Building facts
- Address
- 1520 & 1526 Michigan Avenue
- Neighborhood
- South Beach
- Year built
- 1939
- Floors
- 2
- Residences
- 4
- Status
- Completed
- Developer
- Andi Greenwald
- Pricing
- Starting at $1.2 Million
Verified 24 August 2026Miami-Dade County Property Appraiser, National Park Service, National Register of Historic Places2 sources
Key Takeaways
- Bali South Beach holds just 4 homes, — two-bedroom units of 1,456 to 1,670 square feet, split across two small buildings at 1520 and 1526 Michigan Avenue on Miami Beach.
- Every one of the 4 homes has a documented round trip, — a rate no other building in this cluster comes close to — 3 sold for more than the previous owner paid, 1 sold for less, a median gain of 46.7% over a median 10.8-year hold.
- Only one qualified sale has closed in the last four years, — in 2023, at $1,100,000 for a 1,464 square foot home — $751 a square foot, the building’s current per-square-foot record.
- The county records the same declaration — BALI CONDO — for the residential side, — and a separate declaration, BALI PARKING CONDO, for 20 deeded parking spaces on the same lot — five spaces for every home.
- 2026 assessed values run $842,134 to $906,956, — a narrow band that tracks the building’s own narrow size range.
- The building’s all-time sale record by price is $1,245,000, — set in October 2022 on a 1,661 square foot home ($750 a square foot); its lowest recorded qualified sale is $550,000 in 2009, during the market’s worst stretch.
Bali South Beach, by the numbers
Developer: Andi Greenwald · Starting at $1.2 Million. Source: the building record on this site.
1520 & 1526 Michigan Avenue, Miami Beach, Florida 33139 | Neighborhood: South Beach
Four Homes Across Two Buildings on Michigan Avenue
I pulled every folio the Miami-Dade County Property Appraiser has on file for Bali South Beach, which the county records at both 1520 and 1526 Michigan Avenue, Miami Beach, FL 33139, under the subdivision name “BALI CONDO.” The residential declaration is small: exactly 4 homes, all coded two-bedroom, running 1,456 to 1,670 square feet with a median of 1,562. There is no size cluster to speak of here — each of the 4 homes is close to its own unique floorplate.
The same lot also carries a second, separate county declaration: “BALI PARKING CONDO,” with 20 deeded parking folios — five spaces for every one of the building’s 4 homes. That ratio, and the fact that several of the residential sales below carry the county’s “multi-parcel” deed language, is consistent with owners here typically buying a home together with multiple deeded parking spaces in one transaction, which is worth knowing if you’re comparing this building’s sale prices against a building with no deeded parking to speak of.
On the 2026 tax roll, the 4 homes carry assessed values from $842,134 to $906,956, a median of $874,545 — a narrow band, which tracks the building’s narrow size range.
I don’t have a confirmed architect, exact construction year, story count or amenity list for this building from any primary designation record. Michigan Avenue sits inside the mapped footprint of the Miami Beach Architectural District, the 1979 National Register historic district covering most of South Beach — but I have not been able to confirm this specific building’s individual contributing status, architect or year built against a primary source, and I’d rather leave it out than guess. See the verified strip below for exactly what I checked.
One Sale in Four Years — What a Building This Small Can and Can’t Show
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 1 | $1,100,000 | $751 |
| 2024 | 0 | — | — |
| 2025 | 0 | — | — |
| 2026 to date | 0 | — | — |
With only 4 homes in the entire building, one sale a year is close to the most trading this building could ever show — a turnover of one home in 16 each year over the last four, which sounds thin until you remember the denominator. The single 2023 sale, at $751 a square foot, is also this building’s current per-square-foot record — I’m not going to call one data point a trend in either direction; with a sample this small, the honest thing to say is that this table tells you a price was paid, not where prices are headed.
Zooming out to the building’s full county sale history closes that gap somewhat: 11 qualified sales going back to 2008, spanning $550,000 to $1,245,000, or $378 to $751 a square foot. The building’s all-time high by total price and by rate per foot are two different sales: $1,245,000 (October 2022, a 1,661 square foot home, $750/sf) is the highest total price recorded; $751/sf (May 2023, on a smaller 1,464 square foot home) is marginally the highest rate per foot. They’re close enough — $1 a square foot apart — that I wouldn’t make much of the distinction, but I’d rather report both than round one away.
