Rules
What Bentley Bay North allows
- Minimum lease
- 1 month
- Leases per year
- 12
- Pets
- Yes (Owners Only)
Rules change: I confirm the current bylaws and application requirements before you write an offer or sign a lease.
540 W Ave · Miami Beach, FL 33139 · South Beach
Bentley Bay North
24-story tower, completed 2004, 87 residences in South Beach. 4 for sale and 4 for rent on Nov 2, 2026.
At a glance Bentley Bay North (540 W Ave, South Beach) is a 24-story, 87-unit building completed in 2004. As of Nov 2, 2026, 4 units are for sale and 4 are for rent; the median closed price was $1,033 per square foot over 4 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.
4 photos from my condo archive
- For sale
- 4
- For rent
- 4
- Median $/SF
- $1,0334 sales · 12 mo
- Sold
- 4last 12 months
- Built
- 2004
- Floors
- 24
- Residences
- 87county
- Flood zone
- AEFEMA
- HOA dues
- $2.01/SF/mo · 4 listings
- Waterfront
- Yes
MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made
On the market at Bentley Bay North.
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 4 listings · Nov 2, 2026
Unit 2311$1,850,000$1,513/SF2 bd · 2 ba · 1,223 sf269 days listed · $2,450/mo HOA · listed by London Foster RealtyFull listing →
Unit 911$1,785,000$1,426/SF2 bd · 2 ba · 1,252 sflisted today · $2,515/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit 1914$1,535,000$1,451/SF2 bd · 2 ba · 1,058 sflisted today · $2,117/mo HOA · listed by Douglas EllimanFull listing →
Unit 713$850,000$1,094/SF1 bd · 1 ba · 777 sflisted today · $1,560/mo HOA · listed by One Sotheby's International RealtyFull listing →For rent 4 listings · Nov 2, 2026
Unit 2114$9,000/mo$8.51/SF2 bd · 2 ba · 1,058 sf119 days listed · listed by Compass Florida, LLCFull listing →
Unit 2311$9,000/mo$7.36/SF2 bd · 2 ba · 1,223 sf106 days listed · listed by London Foster RealtyFull listing →
Unit 1811$8,500/mo$6.79/SF2 bd · 2 ba · 1,252 sf9 days listed · listed by United Realty Group IncFull listing →
Unit 1014$8,295/mo$7.84/SF2 bd · 2 ba · 1,058 sf1 day listed · listed by CMPM, LLCFull listing →Under contract 3
- Unit 2112$850,000 · 1 bd
- Unit 513$5,250/mo · 1 bd
- Unit 1112$4,650/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 North, 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 4
- Under contract 3
- For rent 3
- Sold or leased, last 12 months 12
- Seen in the MLS before that 34
- No MLS record seen 36
Tap a unit to read its record here. Amber and white units open their listing page.
Units seen56of 87 residences on record
Floors with units22floors 2 to 24
Lines4stacks of units, by number
Closed $/SF by height sales in the 24 months to Nov 2, 2026
Closed $/SF figures use the 13 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 13 closed highest per square foot: a median $1,021/SF over 5 sales in 24 months. The largest typical unit is line 11, a median 1,252 sf over 13 units seen, recorded with 2 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 11 | 13 | 1,252 sf | 2 | 3 | 2 sales, too few |
| Line 12 | 15 | 779 sf | 1 | 2 | $977 4 sales |
| Line 13 | 15 | 777 sf | 1 | 2 | $1,021 5 sales |
| Line 14 | 13 | 1,058 sf | 2 | 3 | 2 sales, too few |
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 North.
- Resale +37%. The median closed price moved from $738/SF in 2020 (3 sales) to $1,009/SF in 2025 (10 sales), the first and last years with three or more recorded sales.
- Gross rental yield 7.5%. A year of rent at the median $6.42/SF/mo (9 leases) against the median $1,033/SF sale (4 sales), both over 12 months, before HOA, taxes and vacancy.
- Asks run +39% against closings. Sellers ask a median $1,438/SF (4 listings) against $1,033/SF closed (4 sales, 12 months). That gap is negotiation room. Bring the comps.
- Sells in a median 52 days. Days on market across the 4 sales closed in the last 12 months.
- A renters' building. Leases outnumbered sales 2 to 1 over the last 12 months (9 leases, 4 sales), at a median $7,500 a month.
Where it ranks citywide, condo buildings in 17 Miami neighborhoods
- #45 of 584 · highest sales turnover16.1% of units sold in 24 months · n 14 · Oct 2024 to Sep 2026
Read the full record 4 paragraphs and 12 facts, every figure from the MLS and county record
Bentley Bay North is a 24-story tower at 540 W Ave in South Beach, completed in 2004. County folio records count 87 residences. It was developed by Florida Development Associates and designed by 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.
Four units were for sale on November 2, 2026, asking $850K to $1.9M (median ask $1,438/SF across 4 listings). One more was under contract. Four sales closed between November 2, 2025 and November 2, 2026, from $780K to $1.1M, a median $1,033/SF, after a median 52 days on the market. In the 12 months before that, nine sales closed at a median $991/SF, so the median rose 4%. Across 39 recorded sales since 2020, the best year by median price per square foot was 2025, at $1,009 over 10 sales. That 12-month median ranks 24th of the 83 South Beach buildings with at least three sales in the same window. One-bedrooms made up 10 of the 13 sales in the last 24 months, at a median $776,545.
Four units were offered for rent at $8,295 to $9,000 a month. Nine leases were signed over the same 12 months, at a median $7,500 a month (range $4,500 to $9,000). Leases outnumbered sales 2 to 1 over that year, so renters are a large share of who lives here.
