Why it matters
This page covers only Eden House Condo, the condominium at 6700 Indian Creek Dr in Miami Beach. Its sales come from the recorded sales the Miami-Dade Property Appraiser keeps by subdivision. Its reserve study (SIRS) appears in the DBPR list of forms submitted prior to July 2025 and does not appear in the later list.
Building data
In the records read, the building appears as its own condominium with a parent folio. The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), read on November 5, 2026.
| Item | What the record shows | Source and date |
|---|---|---|
| Condominium name | "EDEN HOUSE CONDO" | Miami-Dade Property Appraiser, November 5, 2026 |
| Address | 6700 Indian Creek Dr, Miami Beach, FL 33141 | Miami-Dade Property Appraiser, November 5, 2026 |
| Jurisdiction | City of Miami Beach, Miami-Dade County | Miami-Dade Property Appraiser, November 5, 2026 |
| Parent folio | 02-3211-096-0001 (a reference folio; unit folios run from 02-3211-096-0010 to 02-3211-096-1000, in steps of ten) | Miami-Dade Property Appraiser, November 5, 2026 |
| Year built | 2013 ("Year Built" field of the Property Appraiser, with no disagreement in the records sampled) | Miami-Dade Property Appraiser, November 5, 2026 |
| Units | 100 unit folios: 98 residential and 2 commercial (CU1 and CU2). The search by the subdivision returns 101 folios: the reference folio and these 100 | Miami-Dade Property Appraiser, November 5, 2026 |
| Association | "EDEN HOUSE MIAMI BEACH CONDOMINIUM ASSOCIATION INC", according to the DBPR public SIRS list of forms submitted prior to July 2025 (ID 221680) | DBPR, SIRS database, November 5, 2026 |
The market in the public record
These figures come only from public records, not from listings or the MLS. The listing is built from the sales the Miami-Dade Property Appraiser records for the subdivision "EDEN HOUSE CONDO", between November 5, 2024 and November 5, 2026 (24 months), cross-checked against each unit's sales history. Only sales the Property Appraiser itself qualifies by examination of the deed ("Qual by exam of deed": an arm's-length market sale with a real price) count. There are 11 qualified sales in the window. Unit 603 sold twice in 2025 (January and June) and both sales count.
| Item | Value | Source and date |
|---|---|---|
| Qualified sales (24 months) | 11 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Recorded median price | $810,000 (with n=11) | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Price range | $440,000 – $1,500,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Annual turnover | 5.61% per year (11 sales across 98 residential units over 24 months: 11 ÷ 98 ÷ 2) | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Price band | Qualified sales | Source and date |
|---|---|---|
| Under $500,000 | 3 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| $500,000 – $999,999 | 4 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| $1,000,000 or more | 4 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
The 11 sales, in date order: January 14, 2025, unit 603, $457,000 · April 2, 2025, unit 408, $1,200,000 · May 29, 2025, unit 503, $440,000 · June 6, 2025, unit 1006, $775,000 · June 16, 2025, unit 603, $470,000 · October 23, 2025, unit 1404, $805,000 · October 28, 2025, unit 707, $910,000 · March 2, 2026, unit PH7, $1,500,000 · June 9, 2026, unit 1207, $1,250,000 · June 25, 2026, unit 908, $1,370,000 · July 24, 2026, unit 604, $810,000. By year: none in the remainder of 2024 (from November 5), 7 in 2025 and 4 in 2026 up to the read date.
