Two-Fifths of the Building Has Traded Since 2015
Per the Palm Beach Luxury Deed Census, the Tiara recorded 184 qualified sales from January 2015 through September 2026, reaching 137 of its 320 residences. Thirty-nine units traded more than once. Turnover on that scale is mostly a function of size, since Ocean's Edge holds forty residences in total, an eighth of the Tiara's count. Volume is the Tiara's structural feature: repeating lines, 43 floors deep, with one-bedroom and two-bedroom plans that behave like a market of their own.
Not all of that market is visible. Forty-six of the 184 deeds show no MLS closing at the same residence within ninety days, per the Private-Sale Index. About one sale in four reached the record without a listing closing on the regional boards, so the MLS ledger that follows is the market's floor rather than its whole.
- Bar · the year's median recorded sale
- Tick · the year's highest, topping at $2.25M in 2023
Beaches MLS closed sales at 3000 N Ocean Drive, deduplicated across boards, pulled October 2, 2026. Closings per year sit under each bar on desktop.
From $393 to $722, Then Back to $623
The price arc is cleanest in the two-bedroom lines, the 1,300 to 1,700 square foot plans that dominate the building. Their median ran $393 per square foot in 2015 and stayed between $397 and $440 through 2020. The 2021 wave moved it to $499, the 2022 market to $609, and the thin 2023 year peaked at $722. Since then each year has stepped down, $673 in 2024 and $662 in 2025, before this year's slide to the current median. Dollar prices tell the same story: a typical two-bedroom that closed near $600,000 a decade ago closes near $900,000 now.
The ceiling moved the same way. The building's record is $2.25 million, set in March 2023 by Residences 39-H and G, a combined 2,625 square foot double unit that closed at $857 per foot. This year's high, a combined three-bedroom at $1.7 million, sits a quarter below the record. Every ceiling sale in the ledger is a combination or a penthouse. A building of 1,000 to 1,625 square foot plans produces a large home no other way.
The 2021 Wave Turned Over a Ninth of the Building
Volume peaked in 2021, when 36 qualified deeds recorded at 35 different residences, close to eleven percent of the building in a single calendar year. The MLS side of that wave was 30 closings at a median of $737,500, and it cleared years of accumulated inventory at prices sellers had waited a decade for. The wave also explains today's thinness. The buyers of 2021 and 2022 hold a basis near the top of the arc, and few have reason to sell into a softer market.
The result is the quietest stretch in the ledger. The building recorded six MLS closings in 2023, eleven in 2024, five in 2025 and eight so far this year. That pace turns over roughly two percent of the building a year, against 2021's eleven.
What 2026 Buyers Actually Paid
This year's eight closings are a study in repricing. The median 2026 closing settled at 81.5 percent of the campaign's original asking price, and the waits ran from 89 days to 619. A two-bedroom that opened at $1,090,000 closed at $835,000. The penthouse line's D unit opened at $1,490,000 and closed at $1,050,000. Sellers who priced against the 2023 peak found the market, about fourteen percent below it, only after cutting.
Our Singer Island market reports have tracked the same gap across the island's older towers since the 2025 season. Carrying costs are part of it. Post-Surfside budget and reserve work has raised monthly costs at buildings of the Tiara's generation, and buyers price that in before they price the view.
Beaches MLS, October 2, 2026. Opened at is the original asking price of the closing campaign.
The 1977 Tower Against the 2008 Pair
The island's modern comparison set starts with the Ritz-Carlton Residences and Ocean's Edge, both completed in 2008. Their pages carry trailing-year tier medians of $1,038 and up at the Ritz-Carlton and $916 at Ocean's Edge, against the Tiara's $623. A Tiara buyer pays roughly a third less per foot than the island's newer concrete. The buyer accepts in exchange a 1977 structure, renovated after the 2004 and 2005 hurricanes, with the fee profile that age brings. The ruler below draws that whole trade.
The older tower gives back position and program. It holds 400 feet of beach, two resident-only restaurants, and the southern end of the island where the state park keeps the shoreline open. Whether that trade works for a given buyer is the subject of our broader Singer Island investment study.
- Tiara, 2015 · $393, two-bed median
- Tiara, 2026 · $623, two-bed median
- Ocean's Edge · $916, trailing tier median
- Ritz-Carlton · $1,038, trailing tier median
Tiara figures are two-bedroom medians from Beaches MLS. Ocean's Edge $916 and Ritz-Carlton $1,038 are each page's trailing-year tier medians as published October 2026.
Beaches MLS and our two building pages, October 2, 2026. Windows differ slightly by page and are dated above.
Ten Listings and a $649,500 Middle
The building enters October 2026 with ten open listings, from $575,000 one-bedroom lines to a $1.56 million penthouse, and a median asking price of $649,500. Set against the year's recorded closings, the ladder reads as a one-bedroom market waiting for buyers, with two campaigns open since December 2024. The Tiara building page carries the live feed and the unit-by-unit history behind it.
Beaches MLS and cross-listed regional feeds, October 2, 2026. Median asking price $649,500. Two of the ten have asked since December 2024.
Beaches MLS, pulled October 2, 2026, 155 closings in all. The 2018 median reflects a year weighted to one-bedroom sales, not a price drop.
Bottom Line
The Tiara's twelve-year record reads like the island in miniature. A long flat decade, two extraordinary years, and a market now finding the level between them. The 2021 wave pulled years of inventory forward, and the seasons since are the thinnest in the twelve-year record. The per-foot gap to the 2008 towers is measured above to the dollar. Sellers here are still learning what October 2026 pays. The recorded closings above are the shortest way to learn it first.
For anyone weighing the island's oldest tower: If the quiet market matters to you, tell us what you are looking for. The off-market ledger is checked first.
The MLS ledger is every Beaches MLS closed sale at 3000 N Ocean Drive from January 2015 through September 2026. We pulled it October 2, 2026 across all subdivision spellings and deduplicated it on address, close date and price. Cross-listed sales under Miami board numbers count once.
The deed census is the Palm Beach County Property Appraiser's qualified-sales record for TIARA COND over the same window, 184 deeds. A deed counts as private when no MLS closing at the same residence sits within ninety days of its date. Recording lags and unit renumbering can shift individual attributions by a few sales in either direction.
Per-foot medians use closings of 1,300 square feet and up, the building's two-bedroom and larger lines, so one-bedroom mix does not distort the arc. The 2023 median rests on five such closings and the 2025 median on five, and both are labeled with their counts in the ledger table.
Ritz-Carlton Residences and Ocean's Edge figures are each building page's published trailing-year tier medians as cached October 2, 2026, with their own data-through dates stated on those pages. Building facts for all three towers follow the same pages.
This is market data and public-record analysis, not investment advice.
Beaches MLS via the Spark API: closed sales 2015 to 2026 and the ten active listings at 3000 N Ocean Drive, October 2, 2026.
Palm Beach County Property Appraiser Advanced Sales Search, qualified sales for TIARA COND, pulled October 2, 2026.
palmbeachluxury.com building pages for the Tiara, the Ritz-Carlton Residences Singer Island and Ocean's Edge, and our Singer Island market reports.
