Rules
What Bentley Bay South allows
- Minimum lease
- 90 days
- Leases per year
- 4
- Pets
- Yes (Owners Only)
Rules change: I confirm the current bylaws and application requirements before you write an offer or sign a lease.
520 W Ave · Miami Beach, FL 33139 · South Beach
Bentley Bay South
25-story tower, completed 2007, 80 residences in South Beach. 1 for sale on Nov 2, 2026.
At a glance Bentley Bay South (520 W Ave, South Beach) is a 25-story, 80-unit building completed in 2007. As of Nov 2, 2026, 1 unit is for sale and none for rent; the median closed price was $1,215 per square foot over 5 sales in the last 12 months. FEMA flood zone AE. Source: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records and the FEMA flood map.
5 photos from my condo archive
- For sale
- 1
- For rent
- 0
- Median $/SF
- $1,2155 sales · 12 mo
- Sold
- 5last 12 months
- Built
- 2007
- Floors
- 25
- Residences
- 80county
- Flood zone
- AEFEMA
- Waterfront
- Yes
- Min. lease
- 90 days
MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made
On the market at Bentley Bay South.
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.
For sale 1 listing · Nov 2, 2026
Under contract 2
- Unit 1604$7,950/mo · 2 bd
- Unit 803$5,000/mo · 1 bd
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
Bentley Bay South, 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.
- For sale 1
- Under contract 2
- Sold or leased, last 12 months 11
- Seen in the MLS before that 36
- No MLS record seen 40
Tap a unit to read its record here. Amber and white units open their listing page.
Units seen50of 80 residences on record
Floors with units17floors 5 to 22
Lines5stacks of units, by number
Closed $/SF by height sales in the 24 months to Nov 2, 2026
Closed $/SF figures use the 9 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.
Line 01 closed highest per square foot: a median $1,261/SF over 4 sales in 24 months. The largest typical unit is line 01, a median 1,994 sf over 9 units seen, recorded with 3 bedrooms.
The lines what the MLS record holds for each stack of units
| Line | Units seen | Typical size | Beds | On the market | Closed $/SF · 24 mo |
|---|---|---|---|---|---|
| Line 01 | 9 | 1,994 sf | 3 | – | $1,261 4 sales |
| Line 02 | 13 | 1,929 sf | 2 | – | 1 sale, too few |
| Line 03 | 12 | 776 sf | 1 | 2 | 2 sales, too few |
| Line 04 | 11 | 1,210 sf | 2 | 1 | – |
| Line 05 | 5 | 1,210 sf | 2 | – | 2 sales, too few |
2 units in the record sit outside this grid (PH-A, PH-B): 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 Bentley Bay South.
- Resale +76%. The median closed price moved from $690/SF in 2020 (4 sales) to $1,215/SF in 2026 (3 sales), the first and last years with three or more recorded sales.
- Gross rental yield 5.9%. A year of rent at the median $5.98/SF/mo (6 leases) against the median $1,215/SF sale (5 sales), both over 12 months, before HOA, taxes and vacancy.
- Sells in a median 44 days. Days on market across the 5 sales closed in the last 12 months.
Read the full record 4 paragraphs and 12 facts, every figure from the MLS and county record
Bentley Bay South rises 25 floors at 520 W Ave in South Beach and was completed in 2007. County folio records count 80 residences. Florida Development Associates developed it; the architect is Arquitectonica. The condo archive records it as a waterfront building. Its MLS and county records file it, with one other building, under the legal name The Bentley Bay Condo.
One unit was for sale on November 2, 2026, asking $850K (that is $1,095/SF). Five sales closed between November 2, 2025 and November 2, 2026, from $1.5M to $2.8M, a median $1,215/SF, after a median 44 days on the market. In the 12 months before that, four sales closed at a median $970/SF, so the median rose 25%. Across 46 recorded sales since 2020, the best year by median price per square foot was 2026, at $1,215 over 3 sales. That 12-month median ranks 21st of the 83 South Beach buildings with at least three sales in the same window. Three-bedroom-plus units made up four of the 9 sales in the last 24 months, at a median $2,058,075.
Six leases were signed over the same 12 months, at a median $8,500 a month (range $4,200 to $13,000).
Association rules on file: pets yes (owners only); minimum lease 90 days; up to four leases a year. I have four of its association documents on file, including the Rules & Regulations and the Lease Application.
Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records and my condo archive. Blanks mean the record doesn't state it; nothing here is estimated.
The record
- Address
- 520 W Ave, Miami Beach 33139
- Neighborhood
- South Beach
- Developer
- Florida Development Associates
- Architect
- Arquitectonica
- Front desk / mgmt
- (305) 604-8655
- Year built
- 2007
- Floors
- 25
- Residences (county-verified)
- 80
- County condo folios
- 80
- Waterfront
- Yes
- Recorded MLS listings
- 108
- Recorded as
- The Bentley Bay Condo
The numbers at Bentley Bay South.
Every sale and lease the MLS has recorded at this address, sales first.
