16 Island Ave · Miami Beach, FL 33139 · South Beach

Belle Towers

8-story mid-rise, completed 1958, 45 residences in South Beach. 3 for sale on Nov 2, 2026.

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At a glance Belle Towers (16 Island Ave, South Beach) is an 8-story, 45-unit building completed in 1958. As of Nov 2, 2026, 3 units are for sale and none for rent; the median closed price was $1,843 per square foot over 3 sales in the last 24 months. FEMA flood zone AE. Source: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records and the FEMA flood map.

Photo · MLS listing in this building

For sale
3
For rent
0
Median $/SF
$1,8433 sales · 24 mo
Sold
2last 12 months
Built
1958
Floors
8
Residences
45county
Flood zone
AEFEMA
Owner-occupied
47%
Avg. unit
1,496sq ft

MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made

On the market at Belle Towers.

The weekly MLS snapshot, newest asks first. Each unit opens its full listing: photos, taxes, history. Or check the live feed for today's inventory.

Snapshot as of Nov 2, 2026.

Listings matched to this building's recorded addresses. I don't have to be the listing agent to show you any unit or to negotiate for you. Search condos in 33139

Belle Towers, floor by floor.

Every unit the MLS has recorded here, placed by its unit number: floors up, lines across, each column as wide as the units in it. Amber is for sale today (a unit listed both for sale and for rent is amber). Hover or tap a unit to read its record.

23 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 3
  • Sold or leased, last 12 months 4
  • Seen in the MLS before that 16
  • No MLS record seen 25
ABCDEF815ABCDEF815

Tap a unit to read its record here. Amber and white units open their listing page.

Units seen23of 45 residences on record
Floors with units8floors 1 to 8
Lines6stacks of units, by number

Closed $/SF figures use the 3 recorded sales of these units in the 24 months to Nov 2, 2026; a median needs three. Floor, line and size are the record's. Views and orientation are not in it and are not shown.

The largest typical unit is line C, a median 1,790 sf over 3 units seen, recorded with 2 bedrooms.

The lines what the MLS record holds for each stack of units
LineUnits seenTypical sizeBedsOn the marketClosed $/SF · 24 mo
Line A31,764 sf2–1 sale, too few
Line B31,770 sf2––
Line C41,790 sf21–
Line D51,570 sf2–1 sale, too few
Line E41,085 sf12–
Line F41,085 sf1–1 sale, too few

1 unit in the record sit outside this grid (6A/6F): penthouse, townhouse or ground-level numbers, or lines seen only once or twice.

How this is drawn: a unit's floor and line come from its MLS unit number alone (5614 is floor 56, line 14). A cell exists only where the MLS has recorded a listing, a closing or a lease; a blank means no record was seen, not that no unit exists. Column widths follow each line's median recorded living area. Pre-construction towers and buildings with a thin record have no drawing.

Floor and line from the MLS unit number; a blank cell means no record was seen. How these numbers are made

The read on Belle Towers.

Activity as of Nov 2, 2026
  • Resale +122%. The median closed price moved from $659/SF in 2020 (3 sales) to $1,460/SF in 2024 (3 sales), the first and last years with three or more recorded sales.
Read the full record 4 paragraphs and 10 facts, every figure from the MLS and county record

Belle Towers is a 8-story mid-rise at 16 Island Ave in South Beach, built in 1958. County folio records count 45 residences, averaging 1,496 SF of living area.

Three units were for sale on November 2, 2026, asking $1.3M to $4M ($1,194 to $1,613/SF). Two sales closed between November 2, 2025 and November 2, 2026, from $1.9M to $3.8M, $1,047 and $2,154/SF. The year before saw one closed sale. Across 23 recorded sales since 2020, the best year by median price per square foot was 2024, at $1,460 over 3 sales.

Two leases were signed over the same 12 months, at $13,000 and $18,000 a month.

County records show 47% of residences as owner-occupied.

Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records. Blanks mean the record doesn't state it; nothing here is estimated.

