2201 Collins Avenue (Miami Beach): what the official records say

This page covers only 2201 Collins Ave Condo, the condominium at 2201 Collins Ave in Miami Beach: a mixed condominium with residential units, hotel commercial units and the hotel unit. Its sales come from the recorded sales the Miami-Dade Property Appraiser keeps by subdivision, and only the residential ones count. The reserve study (SIRS) does not appear in the DBPR public database and the page says so.

In the records read, the building appears as its own condominium with a parent folio. The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), read on November 5, 2026.

These figures come only from public records, not from listings or the MLS. The listing is built from the sales the Miami-Dade Property Appraiser records for the subdivision "2201 COLLINS AVE CONDO", between November 5, 2024 and November 5, 2026 (24 months), cross-checked against each unit's sales history. Only sales of residential units that the Property Appraiser itself qualifies by examination of the deed ("Qual by exam of deed": an arm's-length market sale with a real price) count. There are 31 qualified sales in the window. The $345,000,000 multi-parcel sale of October 17, 2024 (the hotel unit and commercial units, qualified as "Qual on DOS", and also outside the window) and the $0 or $100 corrective transfers do not enter.

The complete series of qualified prices, lowest to highest: $1,025,000 · $1,030,000 · $1,050,000 · $1,060,000 · $1,120,000 · $1,135,000 · $1,162,000 · $1,290,000 · $1,300,000 · $1,300,000 · $1,350,000 · $1,400,000 · $1,400,000 · $1,400,000 · $1,425,000 · $1,495,000 · $1,500,000 · $1,625,000 · $1,950,000 · $2,400,000 · $2,500,000 · $2,600,000 · $2,900,000 · $2,900,000 · $2,988,000 · $3,000,000 · $3,500,000 · $3,500,000 · $3,600,000 · $4,300,000 · $6,500,000. By year: 22 in 2025 and 9 in 2026 up to the read date; none is recorded between November and December 2024. Unit 1010 sold twice within the window (April 2025 and July 2026) and both sales count.

"Pending official confirmation" means that no public record showing it was read. It does not mean the fact exists or that it does not.

What the public records do not show is held by the building's association. Ask for it in writing and keep the answers:

• The complete reserve study (SIRS). This project does not appear in the DBPR public database. Ask the association for the study, the current reserve level and the proof of filing; if it has not been filed, have that in writing.
• The status of the state structural inspection (milestone) and the county recertification: the notice, the filed report and the closing letter, if they exist.
• Special assessments approved or under discussion: the minutes of the last two years and the unit's account statement letter (the "estoppel": what the unit owes the association and the charges in force). The guide to the condo special assessment explains it.
• The hotel program rules for residential units: what part of the fee corresponds to the hotel and the commercial areas, and what use and rental rights a residential unit has in a condominium with a hotel. That lives in the association's documents.
• If you plan to use an FHA loan: the project does not appear on the HUD list. Ask your lender about single-unit approval and the loan's other routes. The guide to the condo with an FHA loan explains how the list is read.

What is NOT public (but you must verify):

• The exact HOA fee of the unit: it varies by unit (split by square feet and interest percentage); no listing or public record sets it for your unit.
• The current amount of a special assessment: the amount and payment terms exist only in the association's documents; a figure seen in the press or in listings is not the document.
• The current rental, Airbnb and pet rules: they live in the association's documents, not in the public record; ask for them in writing.
• The association's budget and reserve level: internal association documents, for owners only.
• The building's status on lenders' confidential lists: none of those lists is public; your lender confirms it.

If you are still comparing a condo with a house, see house or condo in Miami.

If any item on this page is incorrect or out of date, write to hola@umbralio.com (Umbralio, through One Stop Realty Center Inc, a licensed Florida broker) with the official document. We reply within 2 business days. If there is an error, we correct it on this same page within 10 days at most, with a note saying what it said, what it says now and on what date it changed.

Sources read on November 5, 2026:

• Miami-Dade Property Appraiser: unit records of the subdivision "2201 COLLINS AVE CONDO", its comparable sales tool and each unit's sales history (prices and qualifications).
• HUD, Condominium Lookup: search by the official name, by ZIP code and by partial name across the state, with no record of this project.
• DBPR, SIRS database: the project appears on neither of the two public lists of submitted SIRS forms, searched by name and by ZIP code.
• FEMA, MSC: FIRMette for the building point, FIRM panel 12086C0317L.