Mystic Pointe Tower 500 (Aventura): what the official records say

Mystic Pointe has several towers and this page covers only Tower 500, which has its own parent folio at the Property Appraiser (28-2202-029-0001). What the records show for the 500 does not apply to the other towers, and what they show for the others does not apply to the 500.

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), the DBPR condominium registry and Florida's corporate registry (Sunbiz). 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 package was built from the Property Appraiser's Comparable Sales filtered to this subdivision, with unit-by-unit checks: price and qualification come only from the 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, affiliated-party 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: $327,500 · $330,000 · $330,000 · $335,000 · $340,000 · $350,000 · $355,000 · $362,500 · $367,500 · $370,000 · $370,000 · $372,000 · $398,000 · $405,000 · $420,000 · $440,000 · $453,000 · $462,000 · $465,000 · $475,000 · $500,000 · $510,000 · $530,000 · $540,000 · $550,000 · $550,000 · $600,000 · $655,000 · $725,000 · $735,000 · $820,000 · $840,000 · $890,000.

Package reconciliation: 81 Property Appraiser transactions in the window = 33 qualified + 48 excluded (32 corrective or QCD; 9 life estate transfers; 6 unprocessed, never counted — among them unit 2502, $450,000, of June 2026 —; 1 affiliated-party sale). No sale was of an accessory folio and no multi-unit sales were detected. Clerk route declared by the package: its Property/Condo index only returns records under the address "3530 MYSTIC POINTE DR + suite without hyphen"; unit 101 was checked there (deed recorded on April 27, 2026). Unit 2103 ($470,000, Property Appraiser date September 30, 2024) was recorded on October 18, 2024: it fell outside the window by both routes. Declared caveat: the Clerk database reaches October 19, 2026 and the Property Appraiser showed no sales for this tower from August to October 2026.

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 this tower'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: the filing is on record in the DBPR database, but the association holds its contents. If the association does not hand it over, 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 rejected on HUD's list, with single-unit approval only; ask your lender about that route. 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 28-2202-029-0001 and the subdivision's comparable sales (prices and qualifications).
• Miami-Dade Clerk, Official Records: route declared in the market section (check of unit 101 and of unit 2103's recording); the database reached October 19, 2026.
• HUD, Condominium Lookup: project "MYSTIC POINTE TOWER 500", ID A013843 001.
• DBPR, SIRS database: list of submissions from July 2025 on.
• Sunbiz, Florida corporate registry: association "MYSTIC POINTE TOWER 500 CONDOMINIUM ASSOCIATION, INC." (N41945).
• FEMA, Map Service Center: NFHL, FIRMette for the point checked (FEMA wave 1 of October 23, 2026), with the query route declared in the records section.