Art Deco Miami Beach Condos · South Beach · Villa Lucca
Villa Lucca is 15 homes across four separate buildings on Michigan Avenue.
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
- Villa Lucca recorded only two sales in the 12 months to 23 September 2026 — on the Miami-Dade County Property Appraiser record, too few for a reliable median. The latest recorded sale was on 29 May 2026. Own at Villa Lucca? Ask Josh what yours would sell for on WhatsApp.
- Villa Lucca is 15 homes across four separate buildings on Michigan Avenue, addressed 1025, 1027, 1037 and 1045 and filed by the county as one condominium.
- Sizes run from 605 to 1,561 square feet, a wide range for a 15-home complex, — because the four buildings hold genuinely different unit types rather than one repeated floorplate.
- Four qualified sales closed in the last four years, — one each in 2023 and 2025, and two in 2026 — a turnover of one home in 15 each year.
- The building’s record by total price ($975,000, 2022) and its record within the current four-year window ($621,000, April 2026) are two different homes, — in two different buildings, at two different rates per square foot.
- 10 of the complex’s 15 homes have a documented round trip: — 7 sold for more, 1 for less, and 2 at an identical price — a median change of +24.8%.
- 2026 assessed values run $224,089 to $804,384, — a median of $409,106 across the 15 homes.
Villa Lucca, by the numbers
Source: the building record on this site.
1025, 1027, 1037 & 1045 Michigan Avenue, Miami Beach, Florida 33139 | Neighborhood: South Beach
Fifteen Homes in Four Buildings
I pulled every folio the Miami-Dade County Property Appraiser has on file for Villa Lucca. The complex stands at four street numbers on Michigan Avenue, 1025, 1027, 1037 and 1045, with 1027 holding 4 homes of its own. The declared common-element shares across all four addresses sum to exactly 100.0000% of the whole, confirming all four buildings belong to the one condominium and nothing is missing.
The 15 homes split unevenly across the four buildings: 5 in Building 1025 (605 to 1,072 square feet, all coded one-bedroom by the county), 4 in Building 1027 (759 to 1,561 square feet, a mix of one- and two-bedroom), 4 in Building 1037 (1,036 to 1,059 square feet, all two-bedroom) and 2 in Building 1045 (750 and 766 square feet, both two-bedroom). Overall, the complex holds 7 one-bedroom and 8 two-bedroom homes, sized 605 to 1,561 square feet, median 997 — a wide range for 15 homes, because these are genuinely different unit types across four buildings rather than one floorplate repeated.
On the 2026 tax roll, assessed values run from $224,089 to $804,384 across the 15 homes, with a median of $409,106.
I don’t have a confirmed architect, story count or amenity list for this complex from any primary designation record, and I’d rather say so than fill it in from a listing site. The county’s year-built field reads 1940 for the 11 homes in Buildings 1025, 1037 and 1045 and 2008 for the 4 homes in Building 1027. 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 complex’s individual contributing status or architect against a primary source. See the sources at the foot of this page for exactly what I checked.
Four Sales in Four Years, Spread Across Three Different Years
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 1 | $615,000 | $820 |
| 2024 | 0 | — | — |
| 2025 | 1 | $290,000 | $479 |
| 2026 to date | 2 | $503,000 | $647 |
Four qualified sales closed across the last four years — a turnover of one home in 15 each year — but they’re spread thin: one in 2023, none in 2024, one in 2025, and two so far in 2026. With one or two sales in any given year, and different-sized homes from different buildings selling in different years, I’m not going to read the year-over-year median swings above as a price trend; they reflect which specific unit happened to trade, not the complex moving as a whole. The one thing I can say plainly: no qualified sale closed in 2024.
Within this four-year window, the highest sale by both total price and rate per square foot is the same transaction: $621,000 in April 2026, a 750 square foot two-bedroom in Building 1045, at $828 a square foot.
Two Different Records — the Highest Price Isn’t the Highest Rate
Zooming out past the four-year window, Villa Lucca’s full county sale history carries 37 qualified sales going back to 2004. Here the building-specific angle is a genuine divergence between two kinds of “record.” By total price, the complex’s all-time high is $975,000, set in March 2022 on a 1,561 square foot two-bedroom in Building 1027 — the complex’s largest unit type. But that sale works out to $625 a square foot, well below the $828 a square foot paid in April 2026 for the much smaller 750 square foot unit described above. The highest price and the highest rate per square foot belong to two different homes in two different buildings, four years apart — a reminder that a complex spanning several distinct unit types doesn’t have one single “top of market” number, it has several, and which one is relevant depends on the size home you’re comparing.