Association rules on file: pets yes (owners only); minimum lease 1 month; up to 12 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
- 540 W Ave, Miami Beach 33139
- Neighborhood
- South Beach
- Developer
- Florida Development Associates
- Architect
- Arquitectonica
- Front desk / mgmt
- (305) 604-8655
- Year built
- 2004
- Floors
- 24
- Residences (county-verified)
- 87
- County condo folios
- 87
- Waterfront
- Yes
- Recorded MLS listings
- 150
- Recorded as
- The Bentley Bay Condo
The numbers at Bentley Bay North.
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.
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
| Year | Sales | Median $/SF | Leases | Median rent |
|---|---|---|---|---|
| 2026 (to date) | 2 | $1,065* | 8 | $6,350/mo |
| 2025 | 10 | $1,009 | 10 | $5,650/mo |
| 2024 | 6 | $970 | 17 | $6,800/mo |
| 2023 | 1 | $1,225* | 19 | $5,800/mo |
| 2022 | 8 | $909 | 14 | $5,350/mo |
| 2021 | 9 | $942 | 12 | $5,000/mo |
| 2020 | 3 | $738 | 19 | $3,200/mo |
| 2019 | – | – | 4 | $4,075/mo |
* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.
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: $738 (3 sales). In the last 12 months: $1,033 (4 sales). Change: +40%.
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 39 sales · 103 leases on record since 2020
Closed sales Nov 2, 2024 to Nov 2, 2026 · 13
| Unit | BD | BA | SF | Asked | Closed | $/SF | Close date | DOM |
|---|---|---|---|---|---|---|---|---|
| 1013 | 1 | 1 | 777 | $930,000 | $875,000 | $1,126 | Jun 1, 2026 | 16 |
| 413 | 1 | 1 | 777 | $829,000 | $780,000 | $1,004 | Jan 30, 2026 | 22 |
| 914 | 2 | 2 | 1,058 | $1,195,497 | $1,100,000 | $1,040 | Nov 24, 2025 | 159 |
| 712 | 1 | 1 | 779 | $829,000 | $800,000 | $1,027 | Nov 24, 2025 | 82 |
| 311 | 1 | 1 | 776 | $715,000 | $693,550 | $894 | Oct 10, 2025 | 0 |
| 1812 | 1 | 1 | 779 | $810,000 | $750,000 | $963 | Sep 23, 2025 | 190 |
| 1813 | 1 | 1 | 777 | $790,000 | $750,000 | $965 | Sep 23, 2025 | 186 |
| 2312 | 1 | 1 | 780 | $809,000 | $773,090 | $991 | Sep 16, 2025 | 228 |
| 312 | 1 | 1 | 778 | $775,000 | $686,000 | $882 | Sep 5, 2025 | 15 |
| 1111 | 2 | 2 | 1,252 | $1,399,000 | $1,350,000 | $1,078 | May 12, 2025 | 21 |
| 1714 | 2 | 2 | 1,058 | $1,300,000 | $1,200,000 | $1,134 | Feb 28, 2025 | 161 |
| 2413 | 1 | 1 | 777 | $825,000 | $797,500 | $1,026 | Jan 16, 2025 | 65 |
| 1713 | 1 | 1 | 777 | $793,000 | $793,000 | $1,021 | Nov 15, 2024 | 1 |
Leases signed Nov 2, 2025 to Nov 2, 2026 · 9
| Unit | BD | BA | SF | Asked/mo | Leased/mo | $/SF/mo | Lease date | DOM |
|---|---|---|---|---|---|---|---|---|
| 411 | 2 | 2 | 1,252 | $9,000/mo | $8,750/mo | $6.99 | Oct 19, 2026 | 236 |
| 1013 | 1 | 1 | 777 | $4,800/mo | $5,200/mo | $6.69 | Sep 30, 2026 | 39 |
| 812 | 1 | 1 | 779 | $5,000/mo | $5,000/mo | $6.42 | May 8, 2026 | 24 |
| 1912 | 1 | 1 | 779 | $5,800/mo | $4,500/mo | $5.78 | Apr 3, 2026 | 34 |
| 611 | 2 | 2 | 1,252 | $8,000/mo | $7,500/mo | $5.99 | Mar 15, 2026 | 19 |
| 2111 | 2 | 2 | 1,252 | $8,500/mo | $7,500/mo | $5.99 | Feb 3, 2026 | 109 |
| 1613 | 1 | 1 | 777 | $5,000/mo | $4,800/mo | $6.18 | Jan 15, 2026 | 9 |
| 1514 | 2 | 2 | 1,058 | $8,000/mo | $8,750/mo | $8.27 | Jan 12, 2026 | 36 |
| 2011 | 2 | 2 | 1,252 | $9,000/mo | $9,000/mo | $7.19 | Nov 21, 2025 | 41 |
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 North.
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 2034
Due by statute by December 31, 2034, 30 years after 2004, 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, 2029.
- Based on year built 2004 (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 North
5 more nearby
The Floridian210 m away · Built 1997 · 34 floors15 for sale · 4 for lease- South Bay Club310 m away · Built 1966 · 10 floors10 for sale · 6 for lease
Murano Grande at Portofino320 m away · Built 2003 · 38 floors11 for sale · 5 for lease- 544 Michigan Ave330 m away · Built 1959 · 2 floors1 for sale · 0 for lease
- 610 Michigan Ave330 m away · Built 1949 · 2 floorsNothing listed now
Smaller buildings close by: The 1120 on 7th St (250 m) · Lenox on the Beach (320 m) · Harmony Villa (330 m) · 600 Michigan (330 m) · Studio 744 (350 m) · Miami Beach Townhouses (400 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 North 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