Atlantis on Brickell (Miami): what the official records say

This page covers only the Atlantis on Brickell condominium, at 2025 Brickell Ave, with parent folio 01-4139-039-0001. The name "Atlantis" appears in other Florida condominiums (including Club Atlantis, in Miami Beach): they are different buildings and nothing of their record applies here.

The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and the DBPR condominium registry, read between October 21 and 23, 2026. The parent folio is the number the county uses to identify the building; each unit has its own.

These figures come only from public records, not from listings or the MLS. The deeds in the window were listed in the Miami-Dade Clerk's Official Records with a date-bounded search for "2025 Brickell Ave" (the Clerk database states coverage through October 19, 2026): 13 unique files, of which 8 are candidate deeds and 5 are Notices of Commencement, which are not transfers. Each sale was checked unit by unit at the Property Appraiser; price and qualification come only from there. 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, transfers into one's own trust) and deeds the Property Appraiser has not processed yet (they are declared and never counted).

Reconciliation: 8 candidate deeds = 3 qualified + 4 excluded + 1 unprocessed. The excluded are 4 corrective or minimum-consideration QCDs at $100: three transfers into the owner's own revocable trust (units 802, 1601 and 906) and one QCD between spouses (unit 705). The unprocessed one is unit 1501: a QCD into the owner's own trust recorded on September 30, 2026 that the Property Appraiser does not yet show as a sale; it is never counted. The sale of unit 701 was made by the trustee of a living trust to third-party buyers and the Property Appraiser qualified it: it counts, because the rule excludes the transfer of the interest into the trust, not a qualified sale in which one party is a trust. No deed covered more than one unit, no counted unit sold twice, and there were no accessory sales. The previous sales of units 1202 (July 11, 2024) and 1601 (May 8, 2024) fall outside the window by both the Property Appraiser date and the recording date.

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

• The recertification status: the city's notice, the report filed and the letter with which the city closed it, if they exist. The guide on 40-year building recertification explains each step.
• The state structural inspection report (milestone) and the SIRS with its reserve plan. The association filed the SIRS with the DBPR; ask for the full study and the reserve level, which the public database does not show.
• 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: this condominium 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 between October 21 and 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 01-4139-039-0001 and unit-by-unit verification of the sales in the window.
• Miami-Dade Clerk, Official Records: deed list by "2025 Brickell Ave" bounded by date; the database states coverage through October 19, 2026.
• HUD, Condominium Lookup: search for "Atlantis" in Florida, with no record for this condominium.
• DBPR, SIRS database: both lists, with rows for this condominium in each.
• DBPR, license search: the building's condominium registry record (extract of October 22, 2026).
• FEMA, NFHL viewer: FIRM panel 12086C0314L; the address point returned no zone shape.