Club Atlantis (Miami Beach): what the official records say

This page covers only Club Atlantis, the condominium at 2555 Collins Ave with parent folio 02-3226-021-0001. Its sales were checked unit by unit at the Property Appraiser, because the Clerk's address index returned materially fewer records for this building; that caveat is declared in the market section.

In the records read, Club Atlantis appears as its own condominium, with its own folio (the number the county uses to identify the building; each unit has its own). 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 on October 22, 2026.

These figures come only from public records, not from listings or the MLS. Route caveat, declared by the package: the Clerk's address index returned materially fewer records for this building (1 deed against 54 sales at the Property Appraiser), so the listing was built from the Property Appraiser's comparable sales filtered by subdivision (folios 02-3226-021) and checked unit by unit at the Property Appraiser, cross-checked against the Clerk where its security wall allowed it. Price and qualification come only from the Property Appraiser: only a sale with a positive price and the "Qual by exam of deed" rating counts, between October 22, 2024 and October 22, 2026 (24 months). Excluded: corrective deeds, QCDs and other transfers with no real price, transfers of a life estate interest, affiliated-party sales, and the deed the Property Appraiser did not process (it is declared and never counted). Four counted sales had a fiduciary seller and the Property Appraiser qualified them: they enter. The verified package publishes the complete price series, without the date or unit of each sale: that is why this section summarizes the series and its distribution by price band, rather than a table of individual transactions.

The complete series of qualified prices, lowest to highest: $470,000 · $485,000 · $490,000 · $520,000 · $520,000 · $520,400 · $565,000 · $570,000 · $615,000 · $615,000 · $670,000 · $700,000 · $925,000 · $950,000 · $1,000,000 · $1,150,000 · $1,200,000 · $1,250,000. The sale of unit PH110, on October 22, 2024 (the first day of the window), enters. The package's reconciliation is exact: 55 unique candidates (54 Property Appraiser sale records in the window + 1 deed only at the Clerk) = 18 qualified + 36 excluded + 1 not processed. The unprocessed excluded deed is unit 1714: a deed at the Clerk recorded on September 23, 2026, absent from the Property Appraiser as of October 23, 2026; it is declared and not counted. Declared pending item: the Clerk file numbers (CFN) of the 10 recent sales could not be recovered (the portal's security check failed or blocked across five passes); each sale carries instead the book and page (OR Book-Page) of its Property Appraiser record, from which the CFN can be pulled in a working Clerk session. The sales are closed and verified unit by unit at the Property Appraiser; what the Clerk did not hand over is declared here, without touching the sales data.

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 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 SIRS with its reserve plan. A submission is on record at the 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).
• If you plan to use an FHA loan: the project shows as rejected on HUD's list since 2019. 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 21, 22 and 23, 2026:

• Miami-Dade Property Appraiser, property search: parent folio 02-3226-021-0001 and unit records of the subdivision (sale prices and qualifications, verified unit by unit).
• Miami-Dade Clerk, Official Records: deed cross-check where the security check allowed it; the file numbers of the 10 recent sales could not be recovered.
• HUD, Condominium Lookup: project record, ID A010796/001 (baseline of October 21, 2026).
• DBPR, SIRS database: both lists (baseline of October 21, 2026).
• FEMA, MSC and NFHL viewer: label of FIRM panel 12086C0317L for 2555 Collins Ave.