Arlen House East (Sunny Isles Beach): what the official records say

This page covers only Arlen House East, the condominium at 100 Bayview Dr. A perimeter warning: the DBPR registry and the production queue place it in North Miami Beach, but its address at the Property Appraiser is Sunny Isles Beach; the discrepancy is declared in the building data.

In the records read, the building appears as its own condominium, with its own parent folio (the number the county uses to identify the condominium; each unit has its own). The search by its address at the Property Appraiser returned exactly 600 folios, matching its 600 units. The data comes from a reading on October 23, 2026 of the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and of the DBPR condominium registry.

These figures come only from public records, not from listings or the MLS. The package was built from the Property Appraiser's comparable sales for the subdivision, with spot checks at the Clerk for edge and duplicate cases. Only a sale with a positive price and the "Qual by exam of deed" rating counts. Excluded: transfers with no real price (corrective deeds, QCDs, life estates), trustee transfers and atypically motivated ones, and deeds the Property Appraiser has not processed yet (they are declared and never counted). Price and qualification come only from the Property Appraiser.

The package publishes the complete list of the 44 prices, but not the date or the unit of each sale: that is why this page does not carry the per-unit table of latest sales that other pages have. What is on record is the split by period:

Excluded from the building: 57 transfers (38 corrective deeds or QCDs, 11 life-estate interest transfers, 5 trustee or executor transfers, 2 with atypical exposure or motivation and 1 financial-institution transfer). Another 11 deeds recorded at the Clerk between July and October 2026 have no sale row at the Property Appraiser yet: they are declared and not counted (units 212, 1030, 229, 1007, 615, 2124, 205, 231, 1906, 1620 and 1818). The edge case was declared and stayed out: unit 709, qualified at $415,000 with a Property Appraiser date of October 3, 2024, was recorded on October 21, 2024, one day before the window opened, and enters neither by date nor by recording. The listing rests on the Property Appraiser by subdivision because the Clerk's full-window address search never finished loading (its verification blocked the early environments); only spot checks were completed at the Clerk.

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 building's association. Ask for it in writing and keep the answers:

• The recertification and state structural inspection (milestone) status: the notices, the reports filed and the closing letters, if they exist. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan. A recent filing is on record at DBPR; ask for the full study and the current reserve level. If the association 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 building does not appear 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 31-2214-018-0001 and the subdivision's comparable sales.
• Miami-Dade Clerk, Official Records: spot checks of edge and duplicate cases; the full-window address search never finished loading.
• HUD, Condominium Lookup: searches for "Arlen House East" and for "Arlen", with ZIP 33160.
• DBPR, SIRS database: both lists.
• FEMA, Map Service Center: FIRMette for 100 Bayview Dr, panel 12086C0161L.