Every Single Home Here Has a Documented Round Trip
This is the genuinely unusual fact about Bali South Beach: all 4 of its homes have a documented round trip — a purchase and a later qualified resale on the same folio — which is a completion rate no other building in this Art Deco cluster comes close to, simply because the building is small enough that its entire sale history fits in a handful of transactions. 3 of the 4 sold for more than the previous owner paid; 1 sold for less. The median change across all 4 is +46.7%, over a median 10.8-year hold, with a range from -16.0% to +71.7%.
The single loss is instructive about timing rather than the building: a home bought for $655,000 in June 2008, right before the market’s worst stretch, resold for $550,000 in December 2009 — a -16.0% loss over just 1.5 years, the shortest hold of any of the four. The three gains all involve a purchase made in 2008 held through to 2012-2023, each roughly doubling or better in nominal terms over 7 to 15 years: +24.1% over 7.1 years, +69.2% over 15.0 years, and the largest, +71.7% over 14.5 years on the building’s priciest home. I’d read that pattern plainly — the one loss came from selling into the worst of the crash within 18 months of buying at the top of the prior cycle; the gains came from holding through it.
Who Bali South Beach Suits, and Who It Doesn’t
Bali South Beach suits a buyer who wants a genuinely small, low-density building — 4 homes total, each with its own distinct floorplate rather than a repeated unit type — with generous deeded parking on Michigan Avenue. Every one of the building’s tracked resales that held more than two years has shown a gain, which is worth knowing, though with only 4 homes total this is a pattern from a small sample, not a statistical guarantee.
It suits buyers badly who want an active resale market to shop against — one sale in the last four years, and 11 across 18 years, is not enough volume to lean on for pricing confidence, and a buyer may simply have to wait for a unit to come available rather than choose among several. It also suits buyers badly who are counting on documented architectural pedigree; I could not confirm an architect, year built or historic-designation status for this specific building from a primary source.
If you are selling: with only one truly recent comparable, price off the building’s own $750-$751 per-square-foot range from its two most recent sales (2022 and 2023) rather than the wider $378-$751 all-time band, which spans a very different market. Be ready to explain the low sale volume to a buyer’s agent as a function of the building’s size, not its desirability — 4 homes simply do not turn over often.
Bali South Beach — Frequently Asked Questions
How many homes are in Bali South Beach?
The Miami-Dade County Property Appraiser records 4 residential condominium folios at 1520 and 1526 Michigan Avenue, Miami Beach, all two-bedroom, 1,456 to 1,670 square feet.
Does Bali South Beach have parking?
Yes — the county records a separate declaration, BALI PARKING CONDO, with 20 deeded parking folios on the same lot, about five spaces for every home.
What is the recent sale record at Bali South Beach?
One qualified sale has closed in the last four years: $1,100,000 in May 2023 for a 1,464 square foot home, $751 a square foot. The building’s all-time high by total price is $1,245,000, set in October 2022.
Do owners at Bali South Beach tend to gain or lose money on resale?
All 4 of the building’s homes have a documented round trip. 3 sold for more than the previous owner paid and 1 sold for less, a median gain of 46.7% over a median 10.8-year hold.
Is trading active at Bali South Beach?
No — with only 4 homes total, one sale a year is close to the most this building could show. 11 qualified sales are on record since 2008.
How big are the units at Bali South Beach?
The 4 homes run 1,456 to 1,670 square feet, median 1,562, each with its own distinct floorplate rather than a repeated unit type.
Is Bali South Beach a designated historic building?
It sits within the mapped footprint of the Miami Beach Architectural District (National Register, 1979), but I could not confirm its individual architect, year built or contributing status against a primary source.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (4 residential folio records for 1520 & 1526 Michigan Avenue, Miami Beach, FL 33139, retrieved 24 August 2026)miamidade.gov
- National Park Service, National Register of Historic Places — Miami Beach Architectural District, reference #79000667, listed 14 May 1979npgallery.nps.gov
Interested in selling at Bali South Beach?
