Miami Beach · South Beach · oceanfront · condo-hotel
Starwood Capital's oceanfront sustainability-first condo-hotel at 102 24th Street. Owners can enroll in the 1 Hotels rental program or run their unit independently. Eight years of real MLS closings below, not a projection.
South Beach STR market comps (PriceLabs), not a projection for this building
No unit at 1 Hotel & Homes is BlueBay-managed, so we can't show you a real statement the way we can for buildings we operate. This range comes from PriceLabs' neighborhood data for the oceanfront South Beach corridor near 24th & Collins (~350 comparable listings tracked) — the spread reflects unit size and tier, not one single number. Ask Steve for the underlying breakdown before underwriting a specific floorplan.
Live active listings for sale, lowest price first — leases excluded. Click any unit for the full presentation.
Before you underwrite
What makes 1 Hotel & Homes different from a standard Brickell or Downtown condo tower.
Enroll in the 1 Hotels rental program (revenue-share, full hotel-managed operations) or run your own STR / mid-term lease independently, subject to building rules and the Miami Beach STR ordinance.
Budget roughly $1.60–$2.20/sq ft/mo — beach service, three pools, spa and 24/7 concierge are included, not billed as a separate resort fee to owners.
Non-warrantable — conventional financing is typically off the table. Expect a specialty condo-hotel loan or a cash close; confirm your lender before you write an offer.
Any stay under 6 months triggers the state/county transient tax, on top of standard Florida sales tax — factor this into any short-term rental pro forma.
HOA + hotel-service fees eat a real slice of gross rent. The honest positioning: buy for the brand, the beach, and the address; let rental income offset carry rather than underwriting a cap rate.
LEED-Silver, organic linens, reclaimed materials — this sells to a buyer who cares about the brand ethos, not only the finishes.
The evidence
Every closed sale at 102 24th Street from August 2019 through July 2026 — 79 transactions straight from the MLS, every bedroom count combined. 28 additional "Closed" records were excluded — near-zero close prices flag them as leases or non-arms-length transfers, not sales; see the note below.
* 2019 covers Aug–Dec and 2026 covers Jan–Jul; both are partial years. 2025 rests on just 2 closings — treat it as directional, not a trend point. All bedroom counts combined; the building trades too thin to chart each floorplan separately with confidence.
The ten most recent closings across all floorplans — the freshest comps available.
| Unit | Type | Closed | Price | $/sq ft |
|---|---|---|---|---|
| #PH-1613 | 2 BR | 2026-05 | $4,050,000 | $2,581 |
| #1413 | 3 BR | 2026-05 | $4,770,000 | $2,794 |
| #1520 | 2 BR | 2026-05 | $5,500,000 | $3,968 |
| #1016 | 1 BR | 2026-05 | $2,450,000 | $2,829 |
| #1213 | 1 BR | 2026-04 | $2,275,000 | $2,548 |
| #1112 | 1 BR | 2026-04 | $2,355,000 | $2,719 |
| #1440 | 3 BR | 2026-02 | $6,075,000 | $2,904 |
| #PH-1617 | 3 BR | 2026-01 | $7,050,000 | $2,778 |
| #1519 | 3 BR | 2026-01 | $6,495,000 | $3,327 |
| #1544 | 3 BR | 2026-01 | $4,500,000 | $2,667 |
Off the 2020 pandemic dip ($1,402/sf), prices have more than doubled to an all-time high of $2,786/sf in 2026. Unlike towers working through a post-2023 pullback, 1 Hotel & Homes hasn't given anything back.
Trailing 12 months closed 11 sales (0.92/mo) vs. just 2 in the prior 12 months (0.17/mo) — over 5× the pace. 2025 alone saw only 2 MLS-facilitated sales all year.
Trailing-12-month closings landed a median of just 2.0% under asking — the tightest gap in the 8-year sample, versus 8.7–10.8% back in 2019–2020. Buyers aren't finding much room to negotiate.
Of 107 Closed records pulled from Bridge for this address, 28 (26%) closed at near-zero prices — leases or non-arms-length transfers, not market sales — and are excluded from every figure here. Worth knowing if you see a different number quoted elsewhere.
79 clean sales across 7½ years works out to roughly 10–11 a year across all floorplans combined — too thin to chart 1BR/2BR/3BR separately with confidence the way we can at a higher-volume tower. Lean on individual comps, not a single trend line.
Expect to compete near asking — this is not a market where a lowball gets traction right now. Treat any listed "comp" trading meaningfully under ~$1,500/sf as a flag to investigate (relisting, related-party transfer), not a bargain.
Your BlueBay advantage
I’ll pull rental-program economics, HOA and reserve status, financing paths and an honest projected return on any unit here — and represent you through the offer. No cost, no pressure.