Aventura Beach Club (Sunny Isles Beach): what the official records say

The Aventura Beach Club is a condominium on Collins Ave, in Sunny Isles Beach. Its point on the flood map falls right on the border between two zones: this page declares both readings and states which one is the building's, with its source.

This page covers only this condominium. 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 databases.

These figures come only from public records, not from listings or the MLS. The recorded sales between October 22, 2024 and October 22, 2026 (24 months) were taken from the Property Appraiser's subdivision sales (Comparable Sales) and checked unit by unit on each unit's record. Price and qualification come only from the Property Appraiser: only a sale it qualified counts. The recording dates of the edge cases were read on the Clerk's official pages that the Property Appraiser itself links to (the direct search at the Clerk asked for a repeated security check). Two sales with a Property Appraiser sale date before the window enter by their recording (602, recorded on November 6, 2024, and 929, recorded on November 14, 2024); two recorded in September 2024 stay out. Excluded: 37 for the reason the Property Appraiser records (corrective deeds or QCDs, financial-institution, government and atypical-exposure sales), and the 5 the Property Appraiser could not process ("Unable to process sale due to deed errors") are declared and never counted. There were no accessory-unit sales and no multi-unit deeds in the window: the same-price, same-month groups were checked and are separate instruments.

About the operations table: the package verifies all 74 sales at the Property Appraiser, but it documents with date, unit and price only the edge cases, and those are the ones in the table —the dates for 602 and 929 are their Clerk recording dates; 816's is the Property Appraiser sale date—. The full price list is aggregated in the package and is not spread over dates the record read does not carry. Package reconciliation: 189 Property Appraiser rows from 2024 to 2026 = 74 qualified + 37 excluded + 5 unprocessed + 73 outside the window. The Clerk states coverage through October 19, 2026 and the Property Appraiser lists no sales after August 2026: the last days of the window may carry an unprocessed lag, which by rule is not counted.

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 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 on October 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 31-2202-034-0001, subdivision sales (Comparable Sales) and unit-by-unit checks.
• Miami-Dade Clerk, Official Records: instrument pages linked from the Property Appraiser, for the recording dates of the edge cases; the direct search asked for a security check.
• HUD, Condominium Lookup: search by name with Florida and ZIP 33160, no records.
• DBPR, SIRS database: both lists; List A, ID 269312.
• FEMA, Map Service Center: FIRMette of the address, panel 12086C0153L (FEMA round 3).