Ten30 South Beach

What is actually in the building

The county returns 33 folios at 1030 15th Street. 32 are homes. The thirty-third is not a residence at all: the Property Appraiser classifies it as light manufacturing and food processing, 7,350 sq ft, assessed at $619,469 for 2026. It is a commercial unit inside the condominium, it is excluded from every figure on this page, and it is worth knowing about before you buy above it.

The homes are small by South Beach standards. They run from 714 sq ft to 2,216 sq ft, with a median of 930. The mix is 14 one-bedrooms, 15 two-bedrooms and three three-bedrooms, built on a handful of repeated floorplates: six homes at 751 sq ft, four at 738, four at 1,101, four at 1,476, three at 714 and two at 886. That repetition is useful — it means several homes here are directly comparable to each other, which is not true of most boutique buildings.

For 2026 the county assesses the homes between $450,000 and $1,479,250, median $521,616.

The price record

This table is the clearest example I have of why median price is a bad number and median price per square foot is a good one. Read the price column and the building appears to have halved in a year. It did not. The six homes that sold in 2024 had a median size of 1,559 sq ft; the three that sold in 2025 had a median size of 975. Different homes sold, that is all. Per square foot the move was $915 to $833, a fall of 9.0% — real, but a tenth of what the price column implies.

Even that 9.0% is carried by three sales, so I would treat it as a soft signal rather than a measurement. What the four-year record supports is a level: nine qualified sales at a median of $903 per square foot, in a band from $728 to $1,034, at a median price of $1,100,000.

No four-year change is published and the building carries a dash in my Miami Condo Index. Two of the four years are empty. My rule is that a percentage change needs at least five qualified sales in the opening year and the closing year, and 2023 and 2026 have none.

The highest price the building has recorded is $2,000,000, paid on 5 January 2024 for penthouse PH1 at 2,216 sq ft — $903 per square foot. The highest per-foot price is a different sale and it needs flagging: unit 309, 1,101 sq ft, sold on 17 June 2022 for $1,420,000, or $1,290 per square foot. Three identically sized homes — 209, 221 and 321 — sold in the same building four months earlier at $862, $871 and $881 per square foot. I have no explanation on the county record for a 48% premium on an identical floorplate, and I am not going to invent one. It sits outside the four-year window and therefore affects none of the figures above, but a comparable pulled from 2022 could easily land on it.

What happened to the people who flipped it

Ten30 sold out fast. Thirty-one of its 32 homes recorded a qualified sale between 11 February and 18 April 2022 — nine weeks from the first to the last — and the thirty-second, unit 309, followed on 17 June. That is the most compressed sell-out in my records, and it produced something I can measure precisely: a group of buyers who tried to resell immediately.

Three of them did it inside the same calendar year, and all three made money.

Then the county record goes quiet for a full year. Not one qualified sale in 2023.

When trading resumed in 2024 the arithmetic had changed. Penthouse PH4 is the sharpest illustration: bought in the sell-out for $1,514,800 on 14 February 2022, resold for $1,787,500 on 25 June 2024 — an 18.0% gain over 28 months — and then resold again for $1,600,000 on 21 October 2024, down 10.5% in 118 days. The same home, the same year, the opposite result to 2022.

Across the whole record the county shows 12 resales here, three of them at a loss — a loss rate of 25.0%, against a median of 20.7% across the 83 buildings in my index where I have at least five resales to measure. The median Ten30 reseller is up 8.9% over a 2.1-year hold, against a corpus median gain of 21.5%. The honest summary is that this building’s owners have done slightly worse than average, over much shorter holds than average, which is what you would expect of a building where a quarter of the resales happened inside the sell-out year itself.

The two clearest losses were both small homes bought in the sell-out and held to the end. Unit 301, 975 sq ft, went from $810,900 in February 2022 to $710,000 in February 2025 — down 12.4% over three years. Unit 207, 714 sq ft, went from $640,900 to $595,000 over the same period, down 7.2%. Both bought at $832 and $898 per square foot respectively, which were at the upper end of what the sell-out charged.

Who this building suits, and who it does not

It suits a buyer who wants a genuinely small, genuinely central South Beach home and is prepared to hold it. At a median of 930 sq ft and a median assessment of $521,616, this is one of the more accessible buildings in the neighbourhood, and it trades often enough — one home in 14 a year against an index median of one in 24 — that you are not buying into an illiquid asset.

It suits a buyer who will check which floorplate they are buying and what the identical ones did. With six homes at 751 sq ft and four each at 738, 1,101 and 1,476, you can usually find a true comparable here. Use it.

It suits badly anyone buying on a two-year horizon. The 2022 flips worked; the 2024 flip did not, and lost 10.5% in four months. Nothing in this record supports a short hold.

It suits badly a buyer who wants a purely residential building. There is a food-processing and light-manufacturing unit of 7,350 sq ft inside this condominium on the county’s own classification, and whatever you think of that, you should know it before you sign rather than after.

If you are selling here, price from the per-foot record and not from the price record, because the price record is a trap that runs against you. Your building’s last nine sales cleared $728 to $1,034 per square foot, median $903, and the 2024 sales at $915 are the most representative recent evidence. Do not lean on the $1,290 per square foot that unit 309 achieved in June 2022 — it is unexplained, it is four years old, and any buyer’s agent who pulls the same record will see the three identical homes that sold at $862 to $881.

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