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I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comBali South Beach in the Miami Beach Architectural District
The Miami Beach Architectural District, almost always called the Art Deco District, was listed on the National Register of Historic Places on May 14, 1979. It runs from the Atlantic Ocean west to Alton Road, and from 6th Street north to the Collins Canal and Dade Boulevard. Depending on how you count, it holds between the over 800 properties built between 1923 and 1943 cited by the City of Miami Beach and roughly 960 historic buildings counted elsewhere. Either way it is the largest collection of Art Deco architecture anywhere in the world.
Bali South Beach dates to 1939 and stands at 1520 & 1526 Michigan Avenue. With 4 residences, it belongs to the small-building stock that gives the district its scale. This is the core Art Deco decade in Miami Beach. Expect the vocabulary the district is famous for: eyebrow ledges over windows, vertical fluting, stepped parapets, terrazzo floors, glass block and the tripartite symmetry that Albert Anis, L. Murray Dixon and Henry Hohauser used across hundreds of buildings here.
What it costs to own here: the three-story rule
Florida milestone inspection requirements apply to condominium and cooperative buildings three stories or more in height, at 30 years of age, or 25 years where the local enforcement agency cites conditions such as salt-water proximity (Fla. Stat. 553.899). HB 913 (2025) refined the trigger to buildings with three or more occupied stories, excluding garages and non-habitable areas, and applied the same threshold to Structural Integrity Reserve Studies, required every 10 years.
At 2 stories, Bali South Beach falls below that statutory threshold. It is not compelled to carry out milestone inspections or fund a Structural Integrity Reserve Study on a mandated schedule. In a market where Miami condo special assessments in 2026 commonly run $30,000 to $75,000 per unit, with some projects exceeding $100,000 per unit, that is a material difference in carrying cost.
The counterweight matters just as much. Exemption from a mandated inspection is not exemption from physics. A building of this age still needs a roof, plumbing, electrical and a wind-rated envelope. The difference is that no statute forces the association to study and fund that work on a timetable. Read the reserve balance, the minutes and the maintenance history yourself, and budget for what a study would have found. Lower mandated cost, higher personal diligence burden.
Renovating in a historic district
Interiors are generally straightforward. Exterior alterations are not: work visible from the street in a Miami Beach local historic district goes through the city Historic Preservation Board review process, codified in Miami Beach Code Chapter 118, Article X. Miami-Dade is also a High-Velocity Hurricane Zone, so impact-rated windows and doors are required, and inside the district those products have to satisfy preservation review on appearance as well as code. Budget more time than a comparable renovation off the beach, and use trades who have been through the process before.
There is a second layer buyers routinely miss. Local Miami Beach designation governs day-to-day alterations. National Register listing is what triggers the stronger state-law protections under SB 1730 and SB 1526. Many buildings here are locally designated but not individually National Register listed, and the two are not interchangeable. Ask which applies to this specific building before assuming it is protected.
Is the district protected from demolition?
Substantially, yes. The Florida Resiliency and Safe Structures Act (SB 1526, 2024), which allows owners to demolish and replace certain non-conforming coastal buildings, explicitly excludes structures on the National Register and several locally designated Miami Beach neighbourhoods including Ocean Drive and the Art Deco District. The 2025 Live Local update, SB 1730, effective July 1 2025, caps development inside National Register districts at the maximum height allowable within a three-quarter-mile radius and permits facade replication. Its protections attach to National Register districts rather than to buildings that are only locally designated.
Why supply here can never grow
The historic district southern boundary is 6th Street. That one line explains the entire South Beach price map. Everything south of it, including Continuum, Apogee, Portofino Tower, Icon South Beach, Murano Grande and Five Park, sits outside the preservation overlay, which is why 40-plus-story towers were legally possible there and nowhere in the blocks immediately north. Inside the district, the two and three-story stock is permanently capped. New Art Deco cannot be built. It can only be restored.
The neighborhood around Bali South Beach
- Art Deco Welcome Center, 1001 Ocean Drive, the Miami Design Preservation League base. Daily 90-minute walking tours run $35 for adults and $30 for students and seniors; a self-guided audio tour is $25.
- Ocean Drive, the photographic core of the district, including the Colony Hotel at 736 Ocean Drive and its much-photographed neon.