Median $/SF by year closed
Every recorded sale at this address, 2020 to 2026. Count in the tooltip.
Year by year, every recorded closing
| Year | Sales | Median $/SF | Leases | Median rent |
|---|---|---|---|---|
| 2026 (to date) | 3 | $1,215 | 4 | $6,500/mo |
| 2025 | 6 | $1,068 | 6 | $8,300/mo |
| 2024 | 5 | $941 | 10 | $8,375/mo |
| 2023 | 5 | $1,141 | 5 | $6,000/mo |
| 2022 | 11 | $1,060 | 11 | $7,200/mo |
| 2021 | 12 | $821 | 9 | $6,900/mo |
| 2020 | 4 | $690 | 12 | $4,050/mo |
Closed $/SF by unit size
Median $/SF of the sales in the 12 months to Nov 2, 2026, with the count beside each bar.
Medians need three or more sales. How these numbers are made
Own here? See how the building moved since you bought.
Median closed $/SF in 2020: $690 (4 sales). In the last 12 months: $1,215 (5 sales). Change: +76%.
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 46 sales · 57 leases on record since 2020
Closed sales Nov 2, 2024 to Nov 2, 2026 · 9
| Unit | BD | BA | SF | Asked | Closed | $/SF | Close date | DOM |
|---|---|---|---|---|---|---|---|---|
| 2101 | 3 | 3.5 | 1,994 | $2,499,000 | $2,375,000 | $1,191 | Oct 9, 2026 | 44 |
| 1701 | 3 | 3.5 | 1,994 | $2,850,000 | $2,775,000 | $1,392 | Feb 27, 2026 | 29 |
| 1105 | 2 | 2 | 1,210 | $1,480,000 | $1,470,000 | $1,215 | Jan 16, 2026 | 142 |
| 602 | 3 | 2 | 1,499 | $1,795,000 | $1,741,150 | $1,162 | Dec 2, 2025 | 69 |
| 1601 | 2 | 2.5 | 1,992 | $2,950,000 | $2,650,000 | $1,330 | Nov 26, 2025 | 12 |
| 1401 | 3 | 3.5 | 1,991 | $1,945,000 | $1,650,000 | $829 | Jun 16, 2025 | 109 |
| 603 | 1 | 1 | 776 | $799,000 | $770,000 | $992 | Jan 28, 2025 | 22 |
| 805 | 2 | 2 | 1,210 | $1,400,000 | $1,385,000 | $1,145 | Jan 16, 2025 | 203 |
| 503 | 1 | 1 | 776 | $779,000 | $735,000 | $947 | Jan 8, 2025 | 190 |
Leases signed Nov 2, 2025 to Nov 2, 2026 · 6
| Unit | BD | BA | SF | Asked/mo | Leased/mo | $/SF/mo | Lease date | DOM |
|---|---|---|---|---|---|---|---|---|
| 604 | 1 | 1 | 776 | $4,500/mo | $4,200/mo | $5.41 | Sep 16, 2026 | 71 |
| 2004 | 2 | 2 | 1,210 | $9,000/mo | $9,000/mo | $7.44 | Jul 31, 2026 | 31 |
| 1204 | 1 | 1 | 776 | $5,000/mo | $5,000/mo | $6.44 | May 15, 2026 | 7 |
| 2202 | 2 | 3 | 1,929 | $8,500/mo | $8,000/mo | $4.15 | May 11, 2026 | 7 |
| 2001 | 3 | 3.5 | 1,994 | $12,000/mo | $11,000/mo | $5.52 | Dec 8, 2025 | 119 |
| 1902 | 2 | 3 | 1,929 | $11,995/mo | $13,000/mo | $6.74 | Nov 7, 2025 | 22 |
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 Bentley Bay South.
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.
Documents
4 documents on file
The documents most buyers and renters can't get until they're deep in a deal. Tap one and I'll send it with my read on what matters in it.
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 8 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
Due 2037
Due by statute by December 31, 2037, 30 years after 2007, then every 10 years.
What the deadline means
- Miami-Dade sets 25 years for condo buildings within three miles of the coastline, which would be December 31, 2032.
- Based on year built 2007 (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 Bentley Bay South
5 more nearby
Icon South Beach220 m away · Built 2005 · 42 floors5 for sale · 3 for lease- South Bay Club290 m away · Built 1966 · 10 floors10 for sale · 6 for lease
Murano Grande at Portofino340 m away · Built 2003 · 38 floors11 for sale · 5 for lease- 610 Michigan Ave350 m away · Built 1949 · 2 floorsNothing listed now
- 544 Michigan Ave350 m away · Built 1959 · 2 floors1 for sale · 0 for lease
Smaller buildings close by: The 1120 on 7th St (260 m) · Harmony Villa (330 m) · Lenox on the Beach (330 m) · Studio 744 (350 m) · 600 Michigan (350 m) · Lenox House (410 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
Your next move at Bentley Bay South starts 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.
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.
Licensed Florida Real Estate Agent · Carmona Realty Group