Fifty-Six Sixty (Miami Beach): what the official records say

This page covers only the condominium under folio 02-3211-023-0001, at 5660 Collins Ave. Other buildings on the same avenue have their own folios and their own records: what the records show for this one does not apply to the others, and what they show for the others does not apply to this one.

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. 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. The deeds (DEED) for "5660 Collins Ave" were listed in the Miami-Dade Clerk's Official Records and deduplicated by file number: 20 unique instruments remained between October 22, 2024 and October 22, 2026 (24 months). Each candidate sale was checked at the Property Appraiser, and price and qualification come only from there. Only a sale with a positive price and the "Qual by exam of deed" or "Sales which are qualified" rating counts. Excluded: transfers with no real price (corrective deeds, QCDs, life estates) and deeds the Property Appraiser has not processed or qualified yet (they are declared and never counted).

The verified package publishes the aggregate series —count, median and range— and the prices of the 13 sales, without tying each price to its date and unit; that is why this page does not publish a sale-by-sale table. The full price series, lowest to highest, is: $780,000 · $800,000 · $800,000 · $820,000 · $850,000 · $940,000 · $952,500 · $979,500 · $1,020,000 · $1,062,000 · $1,416,200 · $1,450,000 · $1,700,000. The package does record that two units sold twice in the window (18D, in December 2024 and February 2026, and 2A, in December 2024 and January 2026), and they count twice each.

Package reconciliation: 20 unique instruments = 13 qualified sales + 5 excluded for the reason the Property Appraiser gives (4 corrective deeds or QCDs with minimum $100 consideration —among them two for unit 14A, one to the owner's own revocable trust— and 1 transfer of a life estate interest) + 2 unprocessed. Two qualified sales stayed out of the window, with an express note, because both their Property Appraiser date and their recording predate October 22, 2024: unit 19D ($1,500,000, September 5, 2024) and unit 14E ($1,143,700, October 2, 2024). The Clerk's 500-card cap was checked with a bounded search (September 24 to October 22, 2026: no new instrument) and a positive control (September 1 to 23, 2026: exactly the 2 known instruments): the cap hid no deeds in the window. The Clerk's declared coverage reached October 19, 2026. There were no multi-unit sales and no accessory-unit sales.

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 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. If the association does not have them, 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: 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 21, 22 and 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 02-3211-023-0001 and unit-by-unit verification of the sales.
• Miami-Dade Clerk, Official Records: deed enumeration by the address "5660 Collins Ave" over the 24-month window; declared coverage reached October 19, 2026.
• HUD, Condominium Lookup: search for the project, October 21, 2026 (no record).
• DBPR, SIRS database: both lists, read on October 21, 2026.
• DBPR, license search: the building's condominium registry record (90 units, 1970 registration).
• FEMA, Map Service Center: locator map and FIRM panel 12086C0328L, October 22, 2026.