Tower Forty One (Miami Beach): what the official records say

This page covers only Tower Forty One Condo, the condominium at 4101 Pine Tree Dr in Miami Beach. Its sales come from the recorded sales the Miami-Dade County Property Appraiser keeps for its subdivision. The reserve study (SIRS) could not be verified in this pass and the page says so: the DBPR site stayed behind its anti-bot check.

In the records read, Tower Forty One appears as its own condominium, with a reference parent folio and one folio per unit. The identity data comes from the Miami-Dade County Property Appraiser (the county office that keeps the record of every property), read on November 5, 2026.

These figures come only from public records, not from listings or the MLS. The count rests on the sales the Property Appraiser records for the "TOWER FORTY ONE CONDO" subdivision between November 2024 and November 2026 (24 months), with its comparable-sales tool limited to the subdivision itself. The record marks each sale with its qualification: the 25 that count are the ones qualified by examination of the deed. Disqualified sales are left out: most are $100 transfers between trusts and transfers that do not represent the market (in 2026 alone the subdivision had 27 sales in total and 8 qualified).

The low-end effect, declared: the $105,000 sale (December 2024) is folio C1, at 91 square feet, which is not a home. Without that folio, the 24 sales of residential units give a $638,750 median and a range from $400,000 to $950,000. This page’s headline figures are those of the full set the record qualifies, and this paragraph leaves the adjustment in plain sight.

The full series of qualified prices, lowest to highest: $105,000 · $400,000 · $410,000 · $440,000 · $500,000 · $520,000 · $525,000 · $600,000 · $605,000 · $610,000 · $612,500 · $612,500 · $615,000 · $662,500 · $665,000 · $690,000 · $720,000 · $775,000 · $790,000 · $800,000 · $850,000 · $850,000 · $862,500 · $925,000 · $950,000. The most recent sales, with the exact date read on each unit’s folio:

Declared: no qualified sale from September to November 2026 appears in the portal (the latest is August 28, 2026), which may reflect the lag with which sales reach the record. The remaining 15 qualified sales were read at month/year resolution in the comparable-sales tool.

One row per topic. "Pending official confirmation" means no public record showing it was read. It does not mean the fact exists or does not exist. "Not verified" means the check itself could not be completed in this pass.

What public records do not show is held by the building’s association. Ask for it in writing and keep the answers:

• The full reserve study (SIRS). In this pass, not even its filing with the DBPR could be verified. Ask the association for the study, the current reserve level and proof of filing. If the association will not hand it over, have them say so in writing.
• The status of the state structural inspection (milestone) and the county recertification: in a 1974 building both inspections are the central document. Ask for the notice, the filed report and the closing letter, if they exist.
• Special assessments approved or under discussion: the minutes of the last two years and the unit’s estoppel letter (what the unit owes the association and the charges in force). The condo special assessment guide explains it.
• Major works: what they include, on what dates, with what permits, who pays for them and how (owner charges, a loan, or reserves).
• If you plan to use an FHA loan: the project is not on HUD’s list. Ask your lender about single-unit approval and the loan’s other routes. The FHA condo loan guide explains how to read the list.

What is NOT public (but you must verify):

• The exact HOA fee of the unit: it varies by unit (split by square footage and interest percentage); no listing or public record sets it for your unit.
• The current amount of a special assessment: the amount and payment terms 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: internal association 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 November 5, 2026:

• Miami-Dade County Property Appraiser: folio records of the "TOWER FORTY ONE CONDO" subdivision and its comparable subdivision sales (prices and qualifications).
• HUD, Condominium Lookup: search by name, by short name and by ZIP code, with no record of this project.
• DBPR, SIRS database: read not completed in this pass (anti-bot check); the block is declared as not verified.
• FEMA, MSC and NFHL viewer: zone label at the building point, FIRM panel 12086C0309L.