- Year built
- 1980
- Residences
- 40
- Building area
- 34,416 sq ft
- Median residence
- 919 sq ft
- FEMA flood zone
- Zone AE · BFE 8 ft
- Latest arms-length sale
- $575,000 · Oct 2025
- Median sale (10 yr)
- $350,000
- Recorded transfers
- 181
Merl Manor is a 40-residence condominium building at 3535 Indian Creek Drive, in Mid-Beach. County records list 1980 as the year built. It has a median residence of 919 square feet.
The recorded market runs to 76 arms-length sales since 1980, an annual turnover rate of 1.5 percent of the building over the past decade, and a median of $85 per square foot. Across 39 same-unit resales, 67 percent sold above their prior recorded price, with a median gain of 15 percent over a median hold of 10.2 years.
Own a residence at Merl Manor? See what it would sell for.
Choose what fits: a property-specific pricing review informed by local transaction records and market research, a conversation about buying in this market, or help planning a move between markets. Local representation is coordinated where appropriate.
646.939.7375 · c.cohen@compass.com
At a glance
Building type: Condominium, 40 units
Source: The Roebling Research Desk.
Why Merl Manor matters
Merl Manor is a 1980 condominium of 40 units on Indian Creek Drive, the waterway-side street of Mid-Beach.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask whether the building falls under the rules. Get any inspection report, the reserve study and the reserve balance before pricing an offer.
Mid-Beach and Indian Creek Drive
Mid-Beach is the stretch of Miami Beach between South Beach and North Beach, roughly from 23rd to 63rd Streets. Collins Avenue runs along the ocean, with Indian Creek and the bay-side residential streets to the west. Indian Creek Drive is the inland spine, with condominiums and apartment buildings on the waterway side and the beachfront blocks a short drive or walk east.
At 35th Street, the building is a few blocks from the Faena district, the arts, dining and hotel project that runs along Collins Avenue from 32nd to 36th Streets. The Fontainebleau resort anchors Collins Avenue to the north. The Miami Beach Beachwalk, a paved public path along the dunes, runs through the area and connects the oceanfront blocks. The Miami Beach Convention Center is a short drive south, with Lincoln Road and South Beach's restaurants just beyond it.
Architecture and unit composition
The building was completed in 1980. The condominium has 40 units. Ask the association for the size schedule and a floor plan for any unit you are considering.
Building operations
For a specific purchase, ask for the current budget and monthly charges, the most recent financial statements, the reserve study, any inspection report, any special assessment notices, and the insurance declarations. The property is in FEMA flood zone AE, so ask about flood coverage on the master policy and what the unit owner must carry.
Policy framework
Pet, rental and minimum-lease rules are set by the association; confirm at offer stage.
Sales context
A sale in October 2025 closed at $575,000. It is one sale, not a building price.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
What to know if you're buying at Merl Manor
Start with the reserve documents. Ask for the structural integrity reserve study if one applies, the milestone inspection status and the reserve balance. Ask whether any assessment is planned.
Confirm the unit's size and floor. Measure against the association's schedule and the recorded plans, not an advertised figure.
Check insurance and flood exposure. Get the master policy declarations and a flood quote for your unit before you go under contract.
Ask about leasing before you underwrite a rental. Minimum lease terms and approval requirements are set by the association.
What to know if you're selling at Merl Manor
Price against comparable units in the building and on Indian Creek Drive, not against oceanfront towers a few blocks away.
Have the documents ready. A current budget, the reserve study, inspection report and the association's estoppel shorten the buyer's diligence.
Comparable buildings
- Faena House — a Foster + Partners oceanfront condominium on Collins Avenue in Mid-Beach, a newer and much higher-priced building in the same district.
- 6000 Indian Creek — a condominium further north on Indian Creek Drive.
The neighborhood
For the full neighborhood — its buildings and recorded pricing — read The Roebling Index guide to Mid-Beach.
Run the numbers
- Miami buyer closing cost calculator — documentary stamps on the mortgage, intangible tax, title insurance and the condo estoppel.
- Miami seller closing cost calculator — the deed documentary stamp tax, title, closing and association transfer fees.
Related guides
- Post-Surfside Miami condo diligence — milestone inspections, structural integrity reserve studies and special assessments.
- Florida Save Our Homes, explained — the assessment cap, the homestead exemption and portability.
