Florida condosMiami-Dade CountyNorth Miami Beach
North Miami Beach condos
165 condo communities with 25 or more units are registered with the state in North Miami Beach, holding 23,294 units. 150 were declared or built before 1997, the group whose first milestone inspection was most likely due by the end of 2026. DBPR's SIRS database lists a study for at least 60 of them (40%).
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 · Miami-Dade County
condo communities with 25 or more units in North Miami Beach.
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; 40%).
median year built, across 131 communities with a year on file.
Who sets the deadline in North Miami Beach
The local building official sends the milestone notice, keeps the Phase 1 and Phase 2 reports and can set a 25-year clock instead of 30 (s. 553.899(3)(b), F.S.). For North Miami Beach that is City of North Miami Beach Building Department. Look up a building's status in Recertification. The department's own page says: "In accordance with the Miami Dade County Code, section 8-11 (f), all buildings, except single-family residences, duplexes, and minor structures, which are thirty (30) years or older must be recertified by the Building Official when the structure becomes 30 years old and then every 10 years after the first Recertification." (source).
66% of the 141 North Miami Beach communities we could place on a map are within 3 miles of the coastline (our calculation from Census geocodes and the TIGER 2024 coastline; the law has no automatic 3-mile rule).
Every condo community with 25 or more units in North Miami Beach
Largest first. Names link to a page where we have enough records on the building.
| Community | Units | Built or declared | Floors | SIRS at DBPR | First inspection, if CO that year |
|---|---|---|---|---|---|
| Jade Winds | 916 | 1974 | unknown | none found | 2024 |
| Coronado | 760 | 1975 | unknown | On file | 2024 |
| Commodore Plaza at Century | 654 | 1970 | unknown | none found | 2024 |
| Plaza del Prado | 621 | 1970 | unknown | On file | 2024 |
| Arlen House East | 600 | 1975 | 22 | On file | 2024 |
| Buckley Towers | 564 | 1969 | unknown | On file | 2024 |
| Mystic Pointe Tower | 483 | 1991 | 34 | On file | 2024 |
| Coastal Towers | 428 | 1979 | unknown | none found | 2024 |
| Wilshire | 378 | 1975 | unknown | none found | 2024 |
| Eden Isles Part | 364 | 1969 | unknown | none found | 2024 |
| Avila | 360 | 1973 | unknown | none found | 2024 |
| Villa Dorada | 360 | 1973 | unknown | none found | 2024 |
| Mystic Pointe | 353 | 1988 | 31 | On file | 2024 |
| Clipper at Biscayne Cove | 328 | 1980 | 21 | On file | 2024 |
| Mystic Pointe | 313 | 1988 | 19 | On file | 2024 |
| Arlen House | 312 | 1968 | unknown | none found | 2024 |
| Arlen House West | 312 | 1969 | 22 | On file | 2024 |
| Mystic Pointe | 294 | 1987 | 31 | On file | 2024 |
| Turnberry Towers | 292 | 1981 | 29 | On file | 2024 |
| Biscaya | 288 | 1972 | unknown | none found | 2024 |
| Turnberry Isle | 288 | 1979 | unknown | none found | 2024 |
| Turnberry Isle South | 277 | 1978 | unknown | none found | 2024 |
| Ensenada | 276 | 1971 | unknown | On file | 2024 |
| Tower at Biscayne Cove | 264 | 1980 | 27 | On file | 2024 |
| Nexo Residences | 254 | 2026 | unknown | none found | 2056 |
| Mystic Pointe Tower | 251 | 1991 | unknown | none found | 2024 |
| Pinnacle | 242 | 1998 | unknown | none found | 2028 |
| Ocean | 241 | 1999 | 30 | On file | 2029 |
| Marina Palms Residences | 234 | 2013 | 24 | On file | 2043 |
| Marina Palms Residences South | 234 | 2014 | 25 | On file | 2044 |
| Woodside | 232 | 1973 | unknown | On file | 2024 |
| One Island Place | 227 | 1988 | 30 | On file | 2024 |
| Sands Pointe Ocean Beach and Resort | 226 | 1996 | 28 | On file | 2026 |
| Harbour South | 213 | 2018 | 32 | On file | 2048 |
| Harbour | 212 | 2018 | 32 | On file | 2048 |
