Florida condosMiami-Dade County
Miami-Dade County condos
2,216 condo communities with 25 or more units are registered with the state in Miami-Dade County. 1,458 were declared or built before 1997, the group whose first milestone inspection was most likely due by the end of 2026, and DBPR's SIRS database lists a study for at least 460 of them (32%).
Dates assume a certificate of occupancy in the year built or declared and three or more habitable stories (s. 553.899(3)(a), F.S.). A missing filing isn't proof a study wasn't done.
DBPR condo file Oct 3, 2026 · DBPR SIRS database pulled Oct 5, 2026
condo communities with 25 or more units, 293,111 units in all.
built or declared before 1997: first milestone inspection most likely due by the end of 2026.
of those have a SIRS on file with DBPR (at least; 32%).
median year built, across 1,659 communities with a year on file.
Miami-Dade County deadlines
Each building official sends milestone notices and can set a 25-year clock (s. 553.899(3)(b), F.S.). Unincorporated Miami-Dade County: Miami-Dade County Regulatory and Economic Resources, Building; lookup: Building Recertification search. Its page says: "Each year, properties become subject to the recertification process pursuant to Section 8-11(f) of the Code of Miami-Dade County at 30 years for inland buildings and 25 years for coastal buildings and every 10-year interval thereafter for the life of the structure." (source).
Cities in Miami-Dade County
| City | Communities | Built or declared before 1997 | SIRS on file (at least) |
|---|---|---|---|
| Miami | 980 | 602 | 169 (28%) |
| Miami Beach | 309 | 234 | 103 (44%) |
| Hialeah | 214 | 177 | 23 (13%) |
| North Miami Beach | 164 | 150 | 60 (40%) |
| North Miami | 76 | 72 | 22 (31%) |
| Coral Gables | 53 | 25 | 16 (64%) |
| Aventura | 43 | 10 | 6 (60%) |
| Key Biscayne | 41 | 31 | 14 (45%) |
| Sunny Isles Beach | 36 | 4 | 4 (100%) |
| Doral | 35 | 5 | 3 (60%) |
| Miami Lakes | 30 | 14 | 2 (14%) |
| North Bay Village | 29 | 15 | 4 (27%) |
| Homestead | 28 | 10 | 1 (10%) |
| Bay Harbor Islands | 27 | 14 | 5 (36%) |
| Hialeah Gardens | 21 | 11 | 1 (9%) |
| Surfside | 20 | 14 | 6 (43%) |
| Bal Harbour | 14 | 8 | 6 (75%) |
| Fisher Island | 13 | 10 | 4 (40%) |
| Coconut Grove | 10 | 4 | 2 (50%) |
| Williams Island | 8 | 6 | 2 (33%) |
| Kendall | 7 | 3 | 0 (0%) |
| Sweetwater | 7 | 7 | 2 (29%) |
| Miami Shores | 6 | 6 | 1 (17%) |
| Sunny Isles | 5 | 2 | 0 (0%) |
| Panama City Beach | 1 | 53 | 19 (36%) |
| Boca Raton | 1 | 254 | 88 (35%) |
| Dania | 1 | 30 | 10 (33%) |
| Miami Gardens | 4 | 1 | 1 (100%) |
| Opa-Locka | 4 | 3 | 0 (0%) |
| West Miami | 4 | 0 | n/a |
| N Bay Village | 4 | 4 | 0 (0%) |
| South Miami | 3 | 2 | 0 (0%) |
| Pinecrest | 3 | 2 | 1 (50%) |
| Miami Springs | 3 | 3 | 1 (33%) |
| Florida City | 2 | 2 | 0 (0%) |
| Naranja | 2 | 1 | 0 (0%) |
| Bay Harbour Island | 2 | 1 | 0 (0%) |
| Golden Beach | 1 | 0 | n/a |
| Unincorporated | 1 | 1 | 0 (0%) |
| Palmetto Bay | 1 | 1 | 0 (0%) |
| S. Miami | 1 | 1 | 0 (0%) |
| Bay Harbor | 1 | 1 | 0 (0%) |
| Opalocka | 1 | 1 | 0 (0%) |
Communities in smaller cities
| Community | City | Units | Built or declared | Floors | SIRS at DBPR | First inspection, if CO that year |
|---|---|---|---|---|---|---|
| Longwood Towers | Bay Harbor | 73 | 1969 | unknown | none found | 2024 |
| Guildford House | Bay Harbour Island | 72 | 1973 | unknown | none found | 2024 |
| Venture at Aventura West | Golden Beach | 191 | 2004 | 7 | On file | 2034 |
| Vista Lago | Miami Gardens | 120 | 2021 | unknown | none found | 2051 |
| Solabella | Miami Gardens | 118 | 2007 | unknown | none found | 2037 |
| Majorca Isles | Miami Gardens | 106 | 2006 | unknown | none found | 2036 |
| Enclave at the Park | Miami Gardens | 53 | 1972 | unknown | On file | 2024 |
| Royal Poinciana | Miami Springs | 52 | 1964 | unknown | none found | 2024 |
| Springs Towers | Miami Springs | 43 | 1967 | 4 | On file | 2024 |
| Royal Springs | Miami Springs | 28 | 1974 | unknown | none found | 2024 |
| Lake Vue Villas | Opa-Locka | 64 | 2007 | unknown | none found | 2037 |
