Building facts
- Address
- 700 16 Street
- Neighborhood
- South Beach
- Year built
- 1942
- Floors
- 2
- Status
- Completed
- Pricing
- Starting at $375,000
Verified 24 August 2026Miami-Dade County Property Appraiser, National Park Service, National Register of Historic Places2 sources
Building facts
- Address
- 700 16th Street
- Neighborhood
- Miami Beach
- Year built
- 2017
- Floors
- 2
- Residences
- 19
- Status
- Delivered — completed 2017
Key Takeaways
- Bogart South Beach holds 19 homes at 700 16th Street, — 18 one-bedroom units and a single two-bedroom, 381 to 835 square feet — the county lists two additional folios at the same address that are not part of this residential declaration.
- No qualified sale closed here in 2023, — and none has closed yet in 2026; the building’s entire four-year trading record is five sales, three in 2024 and two in 2025.
- The building’s highest recent PRICE is also its lowest recent RATE per square foot: — $360,000 in May 2025 for the building’s only two-bedroom home (835 sq ft) works out to $431/sf, below every smaller unit sold since 2023.
- 6 of the building’s 19 homes show a documented round trip, — and 5 of the 6 sold for less than the previous owner paid — a median change of -10.6%, over a median 6.7-year hold.
- 2026 assessed values run $178,480 to $283,176, — a median of $184,770 across the 19 homes.
- Median $/sq ft ran $590 in 2024 and $480 in 2025, — though each year’s figure rests on just two or three sales.
Bogart South Beach, by the numbers
Starting at $375,000. Source: the building record on this site.
700 16th Street, Miami Beach, Florida 33139 | Neighborhood: South Beach
Nineteen Homes at 700 16th Street
I pulled every folio the Miami-Dade County Property Appraiser lists for 700 16th Street, Miami Beach, FL 33139. The address returns 21 folios in total, but only 19 of them are homes in the county’s own “BOGART CONDO” residential declaration — 18 coded one-bedroom and 1 coded two-bedroom. Of the remaining two: one is a reference folio inside the Bogart declaration itself, carrying no living area or its own sale history, and one is an entirely separate parcel under a different legal plat description, classified by the county as a multifamily building — not part of the Bogart condominium at all, despite sharing the same street address. I’ve excluded both from every figure on this page.
Sizes among the 19 homes run 381 to 835 square feet, median 446. There is no single dominant floorplate — the closest the building comes is a trio of pairs at 457, 458 and 394 square feet, two homes each — and the building’s lone two-bedroom, at 835 square feet, is nearly double the size of a typical unit here.
On the 2026 tax roll, the 19 homes carry assessed values from $178,480 to $283,176, with a median of $184,770.
I don’t have a confirmed architect, exact construction year, story count or amenity list for this building from any primary designation record, and I’d rather say so than fill it in from a listing site. 16th Street 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. See the verified strip below for exactly what I checked.
Five Sales in Four Years, and a Record Price That Isn’t the Record Rate
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 3 | $245,000 | $590 |
| 2025 | 2 | $300,000 | $480 |
| 2026 to date | 0 | — | — |
No qualified sale closed at Bogart South Beach in 2023, and none has closed yet in 2026. The building’s entire four-year trading record is five sales across 2024 and 2025 — a turnover of one home in 15 each year. With two or three sales in any given year, I’m not going to draw a price trend from the year-over-year median move; that’s simply too thin a sample to say prices are rising or falling with any confidence.
The clearest illustration of why I lead with $/sq ft rather than price (see this site’s standard methodology) sits right in this building’s own recent record: the highest total price paid in the last four years, $360,000 in May 2025, is for the building’s only two-bedroom home at 835 square feet — and at $431 a square foot, that same sale is the LOWEST rate per square foot recorded here since 2023. Every smaller unit sold in that window went for more per square foot. Read by price alone, that sale looks like the building’s strongest result; read by $/sq ft, it’s the weakest. Both readings are correct, and that’s exactly the kind of divergence a buyer should know about before assuming price and value move together.
