Miami Art Week 2026Upcoming
4 exhibitions within 1 mile
Art Week Score 47 · #135 in South Beach
#135 in South Beach · #211 in Miami
Nearest: What Water Remembers, 0.6 mi away
For sale
3
0 pending · 18.0 mo supply
Median asking
$1.75M
from $1.29M
Median $/sqft
$1,403/sqft
$1,601/sqft sold, 12 mo
Days on market
1
88 to sell · 2 in 12 mo
Designed by architect Robert Swartburg, Belle Towers is a mid-century landmark located on Belle Isle. The building is situated near South Beach and Downtown, offering residents views of the bay and gardens.
The property features a newly renovated lobby and a variety of resort-style amenities. These include a heated bayside pool with an outdoor kitchen, a state-of-the-art fitness center, and a BBQ area.
Live near more of Miami
What surrounds Belle Towers: seasonal events, annual programs and lifestyle indexes, measured from the building.
Publix IndexLive now
63 / 100
Nearest Publix: Publix at Publix On The Bay, 0.4 mi
#53 in South Beach · #221 in Miami
Close enough that 'we're out of milk' is not a crisis.
2 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
South Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Ocean DriveLincoln RoadSouth Pointe ParkMiami Beach BoardwalkEspañola Way
46
/ 100
B−
own.miami Score
A data-grounded score for Belle Towers from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value5
$1,403/sqft — vs. South Beach condos, then all of Miami
Momentum0
-51.4% $/sqft over 6 months
Liquidity56
18.0 months of supply · 1 days on market
Health94
1 verified record: DBPR complaints
Waterfront90
Waterfront building
Age8
Built 1958 — vs. South Beach buildings
own.miami Condo Index
165Above market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#103 of 698 tracked Miami condos
Top 15% by price per sq ft
#23 of 121 in South Beach
Momentum
↓ Cooling
$1,403/sqft median ask
Liquidity
Warm
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Inventory
$3,950,000
3 bd · 2.5 ba · —
16 Island Ave #5C
Listing courtesy of Coldwell Banker Realty, William Hahne (Lic. #0688245) · MLS #A12115172
$1,295,000$1,194/sqft
1 bd · 1.5 ba · 1,085 sqft
16 Island Ave #4E
Listing courtesy of Coldwell Banker Realty, Jeremy Vasquez (Lic. #3532650) · MLS #A12084049
$1,750,000$1,613/sqft
1 bd · 1.5 ba · 1,085 sqft
16 Island Ave #6E
Seller financing
Listing courtesy of Douglas Elliman, Pedro Sousa Azevedo (Lic. #3493487) · MLS #A11932670
Sold $/sqft trend
3-month rolling median of closed sales in Belle Towers; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 16 Island Ave
- Year built
- 1958
- Floors
- 8
- Residences
- 45
- Developer
- Nathan Manilow
- Waterfront
- Yes
Amenities
- · Bayside pool
- · Fitness center
- · Lobby
- · Outdoor kitchen
- · BBQ area
- · Boat dock
Building rules
- Parking
- The building offers assigned parking and covered parking with valet for guests.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 31, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- WatchDBPR complaintsJan 1, 2026
Florida DBPR Division of Condominiums public complaint record for association licence MA00001471: 1 complaint in the last 36 months (1 open, 0 with discipline, 0 closed with a letter). A complaint is an allegation; only dispositions are findings. Investigations are confidential and not counted.
Source: health.src.dbpr
- Verified: open or disciplined DBPR complaints against the association
- Built 1958 — past its first structural milestone; next inspection around 2033
Estimated from Belle Towers’s age and signals in active listings — not an official inspection or reserve report. Always verify the building’s milestone-inspection status and reserves with the association before buying.
Financeability
What the banks say about Belle Towers: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
- Mortgages recorded, 12 months
- 0
- 0 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 0%
- 3 recorded sales, 12 months · Resales only
- Average down payment
- —
- Lowest down payment accepted
- —
Low confidence — few loans · As of 2026-10-31
Source: Miami-Dade County official records and the FHA/VA approval lists. Aggregates only; individual instruments are never shown. Compare with South Beach
Flooding and storm surge
Public flood data at this building’s location, read Oct 22, 2026.
- FEMA flood zone
- Zone AE: high-risk area. FEMA maps a 1% yearly chance of flooding here.
- Base flood elevation on the map: 9.0 ft.
- Hurricane evacuation zone
- Zone B
- Miami-Dade storm surge planning zones run from A (called first) to E. The county decides which zones evacuate in a storm.
- Ground at the building
- 3.4 ft
- Lowest nearby street
- 1.1 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 0.1 ft above this year’s highest predicted tide (Oct 27, 2026). Tides that run higher than predicted can reach streets this low.
Estimated from public data, not a flood determination. Check the FEMA flood map and an elevation certificate for this building.
Legal & Regulatory
No material litigation foundCivil court cases involving the condominium association, classified by what they are about. Routine collections against individual owners are counted separately and do not affect the building’s standing.
- Active material lawsuits
- 0
- Owner / association disputes
- 0
- Routine collection cases
- 0
- DBPR complaints
- 1
- Open DBPR complaints
- 1
- Contractor / vendor disputeClosedassociation as defendant · Filed Nov 2021
A neighboring condominium association filed a lawsuit seeking injunctive relief against the association and several third-party defendants, including multiple contractors and vendors. The case involves multiple third-party complaints and motions regarding the scope of the litigation. Filed November 2021.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR1V018027 · Approved,Recorded. Public complaints on record with the Florida Division of Condominiums; investigations are confidential and not counted.
Court records are matched to the association by name and summarized by us; a case is a claim, not a finding. Ask the association for its litigation disclosure before buying.
Frequently asked
How much do condos at Belle Towers cost?+
There are 3 condos for sale at Belle Towers, from $1,295,000, with a median asking price of $1,750,000 ($1,403/sqft).
How much are the HOA fees at Belle Towers?+
HOA / maintenance fees at Belle Towers run around $2,041 per month among units currently for sale; the exact fee varies by unit size and line, so confirm the current amount with the listing or the condo association.
Is Belle Towers a waterfront building?+
Yes — Belle Towers is a waterfront building (South Beach).
When was Belle Towers built?+
Belle Towers was built in 1958, 8 stories, 45 residences.
Who developed Belle Towers?+
Belle Towers was developed by Nathan Manilow.
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