- Espanola Way, three blocks of Mediterranean Revival, pedestrianised at weekends.
- Lincoln Road, the pedestrian mall from Washington to Alton, designed by Morris Lapidus in the 1960s.
- Collins Avenue, the Streamline Moderne hotel corridor running north toward the Raleigh redevelopment at 18th Street.
Who buys in the Art Deco district
Three buyers, consistently. Design-motivated primary and second-home purchasers, for whom this is the only walkable, ocean-adjacent product in Miami Beach at anything near this price point. Cost-conscious buyers deliberately targeting sub-three-story buildings to stay outside the milestone and reserve regime. And preservation-minded owners who treat design review as the price of a protected streetscape rather than as an obstacle.
Two practical notes. South Beach transacts at a high cash rate, and small older condominium buildings are frequently non-warrantable for conventional financing, so confirm financing early rather than late. And adaptive reuse has decisively proved the value thesis: the Shore Club restored its 1939 Art Deco building alongside a new tower and put a penthouse under contract north of $120 million, while the Rosewood Raleigh redevelopment is asking $150 million. Historic fabric is now the premium, not the constraint.
Frequently asked questions
How big is the Miami Beach Art Deco District?
The Miami Beach Architectural District was listed on the National Register of Historic Places on May 14, 1979. It runs from the Atlantic Ocean west to Alton Road and from 6th Street north to the Collins Canal and Dade Boulevard. Counts range from the City of Miami Beach figure of over 800 properties built between 1923 and 1943 to roughly 960 historic buildings, depending on the counting method. It is the largest collection of Art Deco architecture in the world.
Can you actually buy an Art Deco condo in Miami Beach, or are they all hotels?
You can buy them, but most of the famous Ocean Drive frontage is hotels. Genuine residential Art Deco condominiums cluster one to three blocks inland, on Meridian, Pennsylvania, Michigan, Jefferson and Euclid Avenues and along Espanola Way. A third category, condo-hotels, can be owned but operates as hospitality and is underwritten differently. Always confirm which of the three a specific building is before you make an offer.
Does Bali South Beach have to do Florida milestone inspections?
No. Florida milestone inspections and Structural Integrity Reserve Studies apply to condominium and cooperative buildings three stories or more in height, under Fla. Stat. 553.899 as refined by HB 913 in 2025. At 2 stories this building falls below that threshold and is not compelled to inspect or fund reserves on a statutory schedule. That lowers mandated cost, but it raises your own diligence burden, because the underlying maintenance need does not disappear.
Are Miami Beach Art Deco buildings protected from demolition?
Substantially. Florida 2024 Resiliency and Safe Structures Act, SB 1526, which allows demolition and replacement of certain non-conforming coastal buildings, explicitly excludes National Register structures and several locally designated Miami Beach neighbourhoods including Ocean Drive and the Art Deco District. The 2025 Live Local update, SB 1730, added height caps and facade replication rules inside National Register districts. Note that protections differ between National Register listing and local-only designation.
Can I renovate an Art Deco condo in Miami Beach?
Interiors are generally straightforward. Exterior alterations visible from the street go through the City of Miami Beach Historic Preservation Board review process under Chapter 118, Article X of the city code. Miami-Dade is a High-Velocity Hurricane Zone, so impact-rated windows and doors are required, and inside a historic district those products must also satisfy preservation review on appearance. Allow more time than an equivalent renovation elsewhere in the city.
Why does South of Fifth have towers when the Art Deco District has none?
Because the historic district southern boundary is 6th Street. Everything south of that line, including Continuum, Apogee, Portofino Tower, Icon South Beach, Murano Grande and Five Park, sits outside the preservation overlay, so high-rise development was legally possible there and not in the blocks immediately north. That single boundary explains both the South of Fifth premium and why Art Deco district supply is permanently capped.
Is financing harder on a small older Art Deco building?
Often, yes. Small older condominium buildings are frequently non-warrantable for conventional financing, which is one reason South Beach transacts at a high cash rate. Establish financing early rather than late, and ask the association for the documents a lender will want before you are under contract.
Related coverage
Part of Art Deco Miami Beach Condos.