Sundance
828 3 Street, Miami Beach, FL 33139
South of Fifth
Folio 0242032670001
- Year built
- 2003
- Residences
- 19
- Building area
- 29,474 sq ft
- Median residence
- 1,546 sq ft
- FEMA flood zone
- Zone AE · BFE 8 ft
- Latest arms-length sale
- $1,020,000 · May 2023
- Median sale (10 yr)
- $910,000
- Recorded transfers
- 65
Sundance is a 19-residence boutique condominium building at 828 3 Street, in South Beach. County records list 2003 as the year built. It has a median residence of 1,546 square feet.
The recorded market runs to 53 arms-length sales since 2003, an annual turnover rate of 4.7 percent of the building over the past decade, and a median of $401 per square foot. Across 32 same-unit resales, 91 percent sold above their prior recorded price, with a median gain of 32 percent over a median hold of 5 years.
Own a residence at Sundance? 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
Common name: Sundance, also known as Sundance Lofts
Condominium: The condominium is named Sundance.
Building type: Loft-style boutique condominium, 19 residences
Floors: Five
Unit sizes: About 1,276 to 1,795 square feet of interior space
Amenities: Pool, secure entry, lobby, landscaped grounds
Parking: Assigned parking
Source: The Roebling Research Desk.
Why Sundance matters
Sundance is a 19-residence building in South of Fifth, the southern end of Miami Beach, built in 2003. Units are two- and three-bedroom apartments from about 1,276 to 1,795 square feet. The penthouses have roof areas.
South of Fifth
South of Fifth is the portion of South Beach south of Fifth Street, down to South Pointe Park and Government Cut, where the Atlantic meets the ship channel into the Port of Miami. It is more residential than the Lincoln Road and Collins Avenue commercial areas to the north. Ocean Drive and the beach are a few blocks east of 3rd Street. South Pointe Park, a pier and a waterfront promenade anchor the southern end, and a number of larger oceanfront towers sit on the blocks nearby.
The Art Deco district and Lincoln Road are a short walk or ride north. A building at 828 3rd Street is inland from the oceanfront towers. Dining and retail turn over and are not listed here. The site is in flood zone AE; ask for the elevation certificate, which bears on insurance and lender requirements.
Architecture and unit composition
The building is five floors with 19 residences, in two- and three-bedroom layouts of about 1,276 to 1,795 square feet. The building has one entrance, a pool and landscaped grounds.
Parking is assigned; ask for the number of spaces per residence and whether spaces are deeded.
Building operations
The building has secure entry and an on-site management office.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask for the inspection report, the reserve study and any assessment history. Also ask for the current budget and recent financial statements in writing. In a coastal South Beach building, ask for the association's flood and windstorm coverage and its premium history.
Policy framework
Pet, rental and minimum-lease rules are set by the association; confirm at offer stage. Get the leasing rules in writing before underwriting a rental.
Sales context
One recorded sale, May 2023, at $1,020,000. It is one sale, not a building price. Price by line, floor and renovation.
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 Sundance
Underwrite the size. Interior areas run about 520 square feet apart from smallest to largest. Compare per-square-foot only within the same line.
Get leasing and parking in writing. Get the rule and the space count in writing.
Read the reserve documents. Request the budget, financials, SIRS and insurance summary.
What to know if you're selling at Sundance
Price against similar boutique buildings. Adjust recent sales for date, size and condition.
Have the documents ready. Budget, financials, reserve study and rules shorten diligence.
Comparable buildings
These towers are South of Fifth context, not pricing comparables. For pricing, use sales in similar boutique buildings.
- Murano at Portofino — a tower condominium in South of Fifth.
- Portofino Tower — a South Pointe tower condominium.
Compared with
- Armitage, South of Fifth
The neighborhood
For the full neighborhood — its buildings and recorded pricing — read The Roebling Index guide to South of Fifth.
