Building facts
- Address
- 810 Pennsylvania Avenue
- Neighborhood
- South Beach
- Floors
- 2
- Residences
- 14
- Status
- Completed
- Pricing
- Starting at $385,000
Key Takeaways
- The Vanderbilt holds 14 one-bedroom homes at 810 Pennsylvania Avenue, — running 585 to 742 square feet — no commercial or non-residential folios sit in this declaration.
- No qualified sale has closed here in 2023, 2024, 2025 or so far in 2026 — — the building’s most recent recorded transaction is from April 2022.
- The all-time record sale is $450,000, — set in December 2006 on a 742 square foot home at $606 a square foot — still the building’s high-water mark by both price and rate per foot, 20 years on.
- 10 of the building’s 14 homes have a documented round trip, — and most have lost money: 6 sold for less than the previous owner paid against 4 that sold for more, a median change of -17.6%.
- 2026 assessed values run $111,601 to $244,049, — a median of $208,959 across the 14 homes.
- Nearly every one of the building’s 29 recorded qualified sales dates to 2006-2022, — clustered heavily around the building’s 2006-2007 conversion-era resales.
810 Pennsylvania Avenue, Miami Beach, Florida 33139 | Neighborhood: South Beach
Fourteen One-Bedroom Homes on Pennsylvania Avenue
I pulled all 14 folios the Miami-Dade County Property Appraiser has on file for The Vanderbilt at 810 Pennsylvania Avenue, Miami Beach, FL 33139, under the county’s subdivision “THE VANDERBILT CONDO.” Every one of the 14 is a residential home — there are no commercial, parking, cabana or storage folios in this declaration to exclude.
All 14 homes are coded one-bedroom by the county, running 585 to 742 square feet, median 616. There’s no single dominant floorplate — the closest the building comes is two pairs, at 616 and 742 square feet, with the rest spread across distinct individual sizes from 585 to 695 square feet.
On the 2026 tax roll, assessed values run from $111,601 to $244,049 across the 14 homes, with a median of $208,959 — a wide spread for a building this uniform in size, worth knowing if you’re comparing tax assessments unit to unit.
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. Pennsylvania 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. See the verified strip below for exactly what I checked.
No Qualified Sale Has Closed at The Vanderbilt Since 2022
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 0 | — | — |
| 2024 | 0 | — | — |
| 2025 | 0 | — | — |
| 2026 to date | 0 | — | — |
No qualified sale has closed at The Vanderbilt in 2023, 2024, 2025, or so far in 2026 — none at all. This is the plainest possible statement the county record can support: over the four-year window this site’s building pages standardly report, this 14-home building shows zero recorded arm’s-length transactions. That is not a price trend, up or down — there is no price to read a trend from. The building’s most recent qualified sale of any kind closed on April 20, 2022, more than four years before this page was drafted.
Most Documented Round Trips Here Have Lost Money
Zooming out past the empty four-year window, The Vanderbilt’s full county sale history carries 29 qualified sales, nearly all of them dated 2006 through 2022 — a heavy concentration around the building’s 2006-2007 conversion-era resales, when most of the 14 homes appear to have first traded as condominiums. The all-time record sale, still standing 20 years later, is $450,000, set in December 2006 on a 742 square foot home at $606 a square foot — both the highest total price and the highest rate per square foot this building has ever recorded. The most recent sale, April 2022, closed at $345,000 for a 684 square foot home, $504 a square foot — below the 2006 record on both measures.
10 of the building’s 14 homes have a documented round trip, and the record here leans toward losses: 6 of the 10 sold for less than the previous owner paid, against 4 that sold for more. The median change across all 10 is -17.6%, over a median 13.5-year hold, with a range from -34.8% to +15.4%. The pattern is consistent with buying near the building’s 2006-2007 conversion peak and reselling later, sometimes years after the 2008 downturn: the four largest losses, from -25.5% to -34.8%, all trace back to purchases made in January 2007, sold between 2012 and 2020. I’ll state plainly what the record shows and nothing more — this is what’s on file, not a claim about why any individual owner sold when they did.
