- Year built
- 1998
- Residences
- 46
- Building area
- 165,830 sq ft
- Median residence
- 3,470 sq ft
- FEMA flood zone
- Zone AE · BFE 7 ft
- Latest arms-length sale
- $1,680,000 · Nov 2022
- Median sale (10 yr)
- $1,680,000
- Recorded transfers
- 131
Bella Vista Mid Rise North is a 46-residence condominium building at 20165 Ne 39 Place, in Aventura. County records list 1998 as the year built. It has a median residence of 3,470 square feet.
The recorded market runs to 80 arms-length sales since 1998, an annual turnover rate of 2.4 percent of the building over the past decade, and a median of $305 per square foot. Across 35 same-unit resales, 94 percent sold above their prior recorded price, with a median gain of 45 percent over a median hold of 7.5 years.
Own a residence at Bella Vista Mid Rise North? See what it would sell for.
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646.939.7375 · c.cohen@compass.com
At a glance
Common name: Bella Vista Mid Rise North, also written Bella Vista North or Porto Vita Bella Vista North
Building type: Waterfront condominium within the gated Porto Vita community on the Intracoastal Waterway
Architect: Swedroe Architecture (Robert M. Swedroe), architect of record and master planner for Porto Vita and Bella Vista.
Developer: Turnberry Associates (the Soffer family) and CMC Group (Ugo Colombo), who developed Porto Vita together.
Floors: 14
Unit sizes: Four standard plans of about 2,950 to 3,800 square feet, in three- and four-bedroom layouts with ten- to twelve-foot ceilings and Intracoastal views. Some residences are combined units and run well above the standard plans; confirm by floor plan.
Amenities: Access to Porto Vita community facilities, including the Villa Grande Club (about 35,000 square feet, with a spa and dining), pools, fitness center and tennis. The community marina has 21 slips.
Source: The Roebling Research Desk.
Why Bella Vista Mid Rise North matters
It is the larger of the two Bella Vista buildings: 14 stories and 46 residences, against seven stories and 22 residences next door. It offers Intracoastal living in Aventura at a smaller scale than the towers.
Confirm the building before pricing anything. Bella Vista Mid Rise North and Bella Vista Mid-rise South are separate condominiums on NE 39th Place, with different addresses, heights and unit counts. Descriptions of one can be applied to the other. A 22-home, seven-story description belongs to the South building. This page covers the North address only.
The Porto Vita community
Porto Vita is a Mediterranean-style gated community on about 18 waterfront acres north of Turnberry Isle. It has five parts: the two Bella Vista mid-rises on NE 39th Place (this building and the South building), the North and South Towers on NE 38th Court, 26 townhomes, and one single-family home. The Villa Grande Club, at 20105 NE 38th Court, sits at the center.
Each building is its own condominium with its own association. The club, marina and shared grounds are run at the community level, and how those costs are split between the Bella Vista associations, the towers and the community is the first question for any buyer. The other pages in this series:
- Bella Vista Mid-rise South, 22 residences, 7 floors
- Porto Vita South Tower, 150 residences, 32 floors
- Porto Vita North Tower, 124 residences, 32 floors
Aventura and Porto Vita
Aventura is a city on the Intracoastal in north Miami-Dade, just east of Aventura Mall and next to Turnberry Isle. Porto Vita sits on the Intracoastal side. The ocean is a short drive east and Miami Beach is a short drive south; owners reach the beach by car or boat.
Architecture and unit composition
The four standard plans run from about 2,950 square feet (three bedrooms) to about 3,800 (four bedrooms), with private elevators opening into the foyer, large terraces and double-door entries. Finishes and renovation vary by unit.
Combined residences exist; the largest are well beyond the standard plans. Sizes above 3,800 square feet should be confirmed against the plan set.
Building operations
Ask about the lobby and security arrangement.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories; ask for the inspection report, the reserve study and any assessment history. Also ask for the budget by line and for roof and elevator condition. It is in flood zone AE, so ask for flood insurance cost.
Policy framework
Pet, rental and minimum-lease rules are set by the association; confirm at offer stage. Ask for a written list of what the dues include.
