Active Listings · 1
1 Bedroom · 1 unit
★ Insider Notes from Ricky
- →Las Brisas Condo is a 3-story low-rise at 630 85th St, Miami Beach, FL 33141, built 2005. Currently 2 active listings on the market, with active asking prices ranging up to $280K.
- →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 2005 -- recertification trigger in 4 years.
- →Value-tier inventory with active asking prices up to $280K.
- →At 3 stories, Las Brisas Condo 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.
