Sundance Lofts

Nineteen Townhomes in South of Fifth, Behind a Street-Number Collision

A straight county pull on 828 3rd Street, Miami Beach, FL 33139 returns 22 folios — but only 20 of them are actually Sundance Lofts. The other 2 belong to unrelated properties recorded under different subdivisions at the same or a nearby street number, the same kind of address collision documented elsewhere in this cluster. Filtered to the 20 folios the county records as SUNDANCE CONDO, the declaration closes at exactly 100.0000% on the county’s common-element share test: 19 residential homes and 1 reference folio, with 1 of the 19 carrying no recorded UNDIV share, sized instead from its square footage.

Eighteen of the 19 homes carry 2 bedrooms; 1 carries 3. Heated area runs from 1,276 to 1,795 square feet, median 1,546 — this is a genuinely small building with real size variety rather than one repeated floorplate. On the 2026 tax roll, assessed values run from $481,547 to $982,947 across the 19 homes, with a median of $915,569.

I don’t have a confirmed year built, story count, architect or amenity list for this building beyond what the county record carries — none of that is in the property record, and I’d rather say so than fill it in from a listing site.

Two Sales, Both in 2023 — and Nothing Since

There have been no qualified sales at Sundance Lofts in 2024, 2025 or 2026 to date. The only two sales in the entire current window closed within weeks of each other in 2023 — $1,020,000 for a 1,356 sq ft home on 4/3/2023, and $1,020,000 again for a 1,361 sq ft home on 5/30/2023, at $752 and $749 a square foot respectively. Two data points from the same year cannot establish a trend, and I’d rather say that plainly than build a table implying more than the record supports. Against 19 homes, two sales in four years works out to a turnover of roughly one home in 38 each year — the thinnest current-window liquidity of any building profiled in this cluster so far.

The building’s all-time record sits outside the current window: $1,300,000, closed 2/11/2022, for the 1,546 sq ft penthouse PH4 — $841 per square foot. That same unit also sold for $1,200,000 in 2015 and $1,169,000 in 2014, each price higher than the last.

A Round-Trip Record of Fifteen for Fifteen

Looking at homes bought and later resold, both legs a qualified transaction over $10,000: 15 of the building’s 19 homes (78.9%) have one. All 15 gained. Not one has sold for less than the previous owner paid. The median change across all 15 is +91.6%, over a median 16.7-year hold, and the range runs from +1.9% to +200.9%.

Most of these round trips share a starting point: the building’s original sales in late 2003 and 2004, mostly $339,000 to $540,000, paired with a resale between 2005 and 2023. The building’s largest documented gain: unit 313, 1,361 square feet, bought for $339,000 in December 2003 and sold for $1,020,000 in May 2023 — one of the two 2023 sales that make up this page’s entire current-window record — +200.9% over 19.5 years. The smallest gain on record, +1.9%, belongs to a home bought in August 2004 for $540,000 and resold less than a year later, in June 2005, for $550,000 — a genuinely thin gain over a very short hold, right before the building’s other original buyers went on to hold considerably longer.

Who Sundance Lofts Suits, and Who It Doesn’t

Sundance Lofts suits a buyer who wants a small, gated townhome building in South of Fifth and is comfortable with an unusually clean long-term track record: every one of the building’s 15 completed round trips has shown a gain. It also suits a patient buyer, given how few homes here have changed hands recently.

It suits buyers badly who need current market data or a fast, comparable-driven negotiation. There have been no qualified sales at all since May 2023, and a buyer’s agent will have very little recent activity to point to — the last two sales are now more than three years old.

If you are selling: your most recent comparables are the two 2023 sales at $749-$752 a square foot, and the building’s own 2022 record of $841 a square foot for the penthouse. With no sales at all in the last three years, expect a longer marketing period, and lean on the building’s genuinely strong historical round-trip record as part of your case.

Interested in selling at Sundance Lofts?

Learn more about selling your condo at Sundance Lofts with Josh Stein.

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