Recorded sales history
Recorded transfers for this building in Miami-Dade County public records, back to Nov 1980. Prices reflect the recorded consideration; transfers the Property Appraiser does not qualify as arms-length are shown unmarked. Nominal-consideration paper transfers (deeds into trusts and LLCs, estate and family transfers, corrective deeds) are part of the record but not sales, and are omitted from this table. Recording lags closing, so the newest sales can take several weeks to appear.
| Date | Residence | Size | Price | Arms-length |
|---|---|---|---|---|
| Oct 2025 | 408 | 981 sf | $575,000 | ✓ |
| Jun 2025 | 207 | 650 sf | $200,000 | |
| Dec 2024 | 402 | 863 sf | $250,000 | |
| Apr 2024 | 209 | 925 sf | $225,000 | |
| Dec 2023 | 304 | 912 sf | $470,000 | |
| May 2022 | 410 | 652 sf | $112,500 | |
| May 2022 | 307 | 650 sf | $168,900 | |
| Sep 2021 | 503 | 1,027 sf | $350,000 | ✓ |
| May 2021 | 308 | 981 sf | $350,000 | ✓ |
| Jan 2021 | 409 | 925 sf | $120,000 | |
| Oct 2020 | 209 | 925 sf | $312,500 | |
| Jun 2020 | 409 | 925 sf | $350,000 | |
| Mar 2020 | 403 | 1,027 sf | $375,000 | |
| May 2018 | 508 | 981 sf | $250,000 | |
| May 2018 | 506 | 954 sf | $350,000 | ✓ |
| May 2018 | 201 | 1,078 sf | $350,000 | ✓ |
| Mar 2018 | 305 | 562 sf | $112,500 | |
| Aug 2017 | 206 | 954 sf | $100,000 | |
| Feb 2017 | 406 | 954 sf | $415,000 | ✓ |
| Nov 2013 | 207 | 650 sf | $65,000 | |
| Jun 2013 | 208 | 981 sf | $161,740 | ✓ |
| Mar 2013 | 407 | 650 sf | $82,500 | ✓ |
| Feb 2013 | 202 | 863 sf | $150,000 | ✓ |
| Jul 2012 | 401 | 1,078 sf | $150,000 | |
| Jan 2012 | 304 | 912 sf | $175,000 | ✓ |
| Dec 2011 | 310 | 652 sf | $120,000 | |
| Mar 2010 | 308 | 981 sf | $305,350 | ✓ |
| May 2007 | 405 | 562 sf | $175,000 | ✓ |
| Mar 2005 | 203 | 1,027 sf | $150,000 | ✓ |
| Dec 2004 | 201 | 1,078 sf | $190,000 | ✓ |
| Oct 2004 | 301 | 1,078 sf | $190,000 | ✓ |
| Feb 2004 | 301 | 1,078 sf | $170,000 | ✓ |
| Sep 2003 | 410 | 652 sf | $100,000 | ✓ |
| Jul 2003 | 409 | 925 sf | $102,500 | ✓ |
| Feb 2002 | 302 | 863 sf | $90,000 | ✓ |
| Aug 2001 | 306 | 954 sf | $120,000 | ✓ |
| Apr 2001 | 509 | 925 sf | $80,000 | ✓ |
| Jun 2000 | 304 | 912 sf | $90,000 | ✓ |
| Dec 1999 | 208 | 981 sf | $125,000 | ✓ |
| Jun 1999 | 309 | 925 sf | $95,000 | ✓ |
| Feb 1999 | 204 | 912 sf | $80,000 | ✓ |
| Nov 1997 | 204 | 912 sf | $80,000 | ✓ |
| Jan 1997 | 402 | 863 sf | $80,000 | ✓ |
| Nov 1996 | 210 | 652 sf | $65,000 | ✓ |
| Oct 1996 | 403 | 1,027 sf | $90,000 | ✓ |
| Jul 1996 | 404 | 912 sf | $95,000 | ✓ |
| Feb 1996 | 508 | 981 sf | $75,000 | ✓ |
| Nov 1995 | 410 | 652 sf | $70,000 | ✓ |
| Jul 1995 | 202 | 863 sf | $47,700 | ✓ |
| May 1995 | 408 | 981 sf | $100,000 | ✓ |
| May 1995 | 505 | 562 sf | $45,000 | ✓ |
| Jun 1994 | 405 | 562 sf | $38,000 | ✓ |
| Dec 1993 | 409 | 925 sf | $60,000 | ✓ |
| Aug 1993 | 208 | 981 sf | $90,000 | ✓ |
| Mar 1992 | 307 | 650 sf | $57,000 | ✓ |
| Mar 1991 | 305 | 562 sf | $40,000 | ✓ |
| Jul 1990 | 503 | 1,027 sf | $75,000 | ✓ |
| Nov 1989 | 510 | 652 sf | $50,000 | ✓ |
| Nov 1989 | 308 | 981 sf | $100,000 | ✓ |
| Mar 1989 | 310 | 652 sf | $54,000 | ✓ |
| Dec 1988 | 505 | 562 sf | $45,000 | ✓ |
| Dec 1988 | 405 | 562 sf | $38,000 | ✓ |
| Nov 1988 | 206 | 954 sf | $70,000 | ✓ |
| Sep 1987 | 209 | 925 sf | $60,000 | ✓ |
| May 1987 | 502 | 863 sf | $71,000 | ✓ |
| Mar 1987 | 505 | 562 sf | $56,000 | ✓ |