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 Oct 2003. 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 |
|---|---|---|---|---|
| May 2023 | 313 | 1,361 sf | $1,020,000 | ✓ |
| Apr 2023 | 310 | 1,356 sf | $1,020,000 | ✓ |
| Nov 2022 | 208 | 1,795 sf | $1,100,000 | ✓ |
| Feb 2022 | PH4 | 1,546 sf | $1,300,000 | ✓ |
| Feb 2022 | 314 | 1,377 sf | $920,000 | ✓ |
| Oct 2021 | 203 | 1,694 sf | $910,000 | ✓ |
| Nov 2020 | 201 | 1,785 sf | $830,000 | ✓ |
| Aug 2020 | 204 | 1,739 sf | $768,000 | ✓ |
| Mar 2017 | 311 | 1,276 sf | $785,000 | ✓ |
| Aug 2016 | 310 | 1,356 sf | $820,000 | ✓ |
| Mar 2016 | 312 | 1,361 sf | $805,000 | ✓ |
| Nov 2015 | 314 | 1,377 sf | $760,000 | ✓ |
| Aug 2015 | PH4 | 1,546 sf | $1,200,000 | ✓ |
| Jul 2015 | 312 | 1,361 sf | $530,000 | ✓ |
| Aug 2014 | PH1 | 1,541 sf | $800,000 | ✓ |
| Jul 2014 | PH4 | 1,546 sf | $1,169,000 | ✓ |
| Sep 2013 | 203 | 1,694 sf | $779,000 | ✓ |
| Aug 2012 | 313 | 1,361 sf | $670,000 | ✓ |
| Feb 2012 | 203 | 1,694 sf | $680,000 | ✓ |
| Apr 2011 | 312 | 1,361 sf | $500,000 | ✓ |
| Dec 2010 | 314 | 1,377 sf | $555,000 | ✓ |
| Mar 2010 | 313 | 1,361 sf | $600,000 | ✓ |
| Jan 2010 | 204 | 1,739 sf | $650,000 | ✓ |
| Nov 2007 | PH2 | 1,677 sf | $800,000 | ✓ |
| Jun 2007 | 311 | 1,276 sf | $645,000 | ✓ |
| May 2007 | PH3 | 1,304 sf | $800,000 | ✓ |
| May 2007 | 312 | 1,361 sf | $690,000 | ✓ |
| Nov 2006 | PH1 | 1,541 sf | $783,000 | ✓ |
| Nov 2005 | 203 | 1,694 sf | $782,000 | ✓ |
| Jun 2005 | 415 | 1,449 sf | $550,000 | ✓ |
| Feb 2005 | 313 | 1,361 sf | $614,000 | ✓ |
| Aug 2004 | 415 | 1,449 sf | $540,000 | ✓ |
| Aug 2004 | 309 | 1,374 sf | $458,000 | ✓ |
| Mar 2004 | 202 | 1,735 sf | $505,000 | ✓ |
| Feb 2004 | PH2 | 1,677 sf | $565,000 | ✓ |
| Feb 2004 | 309 | 1,374 sf | $359,000 | ✓ |
| Jan 2004 | PH4 | 1,546 sf | $499,000 | ✓ |
| Jan 2004 | PH2 | 1,677 sf | $485,000 | ✓ |
| Jan 2004 | PH1 | 1,541 sf | $479,000 | ✓ |
| Dec 2003 | PH3 | 1,304 sf | $475,042 | ✓ |
| Dec 2003 | 314 | 1,377 sf | $394,000 | ✓ |
| Dec 2003 | 313 | 1,361 sf | $339,000 | ✓ |
| Dec 2003 | 313 | 1,361 sf | $385,000 | ✓ |
| Dec 2003 | 310 | 1,356 sf | $395,000 | ✓ |
| Dec 2003 | 208 | 1,795 sf | $429,000 | ✓ |
| Dec 2003 | 205 | 1,612 sf | $492,950 | ✓ |
| Dec 2003 | 204 | 1,739 sf | $463,814 | ✓ |
| Dec 2003 | 201 | 1,785 sf | $439,000 | ✓ |
| Nov 2003 | 206 | 1,746 sf | $495,000 | ✓ |
| Nov 2003 | 203 | 1,694 sf | $475,000 | ✓ |
| Oct 2003 | 312 | 1,361 sf | $359,000 | ✓ |
| Oct 2003 | 311 | 1,276 sf | $362,950 | ✓ |
| Oct 2003 | 207 | 1,746 sf | $382,000 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 12 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 Sundance?
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.