Admiral's Port (Aventura): what the official records say

Admiral's Port is a single condominium with two sister buildings: the East building's units are recorded under 2851 NE 183 St and the West building's under 2801 NE 183 St, in Aventura. This page covers the whole condominium, with the sales listed under both addresses.

The two buildings share one condominium and one parent folio at the Miami-Dade Property Appraiser (the county office that keeps the record of every property). The data comes from a reading on October 23, 2026.

These figures come only from public records, not from listings or the MLS. The deeds recorded between October 23, 2024 and October 23, 2026 (24 months, by recording date) were listed in the Clerk's Official Records under both of the condominium's addresses —252 party-level rows for the East address and 177 for the West—, deduplicated by instrument number and checked one by one, unit by unit, at the Property Appraiser. Price and qualification come only from the Property Appraiser: only a sale it qualified ("Qual by exam of deed") counts. Excluded: corrective deeds and QCDs, $100 transfers, life-estate interest transfers, executor or trustee transfers and affiliated-party sales. Deeds the Property Appraiser has not processed yet are declared and never counted. Two sales carry a Property Appraiser sale date before the start of the window (2016E, October 11, 2024, and 2204E, October 22, 2024) and enter by their recording date, inside the window.

Declared in the package: unit 2016E sold twice within the window and counts twice. The July 6, 2026 sale of 510W ($135,000) is a bank-trust (REO) sale and enters because the Property Appraiser qualified it. The 10 unprocessed deeds (9 recorded between August and October 2026 with no sale row at the Property Appraiser, and 512E, at $235,000, which the Property Appraiser marks "Unable to process sale due to deed errors") stay out of every figure. The Clerk's database states coverage through October 19, 2026, although it returned one deed recorded on October 21, 2026: recordings from October 22 and 23, if any, may not be indexed yet; they are reviewed in the monthly refresh. The package reconciliation: 95 deed-type instruments = 38 qualified + 31 excluded for the reason the Property Appraiser records + 10 unprocessed, plus 16 QCDs excluded by instrument type.

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

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

• The recertification and state structural inspection (milestone) status: the jurisdiction's notice, the report filed and the closing letter, if they exist. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan. The submission is on record at the DBPR, but the study's contents are held by the association. If it does not hand it over, ask it to say so in writing.
• Approved or pending special assessments: 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 on the extra condo charge explains it.
• Major work: what it includes, on what dates, under what permits, who pays for it and how (a charge to owners, a loan or reserves).
• Whether there is any "Unsafe Structures" case (the process a jurisdiction opens when a structure does not meet the building code). The guide on Unsafe Structures in Miami-Dade explains it.
• If you plan to use an FHA loan: the project is listed as Rejected on HUD's list; ask your lender about single-unit approval. The guide on a condo with an FHA loan explains how to read the list.

What is NOT public (but you should verify):

• The unit's exact HOA dues: they vary by unit (they are split by square footage and ownership interest); no listing or public record sets them for your unit.
• The current special assessment amount: the amount and payment method 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: the association's internal 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 weighing a condo against 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 October 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 28-2203-027-0001, subdivision search and unit-by-unit verification (ADDRESS tab).
• Miami-Dade Clerk, Official Records: Property/Condo search by the addresses 2851 and 2801 NE 183 ST over the 24-month window.
• HUD, Condominium Lookup: record "ADMIRALS PORT", ID A012010 001.
• DBPR, SIRS database: both lists.
• FEMA, Map Service Center: NFHL map, panel 12086C0134L, at the point of the address.