Icon Bay

What actually differentiates it

The building proposition

The listing descriptions strongly reinforce the building-wide water proposition: 124 of 151 unique rental descriptions reference water/bay exposure, and 82 independently mention a private elevator or private foyer. That combination—private arrival plus immediate water—is more useful to me than simply saying a building is “waterfront.”

Remarks extraction

What repeats across the listing descriptions

I reviewed 159 rental records representing 118 distinct units; after removing exact duplicate descriptions, 151 unique descriptions remained. The recurring themes below are useful because they appear independently across the building rather than in one listing.

The Miami Realtors MLS rental records contains the richest public-facing descriptions. The Miami Realtors MLS sale records is used heavily for current inventory, closings, association-fee evidence, amenities and rental fields; its broker-remarks column is mostly showing/offer instructions, so I do not treat those as equivalent to public marketing remarks.

Inside the building

Line, exposure and view

I know the 05 line particularly well from listing #3105. In my experience it has a functional layout, a larger private-elevator foyer and a central position in the tower. Height matters: lower 05-line views are affected by Crimson, while #3105 sits high enough to clear that foreground condition and feel materially more open. I also prefer the 05 layout to the 07 in part because the 07 has a column in the dining area. Those are the kinds of differences a generic price-per-square-foot average cannot capture.

Miami Realtors MLS snapshot

Current market context

Recurring cost

Put the association fee on the same basis

Across 14 current listings with usable fee and interior-area data, the median association fee shown in the Miami Realtors MLS is about $1,585 per month, on a median sample size of roughly 1,100 interior square feet. That puts the directional building reference at about $1.41 per interior square foot per month.

This is not an official association fee schedule and should never be quoted as the fee for a specific residence. The exact unit charge, included services and any separate parking/storage or assessment obligations still need to be verified.

Condo diligence

The association is part of the asset

During my 2026 Icon Bay transaction work, condo diligence included SIRS, engineering material, stucco/concrete work, painting and post-tension-related work. The building was not yet subject to a milestone inspection based on its age at that time. Those facts belong in transaction context, not as a permanent warning label: the current documents, project status and buyer’s lender should be rechecked for every sale.

Rental / seasonal use

Do not trust one MLS field

Icon Bay remains Needs Verification. The current active sale records themselves conflict: minimum-lease fields include 30, 60, 180, 360 and 365 days. Rental descriptions also advertise different short- and medium-term arrangements. I would not publish a fixed Icon Bay rental rule until the current association documents resolve that conflict.

Financing

Project review should happen early

For financed purchases, I would connect the unit decision to the lender’s condo-project review before the transaction gets too far along. Reserves, insurance, assessments, litigation, owner occupancy and the exact loan program can all matter even when the borrower is financially strong.

Amenities in actual use

What matters beyond the checklist

Listing descriptions repeatedly mention the bayfront pool, waterfront gym, tennis, spa/sauna, theater/media room and private-elevator access. My own priority here is not the amenity count; it is that the building stays strongly oriented to the bay even in its common areas.

Micro-location

How this part of Edgewater lives

NE 28th Street is one of the quieter streets I use in Edgewater. Few drivers use it as a through street, so most car movement feels local. That gives Icon Bay a different arrival experience from buildings closer to heavier connectors while still keeping Midtown, North Edgewater services and Biscayne only a few blocks away.