Plaza Del Prado (Aventura): what the official records say

At the Property Appraiser the condominium appears as "DEL PRADO CONDO", under parent folio 28-2210-014-0001, with tower addresses between 18011 and 18081 Biscayne Blvd. This page covers that whole complex; the differences between what the DBPR registry queue carries and what the Property Appraiser shows are declared, not resolved here.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), Florida's corporate registry (Sunbiz), the DBPR SIRS database, HUD's condominium list and FEMA's official flood zone map, read on October 23, 2026.

These figures come only from public records, not from listings or the MLS. The package took the subdivision's sales at the Property Appraiser between October 22, 2024 and October 22, 2026 (24 months), with unit-by-unit verification of the October 2024 edge and a spot cross-check in the Clerk's Official Records. Only a residential sale with a positive price and the Property Appraiser's own "Qual by exam of deed" rating counts. Excluded: transfers with no real price (corrective deeds, QCDs, life estates), atypically motivated sales and government agency sales, and deeds the Property Appraiser could not process (they are declared and never counted). Qualified accessory sales (parking and B/E/F units) are counted apart and do not enter the residential series.

The full list of the 24 qualified residential prices, exactly as the package reports them: $113,000 · $145,000 · $160,000 · $175,000 · $179,900 · $200,000 · $210,000 · $210,000 · $217,000 · $220,000 · $220,000 · $222,000 · $239,000 · $240,000 · $250,000 · $270,000 · $280,000 · $280,000 · $285,000 · $295,000 · $325,000 · $400,000 · $410,000 · $442,000. The package verified each sale on its unit's record, but its report delivers them in aggregate, without each one's date and unit: this page publishes the full price list instead of an operations table the package does not carry.

The operations the package does document one by one are the qualified accessory sales, which stay outside the residential series:

Package caveats: the Property Appraiser's 2026 sales are processed only through July 2026 — there is a lag. Two deeds came back "Unable to process sale due to deed errors" (folios 28-2210-014-2360 and 28-2210-014-6500) and a third exists only at the Clerk (unit 504-2, 18021 Biscayne Blvd, recorded October 8, 2026) with no row at the Property Appraiser yet: all three are declared and not counted, and August to October 2026 deeds at other tower addresses could exist only at the Clerk. The Clerk's coverage reached October 19, 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 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: two submissions appear at the DBPR, but their 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 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 23, 2026:

• Miami-Dade Property Appraiser, property search: parent folio 28-2210-014-0001 and sales of the DEL PRADO CONDO subdivision, verified unit by unit.
• Miami-Dade Clerk, Official Records: verified spot cross-check and coverage declared through October 19, 2026.
• DBPR, SIRS database: list of submissions before July 2025, IDs 291584 and 291565.
• HUD, Condominium Lookup: searches for "Plaza Del Prado" and "Del Prado" in Florida, with no results.
• FEMA, Map Service Center: FIRMette for panel 12086C0134L, lookup by 18021 Biscayne Blvd.
• Sunbiz, Florida corporate registry: PLAZA DEL PRADO CONDOMINIUM ASSOCIATION, INC., document 719928.