Grove Isle, Buildings A, B and C (Miami): what the official records say

Grove Isle is three buildings on a single parent folio (01-4114-015-0001), each with its own address and year: A at 1 Grove Isle Dr (1979), B at 2 Grove Isle Dr (1980) and C at 3 Grove Isle Dr (1981), in Coconut Grove. This page covers the whole complex, separates what belongs to each building when the record separates it, and publishes turnover only for the complex as a whole.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), the DBPR license registry and SIRS database, and HUD's condominium list, read on October 23, 2026. The complex has three buildings and three addresses: that is why this page carries no single sale address, and each building is treated under its own.

These figures come only from public records, not from listings or the MLS. The package was built building by building: the recorded sales between October 22, 2024 and October 22, 2026 (24 months) were listed with the parent folio subdivision's sales list (Comparable Sales) and checked unit by unit at the Property Appraiser. Price and qualification come only from the Property Appraiser; only a sale that office qualified counts ("Qual by exam of deed"; the multi-parcel deed carries its "Qual on DOS, multi-parcel sale" rating). Excluded: transfers with no real price (corrective deeds, QCDs, life estates), trustee or affiliated-party transfers the Property Appraiser did not qualify, and deeds that office could not process (they are declared and never counted).

Package notes: the multi-parcel deed for units C1601 and C1602 (March 3, 2026, $4,050,000) is counted once. A sale the Comparable Sales list shows for unit C1001 (October 2024, $2,150,000, qualified) is NOT counted in any aggregate: that unit's record shows no sale in 2024 (its last recorded sale is a corrective deed from June 2022 for $100) and the unit-by-unit check governs; it stands declared as a discrepancy. The cross-check with the Clerk was blocked for Buildings B and C (the portal's security verification, in the 2 attempts allowed) and the Clerk's address index undercounts the complex: that is why this section carries no recording numbers (CFN) for B and C, and the Clerk's coverage reached October 19, 2026.

Two Building A deeds stand declared outside the counts: unit A810's ($2,350,000, qualified), outside the window because its sale date (October 8, 2024) and its recording (October 21, 2024) are both before October 22, 2024, and unit A1504's, recorded on October 14, 2026 only at the Clerk and with no sale row at the Property Appraiser, never counted.

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 and state structural inspection (milestone) status: the reports filed and the closing letters, if they exist. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan: a submission appears at the DBPR, but its contents are not public; ask for the 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).
• If you plan to use an FHA loan: the project shows with single-unit approval rejected on HUD's list; ask your lender what options remain for your unit. The guide on a condo with an FHA loan explains how to read the list.
• Your unit's exact building: the three buildings share a parent folio and an association; confirm by the address (1, 2 or 3 Grove Isle Dr) that the documents you receive are for your unit's building.

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 01-4114-015-0001, the unit records of the three buildings and the subdivision sales list (Comparable Sales).
• Miami-Dade Clerk, Official Records: coverage declared through October 19, 2026; the cross-check for Buildings B and C was blocked by the security verification (2 attempts) and its address index undercounts the complex.
• HUD, Condominium Lookup: project "GROVE ISLE", ID A015000 001.
• DBPR, SIRS database: both lists.
• DBPR, license search: GROVE ISLE ASSN., INC. (Lic. MA00009303) and the project "GROVE ISLE, A CONDO" (Lic. PR1P010003).
• Miami-Dade County official flood zone tool (on FEMA data): lookup by 1 Grove Isle Dr.