Building facts
- Address
- 16 Island Avenue
- Neighborhood
- Belle Isle
- Year built
- 1958
- Floors
- 8
- Status
- Completed
- Pricing
- Starting at $595,000
Key Takeaways
- Just 45 residences at 16 Island Avenue — the smallest of the Belle Isle buildings and one of the smallest condominiums in Miami Beach.
- The median assessed value is $1,381,598 — roughly three times its Belle Isle neighbours and the highest of any building I have measured against this record.
- Median floorplate is 1,570 square feet, running from 400 to 2,849.
- Price per square foot has climbed steeply — $1,070 in 2023 to $1,843 in 2025.
- The mix is 29 two-bedrooms, 14 one-bedrooms and two three-bedrooms.
- It barely trades. Seven qualified sales in 2023, three in 2024, three in 2025, one so far in 2026.
16 Island Avenue, Miami, Florida | Neighborhood: Belle Isle, Miami Beach
The smallest building on the island
Belle Isle is the smallest and easternmost of the Venetian Islands, sitting in Biscayne Bay between South Beach and the mainland and reached from the Venetian Causeway. It holds a handful of mid-century condominium buildings and almost nothing else, which is why it stays quiet despite being a short walk from Sunset Harbour and Lincoln Road.
Counted against the Miami-Dade County Property Appraiser record on 17 August 2026, Belle Towers returns 46 folios, of which 45 are residential — no commercial units at all. Its neighbours on the same street run to 138, 141, 214 and 222 homes. This one has 45.
The mix is 29 two-bedrooms, 14 one-bedrooms and two three-bedrooms, with heated area from 400 to 2,849 square feet and a median of 1,570 — the largest median floorplate on the island.
The highest per-foot pricing on Belle Isle
Qualified sales from the county record — arm’s-length only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 7 | $1,675,000 | $1,070 |
| 2024 | 3 | $1,930,000 | $1,229 |
| 2025 | 3 | $2,000,000 | $1,843 |
| 2026 to date | 1 | $585,000 | $1,462 |
The 2026 row shows how small a sample can distort a table. That $585,000 median is one sale — and at $1,462 per square foot it is plainly a small home, not a fall in the market. Reading it as a 70% crash would be flatly wrong.
The meaningful comparison is with the rest of the island. Belle Plaza trades around $627–691 per square foot and Island Terrace around $594–695. Belle Towers trades at roughly double both. Its median assessed value of $1,381,598 against Belle Plaza’s $438,361 says the same thing from a different direction.
Why these figures need care
Fourteen qualified sales across four years, in a 45-home building. Every median above rests on a handful of transactions, and 2025’s $1,843 per square foot comes from three of them.
What survives the small sample is the relationship between this building and its neighbours. Whether the exact figure is $1,400 or $1,800, Belle Towers is priced at a large multiple of every other building on Belle Isle, and the county’s own assessed values — which cover all 45 homes, not just the ones that sold — independently confirm it.
Who this building suits
This is for a buyer who wants the scarcest thing on Belle Isle: a large home in a 45-unit building on a quiet island minutes from South Beach. There is very little like it, and the pricing reflects that.
It is not an entry point to the island. If the address is what appeals and the budget is the constraint, the larger buildings on the same street offer the same location at a third of the per-foot cost.
If you are selling here, do not price against Belle Isle generally — this building sits in its own bracket, and the assessed values across all 45 homes are the strongest evidence for that.
Verified 17 August 2026 against the Miami-Dade County Property Appraiser record for 16 Island Avenue — all 46 folios retrieved individually, then filtered to dwelling-sized residential units before any figure here was calculated. Sale samples are very small and are described as such throughout. Building age and storey count are omitted: published sources conflict and none has been confirmed. Re-check when the next tax roll publishes.
Belle Towers — Frequently Asked Questions
How many units are in Belle Towers?
The Miami-Dade County Property Appraiser records 46 folios at 16 Island Avenue, of which 45 are residential. There are no commercial folios — it is the smallest of the Belle Isle condominium buildings.
Why is Belle Towers so much more expensive than other Belle Isle buildings?
Its median assessed value is $1,381,598, against $438,361 at Belle Plaza and $445,196 at Island Terrace. It also has the island’s largest median floorplate at 1,570 square feet. Scarcity — 45 homes — and size together explain the gap.
What do condos at Belle Towers sell for?
Qualified county sales show medians of $1,675,000 in 2023, $1,930,000 in 2024 and $2,000,000 in 2025. Only one sale is recorded so far in 2026, at $585,000 — that is a single small home, not a market decline.
Is the 2026 price drop real?
No. The 2026 figure rests on one recorded sale, and at $1,462 per square foot it is clearly a small residence rather than evidence of falling values. With fourteen qualified sales across four years, single transactions move these medians dramatically.
What size are the residences at Belle Towers?
Heated area runs from 400 to 2,849 square feet with a median of 1,570 — the largest median on Belle Isle. The mix is 29 two-bedrooms, 14 one-bedrooms and two three-bedrooms.
Where is Belle Isle?
Belle Isle is the easternmost and smallest of the Venetian Islands, in Biscayne Bay between South Beach and the mainland, reached from the Venetian Causeway. It is walking distance to Sunset Harbour and Lincoln Road.
Sources and further reading
Interested in selling at Belle Tower in Miami Beach?
Learn more about selling condo at Belle Tower with Josh Stein.
Related coverage
Part of Miami Luxury Condos.