Florida condosMiami-Dade CountyNorth Miami BeachReef South
Reef South, North Miami Beach
We found no structural integrity reserve study for this 50-unit community at 16570 NE 26th Ave in DBPR's database (checked October 5, 2026). That does not mean none was done: DBPR shows only complete submissions, and our match is by name and address.
Habitable stories aren't on file. The county roll lists 1980 as the year built. If its CO was issued in 1980 and it has three or more habitable stories, 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 in DBPR's database, checked October 5, 2026.
Year built (county roll).
Floors not on file.
First inspection would have been due.
Timeline
- 1980Declaration recorded January 1, 1980.
- 2024First milestone inspection would have been due.
- 2025SIRS deadline (s. 718.112(2)(g)7., F.S.).
Need the next inspection or study priced?
Quote requests for Reef South open once firms serving Miami-Dade County sign on. How requests will work.
Quote requests open soonFacts and sources
| Fact | Value | Source |
|---|---|---|
| Units | 50 in one building | DBPR condo file, Oct 3, 2026; building report |
| Declaration recorded | January 1, 1980 | DBPR condo file, Oct 3, 2026 |
| Year built | 1980 | Miami-Dade property roll (1980) |
| SIRS at DBPR | None found (checked October 5, 2026) | DBPR SIRS database; name and address match |
| DBPR project number | PR1M006548 | 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 | 50 on the county roll, averaging 1,110 sq ft of living area | Miami-Dade property roll 2026 |
| Distance to the coastline | about 1.5 miles | Our calculation, TIGER 2024 |
| Association | Reef Club Condo Assn Inc · formed January 15, 1975 · annual report 2026 | Sunbiz, Jul 1, 2026 |
Owners
Owners can ask the board for Reef South's inspection summary, if one was done, and the SIRS (s. 553.899(9) and s. 718.112(2)(g)11., F.S.).
North Miami Beach comparison
Reef South is older than 27% and larger than 25% of North Miami Beach's 165 communities with 25+ units (our calculation from the DBPR condo file, Oct 3, 2026).
All 165 North Miami Beach condo communities with 25 or more units
Within half a mile
| Building | Units | Built or declared | SIRS at DBPR | Distance |
|---|---|---|---|---|
| Reef West | 50 | 1980 | On file | 0.01 mi |
| Reef East | 50 | 1974 | On file | 0.01 mi |
| Reef | 50 | 1973 | On file | 0.02 mi |
| Pine Tower | 26 | 1974 | none found | 0.06 mi |
| Lakeview Townhomes | 26 | 1978 | none found | 0.14 mi |
| Leeward Point | 41 | 1973 | none found | 0.24 mi |
| Harbour South | 213 | 2018 | On file | 0.33 mi |
Nearby condos
All North Miami Beach condo communities · Miami-Dade County condo communities
FAQ
Does Reef South in North Miami Beach need a milestone inspection?
Only if it has three or more habitable stories, which our records don't show.
Has Reef South filed its SIRS?
We found none for Reef South in DBPR's database, which isn't proof none was done.
Corrections: condoduedate@agentmail.to · Deadline calculator