirage should anticipate a structured, transparent leasing process. Because the building maintains steady residential demand, available rentals clear quickly.

| Step in Leasing Pathway | Action Required by Prospective Tenant | Associated Timeline & Notes |
|---|---|---|
| 1. Inventory Search & Selection | Identify active rental listings (2 to 3-bedroom residences); verify interior furnishings, views, and parking spaces. | 1–3 Days; inventory changes quickly based on seasonal timing. |
| 2. Offer & Contract to Lease | Submit formal Contract to Lease accompanied by credit report, income verification (pay stubs, tax returns), and copy of ID. | 24–48 hours for landlord review and acceptance. |
| 3. Execution of Lease Agreement | Execute standard 12-month lease agreement; deposit initial escrow funds with the escrow agent. | 1–2 Days; confirms agreement parameters. |
| 4. HOA Board Application | Complete association move-in forms, submit background screening checks, and pay HOA application fees. | Budget 2 to 4 weeks for complete board processing and background clearance. |
| 5. Security Deposits & Move-In | Pay first month's rent, advance rent/security deposits to landlord, and provide association common area damage deposit. | Coordinated through building management to reserve the service elevator for moving day. |

Tenants are advised to carry comprehensive renters insurance policies (HO-4 forms). These policies should cover personal property, provide liability protection, and address tropical weather occurrences. Regular proof of active insurance coverage is typically required before taking occupancy.

\---

## 14. Long-Term Investment Potential and Market Outlook

Investing in oceanfront real estate within Surfside remains an attractive proposition. Several structural factors support property values and rental demand at Mirage over the coming decade:

- **Irreplaceable Oceanfront Land:** The Town of Surfside cannot expand its municipal boundaries. With strict height limits preventing overbuilding, direct oceanfront parcels remain exceptionally rare.
- **Neighborhood Transformation:** With high-end brands like the Four Seasons and international luxury developments establishing flags in Surfside, the entire municipal oceanfront has elevated its global profile, lifting asset valuations throughout the corridor.
- **Favorable Living Density:** In an era where modern condominium developments regularly build 40 to 60 floors, boutique 12-story towers like Mirage offer manageable density, swift elevator access, and an uncrowded beach.
- **Strong Tenant Demand:** A steady flow of domestic and international corporate relocations into the Miami metro area drives sustained demand for coastal rentals. With average monthly rents of $7,500 and yields reaching up to $5.31 per square foot, Mirage continues to generate healthy returns for investment property owners.

\---

## 15. Conclusion: Coastal Living at Mirage Condominiums

Mirage (8925 Collins Ave, Surfside, FL 33154) stands as a premier example of coastal living, architectural proportion, and long-term real estate value. Its 99 boutique residences provide an intimate sanctuary along the Atlantic shoreline. Generous floor plans, comprehensive resort amenities, accessible monthly HOA dues, and a welcoming pet policy position Mirage as an exceptional home for buyers and long-term tenants alike.

Whether you are searching for a primary oceanfront residence, a winter coastal retreat, or a stable addition to your luxury investment portfolio, Mirage offers an enduring blend of coastal charm and modern urban access. To explore active sales opportunities, review rental availabilities, or receive customized market analyses, consult with seasoned coastal real estate professionals to discover the timeless appeal of Mirage.


## Current inventory

- Active listings for sale: 2
- Active listings for rent: 2
- Closed sales on record: 41
- Closed rentals on record: 36

Active counts match the sale and rent catalogs as last published; closed counts come from the site's listing publication records. Both can lag the live catalog by up to one sync cycle.

## Building facts

- Year built: 1995
- Residences: 99
- Stories: 12

HTML version: https://miragecondosurfside.com/