Most Documented Round Trips Here Have Lost Money
Zooming out past the four-year window, Bogart’s full county sale history carries 19 qualified sales going back to 2016, ranging from $225,000 to $360,000, or $425 to $724 a square foot.
6 of the building’s 19 homes have a documented round trip — a home bought and later qualified-resold on the same folio — and the record here runs the other direction from Don-Bar and Bali, two other buildings in this cluster: 5 of the 6 sold for LESS than the previous owner paid, and only 1 sold for more. The median change across all 6 is -10.6%, over a median 6.7-year hold, with a range from -30.3% to +3.6%. The pattern behind those numbers: most of the buy legs here date to 2016-2017, near what looks like a local peak for this building, and the sell legs run 2021-2025 — a buyer who purchased at Bogart in 2016 or 2017 and sold within the last several years has, on this record, mostly sold for less than they paid. I’ll say plainly what the county record shows and no more: this is what’s on file, not a claim about why it happened.
Who Bogart South Beach Suits, and Who It Doesn’t
Bogart South Beach suits a buyer looking for a small, mostly one-bedroom building on 16th Street at prices below several of its Michigan and Pennsylvania Avenue neighbors in this cluster, with one larger two-bedroom option if 835 square feet is enough space. It also suits a buyer comfortable with a genuinely thin, irregular trading pattern — zero sales some years, two or three in others.
It suits buyers badly who are relying on this building’s own resale history as a reason to buy — the documented round-trip record here leans toward losses, not gains, for the 2016-2017 buy-in cohort. It also suits buyers badly who need documented architectural pedigree in hand; I could not confirm an architect, year built or historic-designation status for this specific building from a primary source.
If you are selling: price by $/sq ft, not by the building’s headline price record — the $360,000 two-bedroom sale is this building’s top price and its bottom rate per square foot in the same transaction, and a buyer’s agent comparing smaller units against it on price alone will be comparing the wrong number.
Bogart South Beach — Frequently Asked Questions
How many homes are in Bogart South Beach?
The Miami-Dade County Property Appraiser records 19 residential homes in the “BOGART CONDO” declaration at 700 16th Street, Miami Beach — 18 one-bedroom and 1 two-bedroom. Two other folios at the same address are not part of this declaration.
How actively does Bogart South Beach trade?
Thinly and irregularly — no qualified sale closed in 2023 or so far in 2026. The building’s entire four-year record is five sales, three in 2024 and two in 2025.
What is the highest recent sale price at Bogart South Beach?
$360,000 in May 2025, for the building’s only two-bedroom home at 835 square feet. At $431 a square foot, it is also the lowest rate per square foot recorded here since 2023 — every smaller unit sold for more per foot.
Do owners at Bogart South Beach tend to gain or lose money on resale?
Of the building’s 6 documented round trips, 5 sold for less than the previous owner paid and 1 sold for more — a median change of -10.6% over a median 6.7-year hold.
Are prices at Bogart South Beach rising or falling?
Median $/sq ft ran $590 in 2024 and $480 in 2025, but each year rests on only two or three sales — too thin a sample to call a trend.
How big are the units at Bogart South Beach?
Homes run 381 to 835 square feet, median 446. There is no single dominant floorplate; the closest are three pairs of units at 457, 458 and 394 square feet.
Is Bogart 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 (21 folio records for 700 16th Street, Miami Beach, FL 33139, retrieved 24 August 2026)miamidadepa.gov
- National Park Service, National Register of Historic Places — Miami Beach Architectural District, reference #79000667, listed 14 May 1979npgallery.nps.gov
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Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comBogart 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.
Bogart South Beach dates to 1942 and stands at 700 16 Street. By this point the district had moved toward Streamline Moderne, with curved corners, racing stripes, porthole windows and nautical detailing, and then into the immediate post-war period. The Surfcomber of 1948 is the best-known late example.
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, Bogart 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 Bogart 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 Bogart 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.