Commodore Plaza (Aventura): what the official records say

Commodore Plaza is a condominium of several buildings and townhouses on the 2700 block of NE 183rd St (buildings 2780 and 2750; townhouses 2720 and 2730), under a single parent folio. This page covers the condominium as a whole, grouped that way.

The identity 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 the DBPR condominium registry (DBPR is the Florida agency that oversees condominiums). The 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. Each sale's price and qualification come only from the Miami-Dade Property Appraiser: counted are the recorded sales between October 22, 2024 and October 22, 2026 (24 months) with a positive price and the "Qual by exam of deed" rating. Excluded: corrective deeds and QCDs, life estate transfers, sales to government agencies, trustee or bankruptcy transfers, atypical-exposure or atypical-motivation sales, and deeds the Property Appraiser marks "Unable to process", which are declared and never counted.

The verified package publishes the aggregate series — count, median, range and count by year — and not the date and unit of each sale; that is why this page does not publish a sale-by-sale table. The complete price series of the 33 sales, from lowest to highest, is: $95,000 · $125,000 · $130,000 · $135,000 · $140,000 · $143,000 · $155,000 · $157,000 · $161,000 · $161,500 · $166,100 · $170,000 · $175,000 · $180,000 · $180,000 · $180,000 · $180,500 · $190,000 · $194,000 · $200,000 · $202,000 · $220,000 · $220,000 · $225,000 · $230,000 · $241,000 · $255,000 · $260,000 · $260,000 · $265,000 · $280,000 · $300,000 · $470,000.

Package reconciliation: 73 Property Appraiser sales in the window = 33 qualified + 40 excluded (22 corrective, QCD or minimum-consideration; 7 life estate transfers; 5 to government agencies; 2 trustee or bankruptcy; 1 atypical exposure; 3 unprocessed, never counted). No sale was of an accessory unit and no multi-unit sales were detected. The window edge was checked unit by unit: three sales with a Property Appraiser date before October 22, 2024 stayed out (unit 1810, October 16, 2024, $260,000; unit 2509, October 8, 2024, $248,000; unit 910, October 17, 2024, $245,000). Declared caveat: in the Clerk's Official Records the first search loaded (database through October 19, 2026), but later searches hit the security check (Turnstile), so the deed-by-deed check in the Clerk could not be redone and prices rest on the Property Appraiser.

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. If the association does not have it, 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 withdrawn 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: parent folio 28-2210-013 and unit records (sale prices and qualifications).
• Miami-Dade Clerk, Official Records: the first instrument search loaded with a database through October 19, 2026; later ones were blocked by the security check, as declared in the market section.
• HUD, Condominium Lookup: project "COMMODORE PLAZA", ID A007761-001.
• DBPR, SIRS database: both lists, searched by the project name.
• DBPR, license search: the building's condominium registry record.
• FEMA, Map Service Center: NFHL, FIRMette for the point 2780 NE 183rd St (FEMA wave 2 of October 23, 2026).