| M Resort Residences | 210 | 2005 | unknown | none found | 2035 |
| Portsview at the Waterways | 209 | 1987 | unknown | On file | 2024 |
| Romont South Green Community | 204 | 1974 | unknown | none found | 2024 |
| Avila South | 196 | 1973 | 5 | On file | 2024 |
| Bravura | 192 | 1972 | unknown | On file | 2024 |
| Lake Park | 192 | 1969 | unknown | none found | 2024 |
| Landmark | 184 | 1990 | unknown | none found | 2024 |
| 4000 Island Blvd Williams Island | 181 | 1985 | unknown | none found | 2024 |
| Harborside at the Waterways | 181 | 1991 | unknown | none found | 2024 |
| Royal Oaks | 180 | 1969 | unknown | none found | 2024 |
| Royal Bahamian | 164 | 1968 | unknown | none found | 2024 |
| Southview at Aventura the | 160 | 1986 | unknown | On file | 2024 |
| Stratford House | 160 | 1969 | unknown | none found | 2024 |
| Le Cartier | 158 | 1972 | unknown | none found | 2024 |
| Crestview Towers | 156 | 1970 | 10 | On file | 2024 |
| Gateway House | 154 | 1970 | unknown | none found | 2024 |
| Bonavista | 150 | 1973 | 18 | On file | 2024 |
| Lake View of the California Club | 147 | 1981 | 7 | On file | 2024 |
| Marina Tower | 147 | 1982 | 30 | On file | 2024 |
| Fifth Moorings | 145 | 1969 | unknown | none found | 2024 |
| Bonavida | 144 | 1973 | unknown | none found | 2024 |
| Greynolds Park Club | 139 | 1979 | unknown | On file | 2024 |
| Canongate | 138 | 1969 | unknown | none found | 2024 |
| Chantilly | 130 | 1981 | unknown | none found | 2024 |
| Skylake Gardens | 128 | 1965 | unknown | none found | 2024 |
| Isles | 124 | 1974 | unknown | On file | 2024 |
| Carlton Bay | 120 | 1973 | unknown | none found | 2024 |
| Eastern Shores White House | 119 | 1971 | unknown | none found | 2024 |
| Millennium | 118 | 1999 | 34 | On file | 2029 |
| Riviera | 118 | 1966 | unknown | none found | 2024 |
| Tall Trees | 117 | 1971 | 6 | On file | 2024 |
| Azure Lake | 112 | 1970 | unknown | none found | 2024 |
| Cedar Glenn | 106 | 1974 | unknown | none found | 2024 |
| Coco Wood | 106 | 1978 | unknown | none found | 2024 |
| Bayswater Court | 105 | 1973 | unknown | none found | 2024 |
| Biscayne Lake Gardens | 105 | 1963 | unknown | none found | 2024 |
| Riverwood | 104 | 1974 | unknown | none found | 2024 |
| Skylake Gardens | 104 | 1965 | unknown | none found | 2024 |
| Caribbean Breeze | 102 | 1974 | unknown | none found | 2024 |
| Eastern Shores Palo Alto | 97 | 1966 | unknown | On file | 2024 |
| Marina Cove at Harbor Village | 96 | 1989 | unknown | none found | 2024 |
| Skylake Gardens | 96 | 1964 | unknown | none found | 2024 |
| Skylake Gardens | 96 | 1964 | unknown | none found | 2024 |
| Aqua Vista Townhomes | 95 | 2006 | unknown | none found | 2036 |
| Coral Isle East | 90 | 1971 | unknown | none found | 2024 |
| Coral Isle West | 90 | 1972 | unknown | none found | 2024 |
| Costain Villas Townhomes of Harbor Village | 90 | 1985 | unknown | none found | 2024 |
| Golden Bay Club | 85 | 1999 | 12 | On file | 2029 |
| King S Point Imperial | 82 | 1962 | 6 | On file | 2024 |
| Island Shores | 81 | 1972 | unknown | On file | 2024 |
| Bay Country Club | 80 | 1972 | unknown | none found | 2024 |
| Lofts Town Villas | 80 | 1972 | unknown | none found | 2024 |
| Rolling Green | 80 | 1968 | 4 | On file | 2024 |
| Rolling Green | 80 | 1969 | unknown | none found | 2024 |
| Rolling Green | 80 | 1969 | 4 | On file | 2024 |
| Rolling Green | 80 | 1969 | 4 | On file | 2024 |
| Rolling Green | 80 | 1970 | unknown | none found | 2024 |
| Rolling Green | 80 | 1970 | 4 | On file | 2024 |
| Rolling Green | 80 | 1970 | 4 | On file | 2024 |
| Sandpiper | 78 | 1973 | unknown | none found | 2024 |
| Le Maisonneuve | 77 | 1992 | 10 | On file | 2024 |
| Fourth Horizons | 75 | 1967 | 3 | On file | 2024 |
| Horizons | 75 | 1967 | 3 | On file | 2024 |
| New Horizons | 72 | 1967 | unknown | On file | 2024 |
| Sixth Moorings | 72 | 1967 | unknown | none found | 2024 |
