Villas at South Beach

Common name: Villas at South Beach. The condominium is named Villas at South Beach Condo.

Building type: Low-rise condominium with elevator

Floors: Four

Unit sizes: About 990 to 1,990 interior square feet. One-bedroom residences are about 990 square feet; two-bedroom plans run about 1,210 to 1,280; three-bedroom plans are about 1,990. Confirm by floor plan.

Parking: Covered, assigned garage parking

In-unit features: Washer and dryer and walk-in closets are standard.

Source: The Roebling Research Desk.

About a third of the 30 residences are three-bedroom, three-and-a-half-bath layouts of roughly 1,990 square feet, in a 1996 elevator building with garage parking.

Thirty owners share the budget. The flood zone is AE, so insurance and elevation are the first diligence items.

Euclid Avenue is a residential street one block west of Washington Avenue, in the southern half of South Beach. The beach and Lummus Park are a few blocks east, and Ocean Drive and Collins Avenue are in between. Lincoln Road is north, and South Pointe Park is at the southern tip of the island. The beach, restaurants and daily errands are within a few blocks.

Noise varies by block and unit, so visit at night as well as in the day.

The building was completed in 1996 and has four floors and 30 residences. The residences are arranged around a small set of repeated plans.

Unit mix. The three-bedroom, three-and-a-half-bath plan is the largest and appears on all four floors, in roughly 10 residences, at about 1,990 interior square feet. One-bedroom, one-and-a-half-bath residences are about 990 square feet; there are two. Two-bedroom, two-and-a-half-bath plans are about 1,210 to 1,280 square feet and account for most of the remainder, on the first and second floors.

Interiors. Central air, dishwashers and in-unit washers and dryers are standard. Renovation level varies by unit.

The building has an elevator and a garage with covered, assigned parking. The building has no pool, gym, doorman or on-site manager.

Standard asks for any Florida condominium purchase: current budget and financial statements, the structural integrity reserve study (SIRS) and reserve funding, the insurance certificate and any pending assessment. Florida's milestone inspection and structural integrity reserve study requirements apply to condominium buildings of three or more stories, and this one has four. Ask for the inspection report and schedule. In flood zone AE, ask what the master policy covers and whether unit owners need separate flood coverage.

Policies, fees and applications, including pets, leasing, minimum lease terms, guest rules and any resale approval, are set by the association and should be confirmed at offer stage.

One recorded sale, October 2025, at $590,000. It is one sale, not a building price. Pricing depends on plan; a one-bedroom and a three-bedroom do not trade on the same basis.

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

Buy by plan. Pull comparables for the same plan and floor. The building average is not a useful number across a 990 to 1,990 square foot range.

Check short-term rental rules. Short-term rental rules vary by zone and by association. Confirm both with the city and the association before underwriting any rental income.

Price the flood exposure. Get an insurance quote for the specific unit before the inspection period ends.

Lead with plan, parking and size. Show the floor plan and the garage.

Have the documents ready. Budget, financials, SIRS and milestone status shorten diligence.

• Portofino Tower — a larger condominium tower at the south end of South Beach.
• Flamingo South Beach — a larger bayfront condominium community in South Beach.
• Mirador 1000 — a larger bay-side high-rise at 1000 West Avenue.