Art Deco Miami Beach Condos · South Beach · Tribeca West
Tribeca West is 12 homes fronting 15th Street.
By Josh Stein · Florida license SL3057661 · Updated 12 October 2026Leer en español →
- Asking range$95,000 to $110,000,000
- List price per sq ft$1,626
- Months of inventory12.2
- Sold, 12 months1865
Listing information is deemed reliable but is not guaranteed and is provided exclusively for consumers' personal, non-commercial use. Data is supplied by the MLS and may be subject to change or withdrawal without notice.
Last updated November 1, 2026, 6:14 pm
Recently sold in Miami Beach
4 listings
Verified 23 September 2026Miami-Dade County Property Appraiser, National Park Service, National Register of Historic Places2 sources
Key Takeaways
- No sale at Tribeca West was recorded in the 12 months to 23 September 2026 — on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 6 June 2025. Own at Tribeca West? Ask Josh what yours would sell for on WhatsApp.
- Tribeca West is 12 homes fronting 15th Street, and the county’s own folio numbering shows it is legally one half of a single 24-unit condominium declaration that also includes Tribeca East, covered on its own page.
- 8 homes are one-bedroom (832 or 858 sq ft) and 4 are two-bedroom (986 to 1,033 sq ft), — a size range wider than Tribeca East’s uniform floorplate.
- Three qualified sales closed here from January 2023 to 23 September 2026, one in each of 2023, 2024 and 2025, at $624, $653 and $641 a square foot.
- One unit, number 14, accounts for both the building’s all-time record sale and its 2023 sale — — it sold for $535,000 in February 2023 and again for $560,000 in July 2024, a 4.7% gain in under a year and a half.
- 11 of the building’s 12 homes have a documented round trip, — 8 sold for more and 3 for less — a median gain of +5.0%, over a median 14.8-year hold.
- 2026 assessed values run $414,821 to $443,600, with a median of $431,611 across the 12 homes.
Tribeca West, by the numbers
Developer: Andi Developer. Source: the building record on this site.
1035 & 1057 15th Street, Miami Beach, Florida 33139 | Neighborhood: South Beach
Twelve Homes, and Half of a Larger Declaration
I pulled every folio the Miami-Dade County Property Appraiser has on file for the two 15th Street numbers this page covers — 1035 and 1057 15th Street, Miami Beach, FL 33139 — and, as with its Michigan Avenue counterpart, the county’s own folio numbering shows Tribeca West is not a separate condominium from Tribeca East, covered on its own page. Both sit inside one legal declaration, “TRIBECA CONDO,” whose 24 consecutively-numbered folios run from the Michigan Avenue units (Tribeca East, 12 homes) straight through to these 15th Street units (12 homes) with no gap or break in the sequence. Pulled and checked together, the full 24-folio declaration’s common-element shares sum to 100.0001% of the whole — complete. This page reports on the 12 homes fronting 15th Street; a reader comparing only this street number to what’s marketed as “the building” should know the other 12 homes, one street over, are legally part of the same condominium.
The 12 homes on this page split into 8 one-bedroom units (832 or 858 square feet, four each) and 4 two-bedroom units (986 to 1,033 square feet) — a wider size range than Tribeca East’s uniform floorplate. Overall size runs 832 to 1,033 square feet, median 858.
On the 2026 tax roll, assessed values run from $414,821 to $443,600 across the 12 homes, with a median of $431,611.
The county’s year-built field says 1940 for all 12 folios, but I don’t have a confirmed architect, 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. 15th 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 declaration’s individual contributing status or architect against a primary source, and the 1940 year built is the county’s field only. See the verified strip below for exactly what I checked.
Three Sales, One Each Year, at $624 to $653 a Square Foot
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 1 | $535,000 | $624 |
| 2024 | 1 | $560,000 | $653 |
| 2025 | 1 | $550,000 | $641 |
| 2026 to date | 0 | — | — |
Exactly one qualified sale closed in each of 2023, 2024 and 2025, which works out to about one home in 16 each year counting 2023 to 2026 as four calendar years (12 homes, 3 sales), with $/sq ft at $624, $653 and $641. Each year’s figure is a single sale, so I would not read it as a trend: one high or low outlier would move the whole picture. No qualified sale has closed in 2026 through 23 September 2026 (the latest was on 6 June 2025).
One Unit Sold Twice in Under Eighteen Months
Zooming out past the four-year window, this wing’s full county sale history carries 48 qualified sales going back to 2003, more trading history than its Michigan Avenue counterpart (34 qualified sales since 2002). The building’s all-time record sale is $560,000, set in July 2024 on an 858 square foot home at $653 a square foot — the same figure that tops the four-year table above.