Who The Vanderbilt Suits, and Who It Doesn’t
The Vanderbilt suits a buyer looking for a small, uniformly one-bedroom building on Pennsylvania Avenue, and one comfortable being an early mover in a market that has produced no comparable sale in more than four years — there’s real opportunity in being the first recent transaction a building has seen, but also real uncertainty, since there’s no current pricing evidence to lean on beyond a 2022 sale and a 2006 record.
It suits buyers badly who want an active resale market or recent pricing certainty — zero qualified sales in four years is about as thin as a market can get, and a lender or appraiser may struggle to find a comparable inside this building at all. It also suits buyers badly who are counting on this building’s own resale history as an argument for appreciation; on the documented record, most long holds here have lost money, not gained it. Buyers who need documented architectural pedigree should also know 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 no recent comparable inside the building at all, you’ll likely need to price off nearby buildings in this cluster and the 2022 and 2006 sales here as reference points, and be prepared to explain the building’s multi-year sale gap to a buyer’s agent — it reflects a lack of turnover, not necessarily a lack of demand, but it will raise questions.
Verified 24 August 2026 against the Miami-Dade County Property Appraiser record for 810 Pennsylvania Avenue, Miami Beach, FL 33139 — all 14 folios retrieved individually under the county’s subdivision “THE VANDERBILT CONDO.” The declared common-element shares for these 14 folios sum to a figure well in excess of 100% under this site’s completeness check; that check treats an over-closing sum as safe to draft from, since a missing folio can only make a declaration close short, never over — the excess itself appears to be a recording-unit quirk in how this small declaration’s shares were entered on the county roll, not a sign that folios are missing. Sale figures are qualified, arm’s-length transactions only; no multi-parcel or portfolio sales were found among this building’s qualified sales. 2026 is an incomplete year, though the building recorded no qualified sales in any of the last four full and partial years. Building age, story count, architect and amenity detail are omitted beyond what the property record itself carries: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
The Vanderbilt — Frequently Asked Questions
How many homes are in The Vanderbilt?
The Miami-Dade County Property Appraiser records 14 one-bedroom residential condominium folios at 810 Pennsylvania Avenue, Miami Beach, running 585 to 742 square feet.
Has The Vanderbilt had any recent sales?
No. No qualified sale has closed in 2023, 2024, 2025, or so far in 2026. The building’s most recent qualified sale closed in April 2022.
What is the record sale at The Vanderbilt?
$450,000, set in December 2006 on a 742 square foot home, $606 a square foot — still the building’s highest price and highest rate per square foot on record, 20 years later.
Do owners at The Vanderbilt tend to gain or lose money on resale?
Of the building’s 10 documented round trips, 6 sold for less than the previous owner paid and 4 sold for more — a median change of -17.6%, mostly tracing back to purchases made near the building’s 2006-2007 conversion peak.
Is trading active at The Vanderbilt?
No — this is one of the least active buildings in this cluster. Zero qualified sales have closed in the last four years, against 29 recorded since 2006.
How big are the units at The Vanderbilt?
All 14 homes are one-bedroom, running 585 to 742 square feet, median 616, with no single dominant floorplate.
Is The Vanderbilt 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 (14 folio records for 810 Pennsylvania 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
Vanderbilt condominiums are as exquisitely designed on the inside as they are on the outside. From the street, this two-story structure is reminiscent of its classic mid-century roots with large windows, decorative balcony railings and an impressive peak.
With just 14 units in this stunning complex, you’ll have to race to claim one of these one-bedroom units before they’re taken. Renovated in 2004, each kitchen is equipped with striking features. Think Carrera marble countertops and Brazilian cherry wood floors. The appliances are stainless steel, and the cabinets were each made by hand. The bathrooms continue to impress with seamless glass showers and all new plumbing and electrical systems. Gigantic windows in the living areas let you take in as much of Miami as possible from the comfort of your couch.
Snag a top-floor penthouse for a private rooftop terrace where you can take in pristine views of the ocean. Located on Eighth Avenue, you’ll be on the southern side of the island and near the action. Walk to lunch or shopping or hop in the car for a short ride to the beach. Josh Stein promises luxury with every property and with Vanderbilt he absolutely delivers.
Interested in selling at The Vanderbilt?
Learn more about selling your condo at The Vanderbilt with Josh Stein.
The Vanderbilt 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.
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, The Vanderbilt 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 The Vanderbilt
- 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 The Vanderbilt 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 Condos in Miami Beach.