| Andor Plaza | 70 | 1969 | 9 | On file | 2024 |
| Le Frontenac | 70 | 1991 | 6 | On file | 2024 |
| Windwood | 68 | 1973 | unknown | none found | 2024 |
| Colonial Court | 66 | 1961 | unknown | none found | 2024 |
| Golden Gate Apartments | 66 | 2004 | unknown | none found | 2034 |
| Lakes at la Paz | 64 | 1988 | unknown | none found | 2024 |
| Moorings | 63 | 1965 | unknown | none found | 2024 |
| Third Moorings | 63 | 1966 | unknown | none found | 2024 |
| Eight Moorings | 60 | 1967 | unknown | none found | 2024 |
| Highlands | 60 | 2019 | unknown | none found | 2049 |
| Beach Club Villas | 56 | 1973 | unknown | none found | 2024 |
| Rolling Green | 56 | 1970 | unknown | none found | 2024 |
| Three Seasons | 55 | 1968 | 4 | On file | 2024 |
| Laguna Pointe at California Club | 54 | 1997 | unknown | none found | 2027 |
| Towne Royale | 54 | 1970 | unknown | none found | 2024 |
| Seventh Moorings | 52 | 1968 | unknown | none found | 2024 |
| Palms | 51 | 1965 | unknown | none found | 2024 |
| Fairview of the California Club | 50 | 1982 | unknown | none found | 2024 |
| Les Pelicans | 50 | 1993 | unknown | none found | 2025 |
| Reef | 50 | 1973 | 6 | On file | 2024 |
| Reef East | 50 | 1974 | 6 | On file | 2024 |
| Reef South | 50 | 1980 | unknown | none found | 2024 |
| Reef West | 50 | 1980 | 6 | On file | 2024 |
| Spinnaker Bay at the Waterways | 48 | 1986 | unknown | On file | 2024 |
| Eden Roc | 45 | 1974 | unknown | none found | 2024 |
| First Moorings | 45 | 1965 | unknown | none found | 2024 |
| Admiral S Port Townhomes | 43 | 1982 | unknown | none found | 2024 |
| Bayview Point | 43 | 1972 | 6 | On file | 2024 |
| Bayview Point South | 43 | 1972 | 5 | On file | 2024 |
| Delvista | 42 | 1981 | unknown | none found | 2024 |
| Le Laurier | 42 | 1992 | unknown | none found | 2024 |
| Portalegre | 42 | 2006 | unknown | none found | 2036 |
| Leeward Point | 41 | 1973 | unknown | none found | 2024 |
| Mariner Village Garden 3 | 40 | 1985 | unknown | none found | 2024 |
| Carribbean House | 38 | 1972 | 5 | On file | 2024 |
| Atrium Gardens | 37 | 1980 | 5 | On file | 2024 |
| First Horizons | 36 | 1966 | 3 | On file | 2024 |
| Sixth Forum | 36 | 1967 | 3 | On file | 2024 |
| Waterway Isles | 36 | 1973 | 4 | On file | 2024 |
| Conqueror | 35 | 1974 | unknown | none found | 2024 |
| Venice Isle | 35 | 1971 | 5 | On file | 2024 |
| Fifth Forum Corp | 33 | 1967 | 3 | On file | 2024 |
| Le Montcalm | 32 | 1992 | 9 | On file | 2024 |
| Romont South | 32 | 1970 | unknown | none found | 2024 |
| Romont South | 32 | 1970 | unknown | none found | 2024 |
| Romont South | 32 | 1970 | unknown | none found | 2024 |
| Romont South | 32 | 1970 | unknown | none found | 2024 |
| Romont South | 32 | 1970 | unknown | none found | 2024 |
| Romont South | 32 | 1971 | unknown | none found | 2024 |
| Romont South | 32 | 1971 | unknown | none found | 2024 |
| Romont South | 32 | 1973 | unknown | none found | 2024 |
| Romont South | 32 | 1973 | unknown | none found | 2024 |
| Romont South | 32 | 1973 | unknown | none found | 2024 |
| Romont South | 32 | 1973 | unknown | none found | 2024 |
| Florence | 29 | 1973 | 3 | On file | 2024 |
| La Mar Breeze | 28 | 1973 | 3 | On file | 2024 |
| Waterpoint | 28 | 1973 | 4 | On file | 2024 |
| Devon | 27 | 1971 | unknown | none found | 2024 |
| Enclave Shores | 27 | 1971 | unknown | none found | 2024 |
| Marina | 27 | 1973 | unknown | none found | 2024 |
| Sunshores | 27 | 1975 | unknown | On file | 2024 |
| Lakeview Townhomes | 26 | 1978 | unknown | none found | 2024 |
| Pine Tower | 26 | 1974 | unknown | none found | 2024 |
| Delvista | 25 | 1978 | unknown | none found | 2024 |
| Mariner Village Garden 6 | 25 | 1987 | unknown | none found | 2024 |
Source: DBPR condo file Oct 3, 2026; DBPR SIRS database pulled Oct 5, 2026; Miami-Dade property roll 2026.
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