Crestview Towers (North Miami Beach): what the official records say

This page covers only Crestview Towers, at 2025 NE 164th St, with parent folio 07-2216-031-0001 at the Property Appraiser. What the records show for this building does not apply to other buildings with a similar name in other Florida cities.

The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), read on October 22 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 package was built from the Miami-Dade Clerk's Official Records: the deeds for the address "2025 NE 164 ST" (type DEED) between October 22, 2024 and October 22, 2026 (24 months) were listed — 33 cards corresponding to 14 unique deeds — and each one was checked at the Property Appraiser by exact book and page. Only a sale with a positive price and a Property Appraiser rating ("Qual by exam of deed" or "Sales which are qualified") counts. Price and qualification come only from the Property Appraiser. Excluded: transfers with no real price and deeds the Property Appraiser has not processed or qualified yet (they are declared and never counted).

Exact reconciliation of the package: 14 unique deeds = 10 qualified + 2 excluded + 2 unprocessed. The excluded are two $100 transfers with the reason "Corrective, tax or QCD; min consideration": unit 607 (July 24, 2025) and unit 916 (October 20, 2025, a transfer by the owner to her own living trust). The unprocessed ones, declared and never counted, are unit 805 (the Property Appraiser shows a $100,000 row with "Unable to process sale due to deed errors", so it does not count despite the figure) and unit 1015 (no Property Appraiser row for its deed, recorded on August 4, 2026). The 14 units are all different, none sold twice and no deed covered more than one unit. No accessory unit appeared among the candidates. The Clerk database's stated coverage reached October 19, 2026. With n=10 the median is sensitive to individual sales: that is why it is published with its n beside it.

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. A submission of the study appears in the DBPR database; ask for the full study and the current reserve level.
• 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 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 22 and 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 07-2216-031-0001 and verification of the 14 deeds on the unit records.
• Miami-Dade Clerk, Official Records: listing by the address "2025 NE 164 ST", type DEED, over the 24-month window; the database reached October 19, 2026.
• HUD, Condominium Lookup: targeted search by "Crestview" with North Miami Beach and ZIP 33162, with no records, and a Florida control search.
• DBPR, SIRS database: both lists; a row in list A with ID 248413.
• FEMA, NFHL viewer: zone AE (EL 6) at the building pin and FIRM panel 12086C0141L.