Florida condosMiami-Dade CountyMiami BeachSouth Pointe Towers
South Pointe Towers, Miami Beach
A structural integrity reserve study (SIRS) is on file with the state for this 206-unit community at 400 South Pointe Drive, completed October 29, 2024 by an engineer (DBPR's SIRS database, as of October 5, 2026).
The association reports 25 floors and a 1987 construction year. If its certificate of occupancy (CO) was issued in 1987, its first milestone inspection would have been due by December 31, 2024 (s. 553.899(3)(a), F.S.). Whether it was done is on file with the local building official.
SIRS completed October 29, 2024.
Year built (county roll).
Floors (SIRS filing).
First inspection would have been due.
Timeline
- 1987Declaration recorded October 13, 1987.
- 2024First milestone inspection would have been due.
- 2024SIRS completed October 29, 2024; the next is due within 10 years (s. 718.112(2)(g)1., F.S.).
Need the next inspection or study priced?
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Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 206 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | October 13, 1987 | DBPR condo file, Oct 3, 2026 |
| Year built | 1987 | Miami-Dade property roll (1987); association's SIRS filing (1987) |
| Floors | 25 | SIRS filing, self-reported |
| SIRS completed | October 29, 2024, by an engineer | DBPR SIRS database, Oct 5, 2026 |
| DBPR project number | PR1S013478 | DBPR condo file, Oct 3, 2026 |
| FEMA flood zone | AE, base flood elevation 8 ft (high risk, special flood hazard area) | FEMA flood layer, Oct 5, 2026 |
| Unit parcels | 232 on the county roll, averaging 1,160 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 0.2 mile | Our calculation, TIGER 2024 |
Owners
Owners can ask the board for South Pointe Towers's inspection summary, if one was done, and the October 29, 2024 SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
Miami Beach comparison
South Pointe Towers is older than 31% and larger than 81% of Miami Beach's 309 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 309 Miami Beach condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Portofino Tower | 228 | 1996 | none found | 0.00 mi |
| One Ocean | 49 | 2016 | On file | 0.01 mi |
| Murano at Portofino | 189 | 2002 | On file | 0.09 mi |
| Apogee | 67 | 2007 | On file | 0.09 mi |
| Marea | 30 | 2015 | none found | 0.09 mi |
| Concord House | 26 | 1959 | none found | 0.11 mi |
| Mercury South Beach | 44 | 1921 | On file | 0.11 mi |
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FAQ
Does South Pointe Towers in Miami Beach need a milestone inspection?
Yes, at 30 years from its certificate of occupancy, if it has three or more habitable stories; its SIRS filing reports 25 floors.
Has South Pointe Towers filed its SIRS?
DBPR lists a South Pointe Towers study completed October 29, 2024.
Corrections: condoduedate@agentmail.to · Deadline calculator