Tribeca West

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 elsewhere in this cluster. 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 tightest assessed range of any building drafted so far in this cluster.

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. 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, architect or year built against a primary source. See the verified strip below for exactly what I checked.

Three Sales, One Each Year, and a Steadily Rising Rate

Exactly one qualified sale closed in each of 2023, 2024 and 2025 — a turnover of one home in 16 each year — with median $/sq ft moving from $624 to $653 to $641 across the three years. With one sale per year, I’d call this evidence of a stable-to-modestly-rising rate rather than a confirmed trend; three single-sale years is a real pattern worth noting, but it’s still a thin sample, and a single high or low outlier in any one year would move the whole picture. No qualified sale has closed yet in 2026.

One Unit Sold Twice in Under Eighteen Months

Zooming out past the four-year window, this wing’s full county sale history carries 47 qualified sales going back to 2003 — noticeably more trading history than its Michigan Avenue counterpart. 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 roughly seventeen months, the shortest documented hold of any transaction on this page. 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 three consecutive years of at least one qualified sale each — more recent trading activity than several buildings in this cluster, including its own Michigan Avenue counterpart. 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 Tribeca West’s 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, year built or historic-designation status for this specific declaration from a primary source.

If you are selling: with a sale in each of the last three years, this wing has more recent comparables than most buildings in this cluster — price off the $624-$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.

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 seventeen 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, year built or contributing status against a primary source.