10 of the complex’s 15 homes have a documented round trip, counted from each home’s first recorded sale to its latest. 7 sold for more than the previous owner paid, 1 sold for less, and 2 sold at an identical price to the first purchase. I’m counting those two separately rather than folding them into losses, since a flat resale is neither a gain nor a loss. The median change across all 10 is +24.8%, over a median 13.9-year hold, with a range from -0.1% to +50.2%. The single loss was a fractional -0.1% on an 8.9-year hold, in practical terms a wash, not a meaningful loss. Counted resale by resale instead, the county records 22 resales, of which 5 sold for less than the previous price (22.7%, with dips from -0.1% to -7.3%) and 2 sold flat, with a median change of +8.2% over a 6.7-year hold. Both views come from the same record: the first is one comparison per home, the second counts every resale.
Who Villa Lucca Suits, and Who It Doesn’t
Villa Lucca suits a buyer who wants a choice of genuinely different unit types under one roofline on Michigan Avenue — a compact one-bedroom in Building 1025, a larger two-bedroom in 1027, or a smaller two-bedroom in 1037 or 1045 — rather than a building where every home is the same. Measured from each home’s first recorded sale to its latest, every round trip has landed at flat or better, with most showing real gains over long holds; counted resale by resale, 5 of 22 sold for less than the previous price.
It suits buyers badly who want to compare “the building’s price” as one number — with four buildings and a wide size range under one declaration, the record price and the record rate per square foot are different homes entirely, and a buyer needs to know which building and which size they’re actually comparing against. 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 complex from a primary source.
If you are selling: price by your specific building and floorplate, not the complex’s headline record — a 1,561 square foot home in Building 1027 and a 750 square foot home in Building 1045 do not belong on the same price-per-square-foot comparison, even though both are technically “Villa Lucca.”
Villa Lucca — Frequently Asked Questions
How many buildings and homes make up Villa Lucca?
Four buildings, 1025, 1027, 1037 and 1045 Michigan Avenue, holding 15 homes total under one condominium declaration.
How big are the units at Villa Lucca?
Sizes run 605 to 1,561 square feet across the complex’s four buildings, median 997 — a wide range because the buildings hold genuinely different unit types.
Has Villa Lucca had any recent sales?
Four qualified sales closed in the last four years: one in 2023 ($615,000), none in 2024, one in 2025 ($290,000), and two in 2026 ($621,000 and $385,000).
What is the record sale at Villa Lucca?
By total price, $975,000 (March 2022, a 1,561 sq ft home in Building 1027, $625/sf). Within the current four-year window, the highest is $621,000 (April 2026, a 750 sq ft home in Building 1045, $828/sf) — the highest rate per square foot on record.
Do owners at Villa Lucca tend to gain or lose money on resale?
Of the complex’s 10 documented round trips (first recorded sale to latest), 7 sold for more, 1 for less (a fractional -0.1%), and 2 at an identical price. The median change is +24.8% over a median 13.9-year hold. Counted resale by resale, 5 of 22 resales sold for less than the previous price, with a median change of +8.2% over 6.7 years.
Are all the units at Villa Lucca the same?
No. The complex spans four buildings with different unit types: a compact one-bedroom building (1025), a mixed one- and two-bedroom building (1027), and two smaller two-bedroom buildings (1037 and 1045).
Is Villa Lucca 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.
Own at Villa Lucca?
If you own here, this page already carries the county’s record of what homes in Villa Lucca 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 Villa Lucca, 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 (15 folio records for 1025, 1027, 1037 & 1045 Michigan Avenue, 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
Josh Stein’s Villa Lucca is a compact complex of 15 luxury condominiums in Miami Beach. The county dates most of it to 1940, with the four homes in Building 1027 dated 2008.
With just 15 coveted units across two floors, you’ve truly found a private resort-style home in a bustling area of Miami. Choose from one or two-bedroom units. Your European-style kitchen features stainless steel appliances and granite countertops. Large, impact-resistant windows allow light into each room, illuminating the Brazilian cherry wood floors underfoot. A state-of-the-art video intercom system is ready for your disposal. Soundproofing in each unit prevents noise from carrying between residents. Both the plumbing and electrical systems have been recently upgraded.
Outside your unit, you’ll enjoy reserved and gated parking, an enviable commodity in a busy area. A beautifully landscaped walkway leads to a private garden for residents. Venture from the property and you’ll soon come upon the hottest nightlife spots and best beaches. You can’t go wrong at Villa Lucca.
Interested in selling at Villa Lucca in South Beach?
Learn more about selling your condo at Villa Lucca with Josh Stein.
Thinking about Villa Lucca?
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.comVilla Lucca 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.
Villa Lucca dates to 1925 and stands at 1025, 1045 Michigan Avenue. With 15 residences, it belongs to the small-building stock that gives the district its scale. Buildings of this vintage in South Beach are usually Mediterranean Revival rather than Deco proper, the style that dominated Miami Beach before Art Deco arrived. Stucco walls, barrel-tile roofs, arched openings and courtyard plans are the tells.
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, Villa Lucca 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 Villa Lucca
- 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 Villa Lucca 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.