Villa Lucca

Fifteen Homes in Four Buildings, Not Three

I pulled every folio the Miami-Dade County Property Appraiser has on file for Villa Lucca, and the county’s own address index turned up a correction worth stating up front: this page previously listed the complex at three street numbers, 1025, 1037 and 1045 Michigan Avenue. The county record shows a fourth, 1027 Michigan Avenue, with its own 4 homes — and the complex’s 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, exact construction year, 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. 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, architect or year built against a primary source. See the verified strip below for exactly what I checked.

Four Sales in Four Years, Spread Across Three Different Years

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. 7 sold for more than the previous owner paid, 1 sold for less, and 2 sold at an identical price to the previous 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 — which means every round trip here has landed at flat or better.

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. On this record, every completed round trip has landed at flat or better, with most showing real gains over long holds.

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. A prior version of this page did not list the 1027 building.

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, 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.

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.

It’s one of the oldest buildings on his list, but Josh Stein’s Villa Lucca remains the world-class structure it was in 1925. Renovated in 2008, these luxury condominiums in Miami Beach continue to wow nearly a century after they arrived in South Florida.

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.

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