What the records show today
"Pending official confirmation" means that no public record showing it was read. It does not mean the fact exists or that it does not.
| Topic | What the record shows | Source and date |
|---|---|---|
| Recertification (the age-based building inspection the county requires) | Pending official confirmation: no official document with this building's status was located. Given its year (2013), the building enters the age-based inspection regime later than the buildings of the seventies and eighties; that states no status. | No public record read, November 5, 2026 |
| State structural inspection (milestone inspection) | Pending official confirmation: no published report of this building was read. | No public record read, November 5, 2026 |
| Reserve study (SIRS) | It appears in the DBPR public SIRS forms list (the Florida agency that oversees condominiums) of forms submitted prior to July 2025: project "EDEN HOUSE", association "EDEN HOUSE MIAMI BEACH CONDOMINIUM ASSOCIATION INC", ID 221680. In the list of forms submitted from July 2025 onward the project does not appear. The database publishes no dates or amounts, and shows only complete submissions. Another almost identically named project, "EDEN HOUSE, A CONDO" in Fort Myers Beach, is a different building. | DBPR, SIRS database, November 5, 2026 |
| FHA loan (HUD condominium list) | No record: the search by the condominium's official name in the HUD list returned no record. The check was repeated by the partial name "Eden" and by the building ZIP code (22 records): the "Eden" projects on the list are in North Miami Beach and Hialeah, not this one. The project is not shown as approved, or in any other status, as of the read date. | HUD, Condominium Lookup, November 5, 2026 |
| Flood zone (FEMA) | Zone AE at the building point (the 1% annual chance flood zone), with a base flood elevation of 8 feet, on panel 12086C0326L (effective September 11, 2009). To the east, across Collins Ave, the panel shows a shaded Zone X strip and then Zone VE with elevation 11 facing the ocean: the building is in Zone AE, not in those strips. FEMA states its map pin is approximate. | FEMA, MSC and FIRMette, FIRM panel 12086C0326L, November 5, 2026 |
| Special assessments (extra charges the association splits among the owners) | Pending official confirmation: no minutes or association document setting a special assessment for this building was read. The current amount of a special assessment is not a public record. | No public record read, November 5, 2026 |
| Court proceedings | Pending official confirmation: in the sources read for this page, no public record of court proceedings for this building was read. | No public record read, November 5, 2026 |
What to ask before you offer
What the public records do not show is held by the building's association. Ask for it in writing and keep the answers:
- The complete reserve study (SIRS). The study is on file in the DBPR list prior to July 2025 and does not appear in the later list. Ask the association for the study, the current reserve level and the proof of the current filing.
- The status of the state structural inspection (milestone) and the county recertification: the notice, the filed report and the closing letter, if they exist.
- Special assessments approved or under discussion: 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 to the condo special assessment explains it.
- If you plan to use an FHA loan: the project does not appear on the HUD list. Ask your lender about single-unit approval and the loan's other routes. The guide to the condo with an FHA loan explains how the list is read.
What is NOT public (but you must verify):
- The exact HOA fee of the unit: it varies by unit (split by square feet and interest percentage); no listing or public record sets it for your unit.
- The current amount of a special assessment: the amount and payment terms 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: internal association 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 comparing a condo with a house, see house or condo in Miami.
Correction notice and sources
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 November 5, 2026:
- Miami-Dade Property Appraiser: unit records of the subdivision "EDEN HOUSE CONDO", its comparable sales tool and each unit's sales history (prices and qualifications).
- HUD, Condominium Lookup: search by the official name, by partial name and by ZIP code, with no record of this project.
- DBPR, SIRS database: the project appears on the public list of SIRS forms submitted prior to July 2025 (ID 221680) and does not appear on the later list.
- FEMA, MSC: FIRMette for the building point, FIRM panel 12086C0326L.
We help you request and read that building's documents.
Building documents are requested in writing before you offer. Leave us your number and we will handle it with you.
Umbralio does not work for this building's association or management, and this page does not sell or represent any of its units.
Umbralio works through One Stop Realty Center Inc, a licensed Florida real estate broker.
Do you own a unit in this building?
We show you what a buyer sees when they look at it. It’s free.
I want to sell my unitWhat you see is a summary of public records as of the date shown. It is not an inspection, an opinion about the building, or legal advice.
Whenever you want to move ahead, we handle it with you.