+12 more
$349K
James Central Towers Unit 1103
245 18th St, Unit 1103 • Miami Beach, FL 33139
About This Unit
Unbelievable, unobstructed 180 degree views overlooking all of South Beach from the ocean to the bay and city skyline. Rarely available high floor condo in the perfect location half a block from the ocean in the center of it all and with oversized balcony and a covered parking spot. This is the type of unit that people dream of. It is ready for your decorative upgrades, has new central a/c, hurricane shutters, extra storage unit included, & covered parking. Well kept building has completed substantial upgrades and still has a low maintenance fee that includes reserves. The perfect home or investment property (can be rented immediately) in the sweet spot of South Beach between the ocean and Lincoln Road beside the convention center, and where the new ultra luxury properties are in process.
Pricing at James Central Towers — $533/sqft
At $533/sqft, James Central Towers Unit 1103 is priced above the building's typical 1BR — premium positioning.
James Central Towers Unit 1103 vs Active Listings at James Central Towers: This condo is +20.0% higher (+$89/more per sqft) than the building's active 1BR median of $444/sqft, based on 4 active 1BRs.
Rank: This unit's $/sqft is higher than 75% of currently-active 1BR units at James Central Towers (sample of 4).
Insider Negotiation Strategy: 1BR units at James Central Towers typically close at 89.0% of asking. At that ratio, this unit could plausibly trade around $310,505.
Based on live MIAMIRE active & closed listings at James Central Towers.
Time on Market — 74 days
James Central Towers Unit 1103 is above the typical days on market for this building. The seller may be flexible on price.
This unit's 74 days on the market is 43 days longer than the active 1BR median of 31 days (+138.7%).
Inventory position: 75th percentile for 1BRs currently active at this building.
Price History
Originally listed at $299,000. Increased to $349,000 on Apr 27, 2026 (after 75 days on market) — +16.7% (+$50,000).
Estimated Monthly Cost
Mortgage (P&I)
$1,895
HOA
$629
Property Tax
$373
Total / mo
$2,898
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 1.28%.
HOA $0.96/sqft · All-in $4.42/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at James Central Towers.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 1BR Comps at James Central Towers
UnitListSqft$/sqftDOM
#305
$337,000
845
$399
0
#1103
$349,000
655
$533
74
#902
$400,000
845
$473
53
#605
$350,000
845
$414
9
Recent Closed 1BR Sales
ClosedUnitSold$/sqftvs List
2026-03-27
#703
$258,000
$394
89.0%
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- James Central Towers is a 11-story mid-rise at 245 18th St, Miami Beach, FL 33139, built 1970. Currently 4 active listings on the market, with active asking prices ranging up to $400K.
- Neighborhood: Miami Beach. Miami Beach is three distinct neighborhoods: South Beach (Ocean Drive, Lincoln Road, Art Deco, walking-everywhere), Mid-Beach (Faena, Edition -- quieter money), and North Beach (newer ultra-luxury construction without South Beach baggage). Per-square-foot variance between them is enormous.
- Buyer profile here: Mix of primary residents (especially South Beach south of Fifth and Mid-Beach Faena District), second-home buyers, and condo-hotel investors.
- Built 1970 (now 56 years old) -- past Florida's 25-year structural recertification trigger.
- Value-tier inventory with active asking prices up to $400K.
- At 11 stories, James Central Towers is low-rise scale -- fewer total units typically means a more intimate building feel.
- Compared anchor: Compared to Sunny Isles (oceanfront tower wall), Miami Beach has more architectural diversity, more restaurants per block, and the South of Fifth and Faena Districts give some sub-areas resort-grade amenity stacks.
- Rental rules vary per association in this market -- most Miami-Dade condos require 6 or 12-month minimum leases. Verify per-association before assuming Airbnb potential.
- Pre-offer diligence: Older South Beach inventory hits Florida's 25-year structural recertification triggers; reserve study and assessment history are critical pre-offer items on pre-2000 buildings.
- Ricky has worked the Miami Beach market for years and can pull HOA documents, recent comps, and reserve study status on any unit you're considering. Text (305) 33-RICKY -- that's (305) 337-4259 -- for a same-week walk-through.
What to Verify
Flood Zone: This unit is in flood zone AE. High-risk flood zone (Special Flood Hazard Area). Federal flood insurance required for federally-backed mortgages.
Building Age: Built in 1970 (56 years old) — past Florida's 40-year recertification trigger; verify milestone status.
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Jun 2013 for $190,000 — held 13 years. They’re now asking $349,000 — +83.7% (+$159,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
Sales History
| Date | Price | Type |
|---|---|---|
| Jun 2013 | $190,000 | arm’s-length |
| Nov 1988 | $41,000 | arm’s-length |
| May 1977 | $28,000 | arm’s-length |
Source: Miami-Dade Property Appraiser. County living area: 655 sqft.
Building: James Central Towers
Unit: 1103
Year Built: 1970
Stories: 12
City: Miami Beach
Postal Code: 33139
HOA Fee: $629 / Monthly
View: Ocean View, Skyline, Water View
Waterfront: No
Private Pool: No
Heating: None
Cooling: Central Air
Days on Market: 74
Listed: February 11, 2026
MLS #: A11964075
Location
Listing courtesy of: The Keyes Company
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A11964075
• Updated Apr 27, 2026