| Feb 1987 | 205 | 562 sf | $45,000 | ✓ |
| Aug 1986 | 403 | 1,027 sf | $85,000 | ✓ |
| Jan 1986 | 401 | 1,078 sf | $80,000 | ✓ |
| Sep 1985 | 305 | 562 sf | $43,000 | ✓ |
| Feb 1985 | 506 | 954 sf | $60,000 | ✓ |
| Mar 1984 | 207 | 650 sf | $44,100 | ✓ |
| Mar 1984 | 406 | 954 sf | $50,000 | |
| Mar 1984 | 306 | 954 sf | $50,000 | |
| Oct 1983 | 409 | 925 sf | $60,000 | ✓ |
| Jun 1983 | 508 | 981 sf | $75,000 | ✓ |
| Dec 1982 | 201 | 1,078 sf | $70,000 | ✓ |
| Jul 1981 | 209 | 925 sf | $61,500 | |
| Feb 1981 | 304 | 912 sf | $77,000 | ✓ |
| Jan 1981 | 410 | 652 sf | $70,000 | ✓ |
| Jan 1981 | 209 | 925 sf | $56,500 | ✓ |
| Jan 1981 | 508 | 981 sf | $81,900 | ✓ |
| Jan 1981 | 404 | 912 sf | $70,500 | ✓ |
| Jan 1981 | 503 | 1,027 sf | $80,900 | ✓ |
| Jan 1981 | 403 | 1,027 sf | $80,900 | ✓ |
| Dec 1980 | 410 | 652 sf | $51,900 | |
| Dec 1980 | 210 | 652 sf | $51,900 | ✓ |
| Dec 1980 | 509 | 925 sf | $71,000 | |
| Dec 1980 | 409 | 925 sf | $78,900 | ✓ |
| Dec 1980 | 309 | 925 sf | $55,500 | |
| Dec 1980 | 408 | 981 sf | $65,000 | |
| Dec 1980 | 308 | 981 sf | $80,900 | ✓ |
| Dec 1980 | 208 | 981 sf | $77,900 | |
| Dec 1980 | 207 | 650 sf | $51,900 | ✓ |
| Dec 1980 | 506 | 954 sf | $77,900 | ✓ |
| Dec 1980 | 406 | 954 sf | $76,900 | ✓ |
| Dec 1980 | 306 | 954 sf | $74,900 | ✓ |
| Dec 1980 | 504 | 912 sf | $60,000 | |
| Dec 1980 | 304 | 912 sf | $76,900 | |
| Dec 1980 | 203 | 1,027 sf | $80,900 | ✓ |
| Dec 1980 | 502 | 863 sf | $64,900 | ✓ |
| Dec 1980 | 402 | 863 sf | $70,900 | ✓ |
| Dec 1980 | 302 | 863 sf | $55,000 | |
| Dec 1980 | 501 | 1,078 sf | $77,900 | |
| Dec 1980 | 401 | 1,078 sf | $76,900 | |
| Dec 1980 | 301 | 1,078 sf | $76,900 | |
| Dec 1980 | 201 | 1,078 sf | $81,900 | |
| Nov 1980 | 206 | 954 sf | $59,900 | |
| Nov 1980 | 204 | 912 sf | $59,900 | |
| Nov 1980 | 303 | 1,027 sf | $79,900 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 71 nominal-consideration paper transfers omitted.
This page reflects publicly available information compiled by The Roebling Research Desk. Specific building details should be confirmed with the association during due diligence; the recorded Declaration of Condominium, the current building budget, the current tax bill, the structural integrity reserve study and milestone-inspection status should be reviewed for any specific transaction. © 2026 The Roebling Team at Compass.
Considering a move at Merl Manor?
Request a private building brief with the relevant recorded sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com
Building facts and sales records are compiled from Miami-Dade County public records (Property Appraiser) and reviewed against recognized architectural references. Figures are reported as recorded and may be updated as the county updates its records. This page is informational and is not an offer or solicitation. Apartment estimates are automated, from public records, and are not appraisals.
The Roebling Team at Compass is led by Corey Cohen, a New York licensed associate real estate broker. For a purchase or sale in Miami, we introduce you to a licensed Compass agent there by referral and handle the New York side of your move ourselves. This page and its calculators are research, not an offer of representation.
To plan a move between Manhattan and Miami, schedule a consultation; where appropriate we’ll introduce you to a vetted Compass agent in the local market.