Beach Colony

Condominium: The condominium is named Beach Colony Condominium.

Building type: Low-rise condominium of townhome-style residences, two stories

Floors: 2

Amenities: Assigned garage parking, gym, security gate.

Setting: Interior block, not oceanfront

Source: The Roebling Research Desk.

Beach Colony is a two-story complex of 16 residences built in 1995, before the large South of Fifth towers. Residences are townhome-style, with private entries and garage parking.

South of Fifth, known as SoFi, is the southern tip of Miami Beach, south of 5th Street, ending at Government Cut. South Pointe Park, with a pier and waterfront paths, is at the tip. The Miami Beach Marina is on the bay side of the tip. Ocean Drive runs north through the neighborhood, and its Art Deco hotel and dining stretch begins at Fifth Street.

Jefferson Avenue runs between Alton Road and the water's edge, a short walk to the beach and the grocery and restaurant stretch on Alton Road. The neighborhood is mostly residential, with a mix of 1990s low-rise buildings, 2000s mid-rises and the larger South Pointe towers.

Beach Colony is a two-story complex of 16 residences with private entries, a layout closer to a townhouse than a typical condominium. Ask for plans and the as-built square footage for any unit under consideration.

Garage parking is assigned. A gym and security gate are part of the amenity list.

Ask what the monthly charges cover.

Standard asks for any Florida condominium purchase: the current budget and recent financial statements, the structural integrity reserve study (SIRS), reserve funding, and milestone inspection status. Florida's milestone inspection and SIRS rules apply to buildings of three or more stories; this is a two-story complex, so ask whether the building falls under the rules. Ask for roof, window, plumbing and drainage history. The building is in flood zone AE, so ask about the flood insurance carrier, the master policy deductible and any storm-related assessments.

Pet, rental and minimum-lease rules are set by the association; confirm at offer stage. Miami Beach short-term rental rules vary by zoning district, so check both the declaration and the city's rules before underwriting a rental.

One recorded sale, April 2026, at $1,800,000. Pricing varies by plan, size and renovation, and with a building this small, one sale is not a building price.

Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.

Get the measured square footage. Do not price per square foot without the measured figure.

Ask what the association carries. In a townhome-style condominium, roofs, exteriors, parking structure and flood coverage can sit on either side of the owner line.

Use several comparables. One building's sales are too few. Compare against similar-era South of Fifth buildings and adjust for the townhome layout.

Show what is different. Private entry and garage parking are the selling points. Lead with them, with documentation.

Have the documents ready. Budget, financials, insurance and reserve information shorten diligence in a small association.

• Absolut — a 2004 condominium of about 20 residences at 245 Michigan Avenue in South of Fifth.
• Ocean Place — a 2004 Arquitectonica-designed condominium at 225 Collins Avenue.
• Murano at Portofino — a larger South Pointe tower with a full amenity deck.