That record sale, and the building’s 2023 sale, both belong to the same home: unit 14, which sold for $535,000 in February 2023 and again for $560,000 in July 2024 — a 4.7% gain over about sixteen and a half months. I’m reporting what the record shows and no more: a fast resale at a modest premium, not a claim about why the seller chose to sell.
11 of the building’s 12 homes have a documented round trip. 8 sold for more than the previous owner paid, 3 sold for less. The median change across all 11 is +5.0%, over a median 14.8-year hold, with a range from -2.3% to +60.4%. The two largest gains, +60.4% and +58.7%, both trace back to 2004 purchases held roughly two decades, including unit 14’s long-run performance underneath its recent short flip. The three losses are all modest, -2.1% to -2.3%, each on holds of roughly 13 to 16 years — essentially flat results once held that long, not steep declines.
Who Tribeca West Suits, and Who It Doesn’t
Tribeca West suits a buyer who wants a genuine choice between one- and two-bedroom homes on 15th Street, with a qualified sale in each of 2023, 2024 and 2025, more recent trading activity than its Michigan Avenue counterpart, where the latest sale was in April 2023. Most documented long holds here have gained, if modestly in several cases.
It suits buyers badly who want to compare “the building’s price” as a single number without knowing the full picture — this wing’s own record sale is the same home that resold twice in under two years, which is a thinner basis for a “record” than a building with more varied recent sellers. It also suits buyers badly who want to treat Tribeca West as legally separate from its sister wing on Michigan Avenue; the two share one condominium declaration. It suits buyers badly, too, if they need documented architectural pedigree in hand; I could not confirm an architect or historic-designation status for this specific declaration from a primary source; the county’s year-built field says 1940.
If you are selling: with a sale in each of the last three years, this wing has three recent comparables: price off the $624 to $653 per-square-foot range those three sales establish, and disclose the shared declaration with Tribeca East to a prospective buyer’s agent before they find it themselves in the county record.
Tribeca West — Frequently Asked Questions
Is Tribeca West a separate condominium from Tribeca East?
No. The county’s folio numbering shows both are one legal declaration, “TRIBECA CONDO” — 12 homes fronting 15th Street (this page) and 12 fronting Michigan Avenue (Tribeca East). Pulled together, the 24 folios’ common-element shares sum to 100.0001% of the whole.
How many homes are on the 15th Street side?
12 — 8 one-bedroom units (832 or 858 sq ft) and 4 two-bedroom units (986 to 1,033 sq ft).
Has Tribeca West had any recent sales?
One qualified sale closed in each of 2023, 2024 and 2025, at $535,000, $560,000 and $550,000 respectively — $624, $653 and $641 a square foot. None has closed in 2026 through 23 September.
What is the record sale on the 15th Street side?
$560,000, set in July 2024 on an 858 square foot home, $653 a square foot. That same home also sold for $535,000 in February 2023 — a 4.7% gain in about sixteen and a half months.
Do owners on the 15th Street side tend to gain or lose money on resale?
Of this wing’s 11 documented round trips, 8 sold for more and 3 for less — a median change of +5.0% over a median 14.8-year hold. The three losses were all modest, -2.1% to -2.3%.
How big are the units at Tribeca West?
One-bedroom units run 832 or 858 square feet; two-bedroom units run 986 to 1,033 square feet.
Is Tribeca West 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 or contributing status against a primary source. The county’s year-built field says 1940.
Own at Tribeca West?
If you own here, this page already carries the county’s record of what homes in Tribeca West have sold for. Here is how to use it.
Your three options
- Sell. Price against what comparable homes in the building have actually recorded, not against asking prices.
- Rent it out. Within the condominium’s rental rules, which vary from building to building.
- Hold. Watch the record: this page is updated from the county as new sales are posted.
What I will send you
Tell me your unit. I will send you the recorded sales of comparable homes in Tribeca West, what they sold for per square foot, and a straight read on what yours could sell for today.
Two free things for owners
Prefer email? hello@joshsteinrealtor.com
Josh Stein, Florida real estate sales associate, license SL3057661.Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (12 folio records for 1035 & 1057 15th Street, Miami Beach, FL 33139, retrieved 24 August 2026; cross-checked against the full 24-folio TRIBECA CONDO declaration)miamidadepa.gov
- National Park Service, National Register of Historic Places — Miami Beach Architectural District, reference #79000667, listed 14 May 1979npgallery.nps.gov
Thinking about Tribeca West?
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.comTribeca West 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.
Tribeca West dates to 1940 and stands at 1037 & 1057 15th Street. With 16 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, Tribeca West 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 Tribeca West
- 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 Tribeca West 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.