Towers of Key Biscayne (Key Biscayne): what the official records say

Towers of Key Biscayne is six towers on a single parent folio (24-5204-010-0001) at two addresses on Crandon Blvd: Towers A, B and C at 1111 and Towers D, E and F at 1121. Its sales were closed from the Property Appraiser's list — the spot deed verification at the Clerk was produced on October 25, 2026, with candidate D1207 confirmed, and that is declared in the market section — and the unit count does not reconcile between the Property Appraiser and the DBPR, so no turnover is published.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), the county association registry, the DBPR SIRS database and HUD's condominium list, read on October 23, 2026. The condominium has six towers at two addresses: that is why this page carries no single sale address.

These figures come only from public records, not from listings or the MLS. The sales core was closed at the Property Appraiser: the subdivision's sales under the parent folio between October 23, 2024 and October 23, 2026 (24 months) were listed from its sales list (Comparable Sales), and the classification comes only from the Property Appraiser's own rating — a positive price and "Qual by exam of deed". Excluded: QCDs, life estates, sales by trustees or executors, atypically exposed sales, and the deed the Property Appraiser could not process (it is declared and never counted). The deed verification at the Miami-Dade Clerk was produced later, on October 25, 2026, with a registered session in its portal (Official Records), and it was a spot check on one candidate: Official Records Book 34502 / Page 2332 is the deed (DEED) for unit D1207, recorded on November 20, 2024, Clerk's File 2024R878149, and it matches this unit's qualified Property Appraiser row (Property Appraiser sale date: October 30, 2024; price $1,980,000, identical to the amount in the Clerk's detail). The difference between the two dates is the sale date versus the recording date, and it is declared so they are not confused. No full enumeration of the building was run at the Clerk: no other deed in this reading comes from that source.

Latest qualified sales. Dates are at month precision, as they come from the Property Appraiser's list:

Package notes: the reconciliation closes at 107 rows (33 qualified + 73 excluded + 1 unprocessed). A declared anomaly: unit B108 concentrates 25 rows in 2025 (24 QCDs at $100 and 1 trustees' sale at $1,650,000), all excluded under the Property Appraiser's rating and checked against its individual history: they are distinct rows, with distinct recording pages. The listing is complete over the Property Appraiser's list as it stood on October 23, 2026; a sale recorded but not yet processed or listed by that office would not appear.

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. Key Biscayne is an incorporated municipality: the process may run before the municipality itself rather than the county portal. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan: its submission appears on both DBPR lists, 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 condominium has no record 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.
• Your unit's exact address: Towers A, B and C are at 1111 Crandon Blvd and Towers D, E and F at 1121 Crandon Blvd; confirm the documents you receive correspond to your unit's tower.

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 24-5204-010-0001 and its sales list by subdivision (Comparable Sales), 107 rows in the window.
• Miami-Dade County association registry (RER): record CR23004016, "THE TOWERS OF KEY BISCAYNE, INC.", 538 units.
• HUD, Condominium Lookup: search for "Towers of Key Biscayne" in Florida, with no records.
• DBPR, SIRS database: both lists, with a submission on each.
• FEMA Map Service Center and NFHL viewer: FIRM panel 12086C0491L, zone AE (EL 8).
• Miami-Dade Clerk, Official Records: spot verification produced on October 25, 2026 with a registered session: the candidate deed for unit D1207 was confirmed (Book 34502 / Page 2332; recorded November 20, 2024; Clerk's File 2024R878149). No full enumeration of the building was run in that source.