| Michelle Village | Opa-Locka | 44 | 1942 | unknown | none found | 2024 |
| Villagio at Palmetto Bay | Palmetto Bay | 91 | 1969 | unknown | none found | 2024 |
| Monterey Gardens of Pinecrest | Pinecrest | 90 | 1968 | unknown | none found | 2024 |
| Reserve of Pinecrest | Pinecrest | 68 | 2003 | 4 | On file | 2033 |
| Palms of Pinecrest | Pinecrest | 60 | 1967 | 4 | On file | 2024 |
| Valencia | South Miami | 294 | 2004 | unknown | none found | 2034 |
| Lee Park | South Miami | 117 | 1974 | unknown | none found | 2024 |
| Oaks at South Miami | South Miami | 48 | 1962 | unknown | none found | 2024 |
| Tuscany Pointe Villas | West Miami | 84 | 2006 | unknown | none found | 2036 |
| Visions at Fountainbleau Park | West Miami | 80 | 2003 | unknown | none found | 2033 |
| Village at West Miami | West Miami | 26 | 2007 | unknown | none found | 2037 |
Oldest communities
| Community | City | Units | Built or declared | Floors | SIRS at DBPR | First inspection, if CO that year |
|---|---|---|---|---|---|---|
| Mercury South Beach | Miami Beach | 44 | 1921 | 3 | On file | 2024 |
| Casa Grande | Miami Beach | 38 | 1923 | 5 | On file | 2024 |
| Fountain Hotel | Miami Beach | 33 | 1924 | unknown | none found | 2024 |
| Roosevelt | Miami Beach | 37 | 1925 | 3 | On file | 2024 |
| Habana | Miami Beach | 35 | 1925 | unknown | none found | 2024 |
| Esplanade Beach | Miami Beach | 32 | 1925 | 3 | On file | 2024 |
| Everglades East | Miami Beach | 31 | 1925 | unknown | none found | 2024 |
| Fenimore | Miami Beach | 29 | 1925 | unknown | none found | 2024 |
| Sevilla | Miami Beach | 29 | 1925 | unknown | none found | 2024 |
| Venetian Manor | Miami Beach | 27 | 1925 | unknown | none found | 2024 |
| Windsor Plaza | Miami Beach | 26 | 1925 | 3 | On file | 2024 |
| Hamilton | Miami Beach | 26 | 1925 | unknown | none found | 2024 |
| Roney Palace | Miami Beach | 569 | 1926 | unknown | none found | 2024 |
| Polo | Miami Beach | 26 | 1926 | unknown | none found | 2024 |
| Mendoza | Coral Gables | 32 | 1927 | unknown | none found | 2024 |
| Aviator | Miami Beach | 44 | 1930 | unknown | none found | 2024 |
| Riverview | Miami | 26 | 1930 | unknown | none found | 2024 |
| Helen Mar | Miami Beach | 86 | 1936 | unknown | none found | 2024 |
| Royal South Beach | Miami Beach | 42 | 1936 | unknown | none found | 2024 |
| 1300 Pennsylvania | Miami Beach | 29 | 1936 | unknown | none found | 2024 |
| Parc Vendome | Miami Beach | 25 | 1936 | unknown | none found | 2024 |
| Barbizon Beach Club | Miami Beach | 43 | 1937 | 4 | On file | 2024 |
| Drake | Miami Beach | 31 | 1937 | unknown | none found | 2024 |
| South Beach Hudson | Miami Beach | 26 | 1937 | unknown | none found | 2024 |
| Flamingo | Miami Beach | 25 | 1937 | unknown | none found | 2024 |
| Ocean Villas | Miami Beach | 59 | 1938 | unknown | On file | 2024 |
| Monterrey | Miami Beach | 27 | 1938 | unknown | none found | 2024 |
| Ocean Walk on South Beach | Miami Beach | 78 | 1939 | unknown | none found | 2024 |
| Tudor South Beach Resort | Miami Beach | 62 | 1939 | unknown | none found | 2024 |
| Tudor South Beach Resort | Miami Beach | 57 | 1939 | unknown | none found | 2024 |
| Riverview Villas | Miami Beach | 37 | 1940 | unknown | none found | 2024 |
| Lincoln Road Villas South | Miami Beach | 28 | 1940 | unknown | none found | 2024 |
| Welworth | North Bay Village | 25 | 1940 | unknown | none found | 2024 |
| Mantell | Miami Beach | 77 | 1941 | 5 | On file | 2024 |
| Madison | Miami Beach | 32 | 1941 | unknown | none found | 2024 |
| Michelle Village | Opa-Locka | 44 | 1942 | unknown | none found | 2024 |
| Marseilles | Miami Beach | 32 | 1946 | unknown | none found | 2024 |
| Havana Palms | Miami | 32 | 1946 | unknown | none found | 2024 |
| Casablanca | Miami Beach | 288 | 1948 | unknown | none found | 2024 |
| Winds of | North Bay Village | 60 | 1949 | unknown | none found | 2024 |
Source: DBPR condo file Oct 3, 2026; DBPR SIRS database pulled Oct 5, 2026; Miami-Dade property roll 2026. Deadline calculator · Filing rates by county