The record

Address
16 Island Ave, Miami Beach 33139
Neighborhood
South Beach
Year built
1958
Floors
8
Residences (county-verified)
45
Owner-occupied
47% of residences
Avg. unit size
1,496 sq ft
Total living area
67,342 sq ft
County condo folios
45
Recorded MLS listings
34

The numbers at Belle Towers.

Every sale and lease the MLS has recorded at this address, sales first.

MLS via Bridge IDX · as of Nov 2, 2026

Median $/SF by year closed

Every recorded sale at this address, 2020 to 2026. Count in the tooltip.

$1,000$1,999$6592020$6732021$1,0512022$1,1382023$1,4602024$1,9992025$1,0472026$1,000$1,999$6592020$67320212022$1,13820232024$1,99920252026

Pale bars: fewer than three sales that year, so the bar is the sale itself or the average of two, too few for a median.

Year by year, every recorded closing
YearSalesMedian $/SFLeasesMedian rent
2026 (to date)1$1,047*2$15,500/mo*
20252$1,999*––
20243$1,4601$4,000/mo*
20237$1,138––
20223$1,0511$7,750/mo*
20214$6731$4,500/mo*
20203$6592$3,850/mo*

* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.

Own here? See how the building moved since you bought.

Median closed $/SF in 2020: $659 (3 sales). In the last 24 months: $1,843 (3 sales). Change: +180%.

This is the building's movement, not your unit's value. Floor, view, line and condition move a unit's price more than the building does. Only years with three or more recorded sales are listed.

Get your unit's value →
Show all closings 23 sales · 7 leases on record since 2020

Closed sales Nov 2, 2024 to Nov 2, 2026 · 3

UnitBDBASFAskedClosed$/SFClose dateDOM
7D22.51,790$1,995,000$1,875,000$1,047Aug 13, 2026175
1A22.51,764$3,800,000$3,800,000$2,154Dec 20, 20250
8F11.51,085$2,100,000$2,000,000$1,843Apr 29, 20252

Leases signed Nov 2, 2025 to Nov 2, 2026 · 2

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
7C22.51,790$13,500/mo$13,000/mo$7.26Sep 1, 2026109
6B22.51,770$20,000/mo$18,000/mo$10.17Jul 15, 2026185

Data: Miami Assoc. of REALTORS® MLS via Bridge IDX, as of Nov 2, 2026. Listings matched to this building's recorded addresses; pending includes under-contract. Closed listings shown as records only, no photos. Blanks mean the record doesn't state it. How these numbers are made

The file on Belle Towers.

The rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.

FEMA flood zone

AE

Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.

What the zone means
  • The 1% annual chance ("100-year") flood area, with a base flood elevation set.
  • Base flood elevation 9 ft (NGVD29).
  • The zone is a map line, not a premium. Ask the association for its master flood policy, and get a flood quote for the specific unit before you commit.

FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗

Milestone structural inspection

Turned 30 in 1988

The statute's first deadline for a building this age was December 31, 2024, then every 10 years.

What the deadline means
  • Based on year built 1958 (county record). The statute counts from the certificate of occupancy date, which can differ.
  • The association must give every owner the inspector's summary. Ask for it, and for the structural integrity reserve study, before you commit.

Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers

Nearby

Around Belle Towers

5 more nearby

Smaller buildings close by: Capri South Beach Building A (290 m) · The Zen (370 m) · Emil Luxury (370 m) · 15 Bay Road Residences (490 m) · West Bay Building (570 m) · The Daria (590 m)

Compare with the two nearest →Every South Beach building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.

Own here, or looking here

Owners: tell me your unit and I'll prepare its value myself. Buyers and renters: I'll tell you when a unit here lists or sells. Either way it starts a conversation with me, not a mailing list.

Own here?

Get your unit's value

Tell me your unit and I'll prepare its value myself, from Belle Towers's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

Looking here?

Get alerts when a unit lists or sells

When a unit at Belle Towers lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

Enrique Ponte Ojeda on a balcony overlooking the water in Miami
I read the building before you buy or sell a unit in it.Closed history, the association's rules, what is really for sale and what it should trade at. Then we talk.
Enrique Ponte Ojeda
Licensed Florida Real Estate Agent · Carmona Realty Group

Or reach me directly

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