Lenox Villas
1040 10 Street, Miami Beach, FL 33139
South Beach
Folio 0242033250001
- Year built
- 2006
- Residences
- 11
- Building area
- 10,715 sq ft
- Median residence
- 1,132 sq ft
- FEMA flood zone
- Zone AE · BFE 8 ft
- Latest arms-length sale
- $520,000 · Dec 2024
- Median sale (10 yr)
- $565,000
- Recorded transfers
- 18
Lenox Villas is an 11-residence boutique condominium building at 1040 10 Street, in South Beach. County records list 2006 as the year built. It has a median residence of 1,132 square feet.
The recorded market runs to 16 arms-length sales since 2007, an annual turnover rate of 7.3 percent of the building over the past decade, and a median of $523 per square foot. Across 5 same-unit resales, a small sample, 80 percent sold above their prior recorded price, with a median gain of 21 percent over a median hold of 5 years.
Own a residence at Lenox Villas? See what it would sell for.
Choose what fits: a property-specific pricing review informed by local transaction records and market research, a conversation about buying in this market, or help planning a move between markets. Local representation is coordinated where appropriate.
646.939.7375 · c.cohen@compass.com
At a glance
Condominium: The condominium is named Lenox Villas Condominium.
Building type: Small boutique condominium
Source: The Roebling Research Desk.
Why Lenox Villas matters
Lenox Villas is an 11-residence condominium built in 2006, in the residential grid of South Beach between Fifth Street and Lincoln Road. At 11 homes, the association is small.
In an association this size, each owner carries about one-eleventh of the expense on average. A roof, a facade repair or an insurance renewal moves the monthly charge or triggers an assessment quickly, and one owner's delinquency matters. There are few trades, so each sale is a data point and not a trend. Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask whether the building falls under the rules.
South Beach, west of Washington Avenue
The address is in the residential blocks of South Beach that sit between the Ocean Drive and Collins Avenue strip and the bay. Streets in this part of the neighborhood carry a mix of Mediterranean Revival and Art Deco low-rises, mid-rise condominiums from the 1960s onward, and small infill buildings from the 2000s like this one. Flamingo Park, with its tennis, baseball and pool facilities, is a short walk. Lincoln Road is a short walk north, and the beach is to the east.
Check what each unit faces.
Architecture and unit composition
The building has 11 residences. Ask for the association's schedule of units and shares and the floor plans before relying on any size.
Ask about parking, storage and any shared amenity; do not assume any.
Building operations
For any purchase, ask for the current budget and reserve balance, the structural integrity reserve study, the milestone inspection report, the master insurance policy and renewal date, and any special assessments levied or proposed. The building is in flood zone AE, so flood insurance cost belongs in the offer analysis.
Policy framework
Pet, rental and minimum-lease rules are set by the association; confirm at offer stage. Short-term rental rules may also be governed by city zoning; check both before relying on rental income.
Sales context
A sale in December 2024 closed at $520,000. It is a single trade in a building with 11 homes, not a building price.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
What to know if you're buying at Lenox Villas
Read the reserves. With 11 owners, a shortfall is spread over few people.
Get the unit's size from the floor plan.
Check the insurance. Get the master policy, deductible and flood coverage before you price the unit.
What to know if you're selling at Lenox Villas
Document the building. In a small association the buyer's attorney will ask for budget, reserves and the inspection report first.
Price against the plan. Comparable trades are few, so widen the search to similar small buildings in South Beach.
Comparable buildings
- Lincoln Road Villas — a small South Beach condominium near Lincoln Road.
- The Lofts at South Beach — a 22-residence condominium in Sunset Harbour, a small-building peer on the bay side.
The neighborhood
For the full neighborhood — its buildings and recorded pricing — read The Roebling Index guide to South Beach.
Run the numbers
- Miami buyer closing cost calculator — documentary stamps on the mortgage, intangible tax, title insurance and the condo estoppel.
- Miami seller closing cost calculator — the deed documentary stamp tax, title, closing and association transfer fees.
Related guides
- Post-Surfside Miami condo diligence — milestone inspections, structural integrity reserve studies and special assessments.
- Florida Save Our Homes, explained — the assessment cap, the homestead exemption and portability.
Recorded sales history
Recorded transfers for this building in Miami-Dade County public records, back to Jul 2007. Prices reflect the recorded consideration; transfers the Property Appraiser does not qualify as arms-length are shown unmarked. Nominal-consideration paper transfers (deeds into trusts and LLCs, estate and family transfers, corrective deeds) are part of the record but not sales, and are omitted from this table. Recording lags closing, so the newest sales can take several weeks to appear.
| Date | Residence | Size | Price | Arms-length |
|---|---|---|---|---|
| Dec 2024 | 304 | 745 sf | $520,000 | ✓ |
| Mar 2023 | 201 | 1,132 sf | $865,000 | ✓ |
| Mar 2022 | 201 | 1,132 sf | $805,000 | ✓ |
| Dec 2021 | 304 | 745 sf | $430,000 | ✓ |
| Apr 2021 | 302 | 1,132 sf | $590,000 | ✓ |
| Dec 2018 | 202 | 1,132 sf | $551,700 | ✓ |
| Mar 2017 | 201 | 1,132 sf | $585,000 | ✓ |
| Jan 2017 | 403 | 943 sf | $495,000 | ✓ |
| Sep 2016 | 402 | 1,132 sf | $565,000 | ✓ |
| Dec 2015 | 204 | 745 sf | $380,000 | ✓ |
| Jul 2013 | 303 | 745 sf | $330,000 | ✓ |
| Jul 2013 | 302 | 1,132 sf | $483,000 | ✓ |
| Apr 2010 | 204 | 745 sf | $425,000 | ✓ |
| May 2008 | 301 | 1,132 sf | $550,000 | ✓ |
| Feb 2008 | 401 | 1,132 sf | $595,000 | ✓ |
| Jul 2007 | 203 | 745 sf | $422,000 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 2 nominal-consideration paper transfers omitted.
This page reflects publicly available information compiled by The Roebling Research Desk. Specific building details should be confirmed with the association during due diligence; the recorded Declaration of Condominium, the current building budget, the current tax bill, the structural integrity reserve study and milestone-inspection status should be reviewed for any specific transaction. © 2026 The Roebling Team at Compass.
Considering a move at Lenox Villas?
Request a private building brief with the relevant recorded sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com
Building facts and sales records are compiled from Miami-Dade County public records (Property Appraiser) and reviewed against recognized architectural references. Figures are reported as recorded and may be updated as the county updates its records. This page is informational and is not an offer or solicitation. Apartment estimates are automated, from public records, and are not appraisals.
The Roebling Team at Compass is led by Corey Cohen, a New York licensed associate real estate broker. For a purchase or sale in Miami, we introduce you to a licensed Compass agent there by referral and handle the New York side of your move ourselves. This page and its calculators are research, not an offer of representation.
To plan a move between Manhattan and Miami, schedule a consultation; where appropriate we’ll introduce you to a vetted Compass agent in the local market.