Port Royale (Miami Beach): what the official records say

Most of this building's recorded sales in the 24-month window are not resales between individual owners: 131 of the 134 qualified sales of 2026 form a single bulk purchase wave by one entity (KT COLLINS AVE LLC, between June and August 2026). The median and the turnover on this page describe that event, not an ordinary unit-by-unit market; they are published because they are the record, with this explanation beside them.

This page covers only Port Royale, the condominium at 6969 Collins Ave. 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) and of the DBPR condominium registry.

These figures come only from public records, not from listings or the MLS. The sales universe was closed by combining the two official sources: the instrument listing in the Clerk's Official Records (500 cards, which after deduplication and filtering by the building's plat left 180 deeds) and the Property Appraiser's sales census for the subdivision (162 records in the window), with unit-by-unit verification. Price and qualification come only from the Property Appraiser: only a sale rated "Qual by exam of deed" counts. Excluded: transfers with no real price or no market rating (corrective deeds, QCDs, life estates, sales to government or to a financial institution, atypical exposure) and deeds the Property Appraiser has not processed yet, which are declared and never counted.

Almost every operation in the table belongs to the same wave: between June and August 2026, a single entity (KT COLLINS AVE LLC) bought 131 of the 134 units sold that year, with an individual deed per unit. That is why the $375,300 median and the 42.3% turnover describe that bulk purchase event, not a typical resale price between individual owners. Units 406, 611 and 1011 sold twice in the window and count twice. Declared and outside every statistic are 31 unprocessed deeds: 5 whose Property Appraiser record is marked "Unable to process sale due to deed errors" and 26 Clerk deeds (August to October 2026, all acquisitions by the same entity) with no sale record at the Property Appraiser as of October 23, 2026. When the Property Appraiser processes and qualifies them, the n and the median will move. Another 19 candidates were excluded for the reason the Property Appraiser noted. Package reconciliation: 188 candidates = 138 qualified + 19 excluded + 5 with deed errors + 26 unprocessed. 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 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: ask your lender about the HUD list and 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: folio 02-3211-026-0001, the address count and the sales census by subdivision.
• Miami-Dade Clerk, Official Records: instrument listing for the building over the 24-month window; the database reached October 19, 2026.
• HUD, Condominium Lookup: searches in Florida by the name "Port Royale", with ZIP code 33141 and without it.
• DBPR, SIRS database: both lists.
• DBPR, license search: the building's condominium registry record.
• FEMA, Map Service Center: official FIRMette for the address, panel 12086C0326L.