Triton Tower (Miami Beach): what the official records say

This page covers only Triton Tower, at 2899 Collins Ave, folio 02-3226-007-0001. It is a large condominium —562 units according to the DBPR— and every item on this page carries the source it came from and the date it was read.

The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and the DBPR condominium registry, read on October 23, 2026. 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 deeds for the address "2899 Collins Ave" were listed in the Miami-Dade Clerk's Official Records: 362 cards, 109 unique file numbers (CFN). Each instrument was crossed with its disposition at the Property Appraiser, and price and qualification come only from there. Only a sale with a positive price and the "Qual by exam of deed" or "Sales which are qualified" rating counts. Excluded: transfers with no real price (corrective deeds, QCDs, life estates), fiduciary transfers and atypically motivated ones, and deeds the Property Appraiser has not processed yet (they are declared and never counted).

The verified package publishes the full series of the 50 prices in chronological order by Property Appraiser date, without tying each price to its date and unit; that is why this page does not publish a sale-by-sale table. The series, in that order, is: $210,000 · $435,000 · $345,000 · $265,000 · $600,000 · $247,500 · $420,000 · $270,000 · $350,000 · $350,000 · $195,000 · $295,000 · $203,000 · $345,000 · $265,000 · $285,000 · $335,000 · $260,000 · $269,000 · $285,000 · $272,000 · $351,000 · $320,000 · $385,000 · $262,000 · $500,000 · $238,000 · $325,000 · $330,000 · $305,000 · $310,000 · $275,000 · $330,000 · $310,000 · $505,000 · $322,500 · $360,000 · $330,000 · $306,000 · $302,500 · $292,000 · $280,000 · $245,000 · $336,000 · $495,000 · $272,500 · $400,500 · $247,500 · $306,000 · $335,000.

The 4 cabanas in the table are qualified accessory sales: they are kept separate and never enter the residential series. Package reconciliation: 109 CFN = 102 residential instruments + 6 accessory ones + 1 deed for an unrelated lot (Plat 102/420, which is not this condominium). The 102 residential ones split into 50 qualified + 41 excluded for the Property Appraiser's stated reason (23 corrective deeds or QCDs —one of them, unit 940's, appears only at the Property Appraiser and not in the Clerk search—, 15 transfers of a life estate interest, 3 fiduciary, bankruptcy or executor transfers, and 1 atypically motivated: PH F, at $820,000) + 2 unprocessed (units 1531 and 747, "Unable to process — deed errors", never counted) + 9 recorded within the window that have no Property Appraiser row yet (deeds from August 21 to October 22, 2026; the Property Appraiser appears processed only through recordings from late July 2026). Three sales (units 602, 1627 and 1433) have a Property Appraiser date before October 22, 2024 and enter only through their recording within the window, noted here. Of the accessory units, 1 more cabana was excluded as a QCD and 1 has no Property Appraiser row. The Clerk's header declared data through October 19, 2026, but returned a recording dated October 22, 2026: the inconsistency is the source's and is declared as such.

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: the project is not approved on HUD's list and the only single-unit application on record was rejected in December 2024; ask your lender what the current status is and what options exist for your unit. 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 02-3226-007-0001 and the crossing of each instrument with its unit's disposition.
• Miami-Dade Clerk, Official Records: deed enumeration by the address "2899 Collins Ave" over the 24-month window; its header declared data through October 19, 2026.
• HUD, Condominium Lookup: "TRITON TOWER" record, ID A014849 001.
• DBPR, SIRS database: both lists, checked on October 23, 2026 (no row for this building).
• DBPR, license search: the building's condominium registry record (562 units).
• FEMA, National Flood Hazard Layer: panel 12086C0336L, October 23, 2026.