Aventura

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Market snapshot · Pricing by tier · Since 2016 · What defines it · The building generations · Elevation and flood · Inspections and reserves · Buyer guide · Method and sources

Market snapshot: what Aventura condos sell for

Aventura condominiums traded at a median of $449 per square foot over the trailing twenty-four months, across 583 qualifying arms-length sales, at a median price of $810,000 and a median residence size of 1,870 square feet. The highest single residential transfer in that window was $5,800,000.

Those figures cover all 56 Aventura buildings in the Index — the same set listed at the foot of this page. The submarket is not one market, though, so read the tier table before treating that median as a description of any particular building.

Everything here is computed from Miami-Dade County recorded transfers, using the Property Appraiser's own arms-length qualification. Not listing data, and not our estimate. The record runs back to 1978, across 22,344 qualifying transfers.

A note on method that matters more in Miami than most places: 1,183 recorded transfers in this submarket are bulk portfolio deeds — a single instrument conveying many residences at once, which the county records at the full portfolio price against every unit folio in it. Left in, one such deed can invent a nine-figure "sale." They are excluded throughout.

Aventura condo prices by tier

The single median hides the spread. Splitting the 56 buildings at $2,000,000 median per-unit just value — the appraiser's assessment, not a judgement of ours — gives two markets that barely overlap.

The upper tier trades at 2.4× the lower tier. A figure quoted for "Aventura" without saying which tier it describes is close to meaningless.

What Aventura has done since 2016

Two series, because the raw one is not a trend measure. When a tower delivers, its sponsor closings enter the record all at once and at prices unlike anything the resale stock is doing — so a raw median tracks the delivery calendar as much as the market.

The same-cohort series strips that out: only buildings delivered 2009 or earlier (52 of the 56 here), and only from the third year after delivery onward. The same buildings, start to finish.

For scale over a comparable span, the S&P CoreLogic Case-Shiller National index rose roughly 33% in real terms and its Miami metro index roughly 51%. Nearly every American housing market gained ground in this period. The question for a submarket is whether it beat that, not whether it rose.

2026 is a partial year and is excluded from the change calculation.

What defines Aventura as a market

Aventura is a city of roughly 3.2 square miles on the mainland side of the Intracoastal at the Broward line, incorporated in 1995 — 56 buildings in the Index. It is the lowest-price-per-foot submarket we cover in Miami-Dade and has the largest residences on the mainland, and those two facts are the same fact.

The median Aventura residence in the trailing-24-month window is 1,870 square feet — the largest of any mainland submarket in this Index, behind only Bal Harbour (2,018) and Sunny Isles Beach (1,892) on the island — at a median price of $810,000 and $449 per square foot. No other submarket in this Index pairs that size with that price. It is the structural reason Aventura functions as the county's primary large-floorplate value market.

The origin is Turnberry, the Soffer family's 1970s master-planned development around a golf course and marina, and Williams Island, the gated island community begun in the 1980s. Both were conceived as amenity-led, low-density-feeling residential product for buyers who wanted space rather than oceanfront. Aventura Mall, opened 1983 and repeatedly expanded, anchored the retail side.

Almost none of it is oceanfront. Aventura fronts the Intracoastal and its inlets, not the Atlantic. That is the second reason for the price level: the buyer is trading ocean frontage for square footage, and the market prices that trade explicitly.

The record shows an unusually compressed submarket. Privé at Island Estates at $1,090 is the only building materially above the pack; Bellamare at Williams Island records $960. The upper tier is just 3 buildings against 53 below, and the gap is 2.4× — narrow by the standards of this Index.

The building generations

There is no pre-1970 stock: the Index buildings here date from 1978 onward, and 31 of the 56 were delivered in the 1980s and 1990s. That spares Aventura the oldest barrier-island generation, but most of the stock is at or near the age when Florida's milestone inspections begin, so each association's inspection and reserve record still needs its own review.

Elevation and flood

Of the 56 buildings in the Index here, the FEMA National Flood Hazard Layer puts 56 in Zone AE.

That is the result at each Index building's mapped location, not a determination for every parcel in Aventura. Confirm a specific property against the current FEMA flood map.

The thing most buyers still get wrong: since FEMA's Risk Rating 2.0 took full effect in April 2023, the flood zone no longer sets the price of an NFIP policy. Rating is now driven by the individual structure — its elevation, replacement cost, distance to water, flood frequency. A Zone AE address is not automatically more expensive to insure than a Zone X one.

For a condominium buyer there is a second layer: most associations here carry an RCBAP master policy covering the building, which satisfies the federal mandatory-purchase requirement at the building level. The unit owner's exposure is usually contents and improvements, plus their share of the master premium through the monthly assessment. Ask for the master policy declarations page, not just the zone.

Inspections and reserves

Florida's post-Surfside regime is the largest source of unpriced exposure in an older Miami condominium, and it applies squarely to the stock here. Milestone inspections, Structural Integrity Reserve Studies, and the end of the reserve-waiver vote together mean an association's assessment history is no longer a guide to its assessment future.

The full framework — statutes, thresholds, the questions to ask before you sign — is set out in post-Surfside condo diligence. Read it before making an offer on anything here built before 2000.

Buyer guide

This is the square-footage trade, and the record supports it. 1,870 square feet at a $810,000 median is a combination that does not exist on the barrier island. If floor area is the binding constraint, this is where the county's supply is.

Newer stock affects inspection timing, not reserve adequacy. No building here was delivered before the 1970s and the bulk arrived in the 1990s and 2000s, which may affect the timing of milestone inspections. Building age alone does not establish structural condition or reserve adequacy. Review the association's current inspection reports, reserve study, budget, funding and assessments.

Understand what you are not buying. Aventura is Intracoastal, not oceanfront. The pricing gap to the beach towns is not mispricing; it is the market valuing frontage.

Direction has been broadly flat in real terms. Same-cohort +37.7% nominal from 2016 to 2025 and +2.6% real — against roughly 51% real for the Case-Shiller Miami metro index. Aventura stayed just ahead of inflation and fell well behind the metro.

Check the golf and club membership structure where a building sits inside Turnberry or Williams Island. Membership can be separate from title, and its cost and transferability are not always obvious from the association documents.

Method and sources

Every figure on this page derives from Miami-Dade County recorded transfers, retrieved from the Property Appraiser and rolled up by parent folio. Prices are the recorded consideration; where a deed records nominal consideration, price is derived from documentary stamps at $0.60 per $100 and flagged as derived.

"Arms-length" is the Property Appraiser's own qualification code, not our judgement. Price per square foot uses the unit's living area from the appraiser's record; sales with no recorded area are excluded from $/sf figures but counted in transfer totals. Values below $50 and above $20,000 per square foot are treated as recording artifacts and dropped, as are the 1,183 bulk portfolio deeds described above.

The trailing-24-month window runs to 2 August 2026. Real-terms figures deflate by CPI-U annual averages. Building facts — year built, residence counts, architects, developers, flood zone — come from the appraiser's parcel record, checked against recognized references including the Council on Tall Buildings and Urban Habitat.

Coverage is what the county has recorded, which means it is complete for transfers and incomplete for anything the county does not collect. We do not publish list prices, days on market, or discount-to-ask for this market, because the recorded record cannot support them.