Mutiny Park is the 22-story condominium at 2889 McFarlane Road where Coconut Grove's condo-hotel story started, and it remains the most accessible way to own on the bay side of the village. Built in 2001-2002 by Flagler Development as individually owned residences, the tower's roughly 213 units range from studios to three bedrooms, many with private balconies facing Biscayne Bay and the Miami skyline. Mutiny Park trades as a true condo community with a hotel inside it, not a hotel with rooms for sale. Owners live here full time, lease long term, or enroll in the on-site rental...
Mutiny Park is the 22-story condominium at 2889 McFarlane Road where Coconut Grove's condo-hotel story started, and it remains the most accessible way to own on the bay side of the village. Built in 2001-2002 by Flagler Development as individually owned residences, the tower's roughly 213 units range from studios to three bedrooms, many with private balconies facing Biscayne Bay and the Miami skyline. Mutiny Park trades as a true condo community with a hotel inside it, not a hotel with rooms for sale. Owners live here full time, lease long term, or enroll in the on-site rental program now operating under the Hotel Arya flag. Recent resales have run from the mid-$400,000s for studios to over $1 million for larger bay-view units.
Flagler Development, which positioned the tower as the residential successor to the Mutiny Hotel at Sailboat Bay's success. The 22-story building was completed in 2001-2002 with about 213 residences from studios to three bedrooms.
Yes, one tower with several names over time. It opened as the Sonesta Bayfront Hotel Coconut Grove, also called the Mutiny Park condominiums. Sonesta bought the hotel operation in 2010, sold it in 2018, and it now operates as Hotel Arya. This site's Sonesta Hotel Coconut Grove page covers the hotel-program side of the same address.
Studios have traded in the $400,000s to $500,000s, one-bedrooms in the $600,000s to $700,000s, and larger units above $1 million, with average price per square foot recently near $1,000. Rentals are active, with one-bedrooms leasing in the mid-$3,000s per month range in recent history.
HOA dues run high for the building's age and amenity load, with one-bedroom dues recently reported near $4,100 per month on some lines, a figure that reflects the full hotel-service staffing. Underwrite dues carefully against rental income if you are buying for yield.
A heated bay-view pool with lounge service, fitness center, steam room and sauna, business center, ballroom, on-site restaurant and cocktail lounge, 24-hour security and concierge. The building sits across from Peacock Park with a Walk Score of 98.
The building is pet friendly for owners, with a commonly cited policy of one dog up to 25 pounds per residence. Confirm the current written policy with the association before buying, since pet rules are the most frequently amended item in condo-hotel declarations.
Buyers should run Mutiny Park like an investment even when they plan to live in it. The dues are the story: full hotel staffing, a restaurant, and a rental program cost real money, and some one-bedroom lines have carried HOA bills above $4,000 a month. That is manageable if the unit earns nightly revenue in the hotel program or commands a premium long-term rent, and painful if it sits empty. The flip side is entry price. At recent per-square-foot levels near $1,000, Mutiny Park remains the cheapest bay-view condo ownership in the village core, far below the Park Grove towers a mile south. Compare the trade on this site's Park Grove Tower 3 page, the value entry into the bayfront luxury tier.
Financing deserves a callout. Condo-hotels can trigger stricter lender overlays than pure residential buildings, and some buyers end up in cash or portfolio loans. Talk to a lender who has closed in this building before you write the offer. For the ownership history and the 2018 rebrand mechanics, the sale coverage is useful background: Sonesta Hotel at Coconut Grove sold. Current for-sale and rental inventory for the building is tracked here: Mutiny Park condos for sale and rent.
The location is the reason the dues pencil out. Mutiny Park faces Peacock Park across McFarlane Road, nine bayfront acres of lawns, ballfields, and bay views, and the Dinner Key Marina sits a short walk east. CocoWalk's shops, restaurants, and movie theater are minutes north on foot, and the village's restaurant row along Main Highway and Commodore Plaza fills in the rest.
The same walkable core serves the loft buildings nearby. Buyers who like the village energy but want pure residential ownership should tour the Lofts at Mayfair and South 27 Lofts pages, and the Ritz Carlton Coconut Grove page for the hotel-serviced alternative at a higher price point. Dockside afternoons belong to Monty's Raw Bar at the marina, a Grove institution worth the short stroll.
| Unit | Price | FT2 (M2) | $/SF |
| 1409 | $470,000 | 410 (38 m2) | $1,146 |
| Unit | Price | FT2 (M2) | $/SF |
| 912 | $659,000 | 679 (63 m2) | $971 |
| 1014 | $750,000 | 693 (64 m2) | $1,082 |
| CALL/TEXT for off market listings! 305.339.9898 |
| CALL/TEXT for off market listings! 305.339.9898 |
| Unit | Price | FT2 (M2) | $/SF | Sale Date |
| 1912 | $675,000 | 679 ft2 (63 m2) | $994 | 08/26/2026 |
| 1001 | $1,250,000 | 1515 ft2 (140 m2) | $825 | 04/30/2026 |
| 1601 | $1,010,000 | 1098 ft2 (102 m2) | $920 | 04/14/2026 |
| 1614 | $650,000 | 693 ft2 (64 m2) | $938 | 03/17/2026 |
| 1403 | $379,000 | 398 ft2 (36 m2) | $952 | 02/20/2026 |
| 1908 | $650,000 | 747 ft2 (69 m2) | $870 | 01/23/2026 |
| 902 | $1,225,000 | 1098 ft2 (102 m2) | $1,116 | 01/21/2026 |
| 2008 | $600,000 | 747 ft2 (69 m2) | $803 | 01/05/2026 |
| 1406 | $668,960 | 756 ft2 (70 m2) | $885 | 01/02/2026 |
| 1814 | $663,000 | 693 ft2 (64 m2) | $957 | 12/30/2025 |
| 1801 | $1,250,000 | 1098 ft2 (102 m2) | $1,138 | 11/24/2025 |
| 2105 | $689,500 | 767 ft2 (71 m2) | $899 | 10/24/2025 |
| Unit | Price | FT2 (M2) | $/SF | Rented Date |
| 1603 | $2,600 | 398 ft2 (36 m2) | $7 | 06/15/2026 |