Sales context
A sale in November 2022 closed at $1,680,000. It is one sale, not a building price. The median assessed value is about $1.6 million; an assessed value is not a sale price.
Current pricing has to come from live comparables. Use same-line sales within the building and the South building, with Porto Vita tower sales as a secondary reference.
Unit-level transaction history is maintained in The Roebling Research Library and shared with clients during diligence.
What to know if you're buying at Bella Vista Mid Rise North
Confirm the building. North and South are separate condominiums with separate addresses. Check the unit address and the association.
Get the cost split in writing. Ask what the association pays to the community and what you pay the club directly.
Read the reserve documents. Ask for the SIRS, milestone status, roof, elevator and façade work, and any assessments.
What to know if you're selling at Bella Vista Mid Rise North
Price against your own line. Buyers will check the South building and the Porto Vita towers. Have same-line closings ready.
Have the documents ready. Budget, SIRS, financials and a clear statement of what the dues cover shorten diligence.
Comparable buildings
- Bella Vista Mid-rise South — the neighboring mid-rise at 19925 NE 39th Place, with 22 residences on seven floors.
- Porto Vita North Tower — the 32-story tower in the same community at 20155 NE 38th Court.
- Williams Island — Aventura's Intracoastal island community of condominium towers.
The neighborhood
For the full neighborhood — its buildings and recorded pricing — read The Roebling Index guide to Aventura.
Run the numbers
- Miami buyer closing cost calculator — documentary stamps on the mortgage, intangible tax, title insurance and the condo estoppel.
- Miami seller closing cost calculator — the deed documentary stamp tax, title, closing and association transfer fees.
Related guides
- Post-Surfside Miami condo diligence — milestone inspections, structural integrity reserve studies and special assessments.
- Florida Save Our Homes, explained — the assessment cap, the homestead exemption and portability.
Recorded sales history
Recorded transfers for this building in Miami-Dade County public records, back to Jun 1998. Prices reflect the recorded consideration; transfers the Property Appraiser does not qualify as arms-length are shown unmarked. Nominal-consideration paper transfers (deeds into trusts and LLCs, estate and family transfers, corrective deeds) are part of the record but not sales, and are omitted from this table. Recording lags closing, so the newest sales can take several weeks to appear.
| Date | Residence | Size | Price | Arms-length |
|---|---|---|---|---|
| Nov 2022 | 704 | 4,320 sf | $1,680,000 | ✓ |
| Nov 2022 | 401 | 3,800 sf | $1,533,333 | |
| Nov 2022 | 401 | 3,800 sf | $766,700 | |
| Jul 2022 | 702 | 3,470 sf | $1,487,100 | |
| Mar 2022 | PH02 | 3,470 sf | $2,500,000 | ✓ |
| Mar 2022 | 903 | 2,950 sf | $1,500,000 | ✓ |
| Feb 2022 | TS-1 | 9,600 sf | $5,500,000 | ✓ |
| Jan 2022 | 1004 | 4,320 sf | $2,400,000 | ✓ |
| Dec 2021 | 304 | 4,320 sf | $2,150,000 | ✓ |
| Dec 2020 | 1002 | 3,470 sf | $1,100,000 | ✓ |
| Mar 2020 | PH01 | 3,800 sf | $1,400,000 | ✓ |
| Dec 2019 | 601 | 3,800 sf | $1,250,000 | ✓ |
| Jun 2018 | PH03 | 2,950 sf | $750,000 | |
| Mar 2018 | 1001 | 3,800 sf | $1,453,500 | |
| Nov 2017 | 1003 | 2,950 sf | $1,220,000 | ✓ |
| Jul 2017 | 501 | 3,800 sf | $1,880,000 | ✓ |
| Feb 2015 | 804 | 4,320 sf | $1,800,000 | ✓ |
| Feb 2015 | 201 | 270 sf | $1,800,000 | ✓ |
| Dec 2014 | 202 | 370 sf | $110,000 | ✓ |
| Feb 2014 | 402 | 3,470 sf | $1,500,000 | ✓ |
| May 2013 | 302 | 3,470 sf | $1,599,000 | ✓ |
| Apr 2012 | 1103 | 2,950 sf | $1,430,000 | ✓ |
| Feb 2008 | 1101 | 3,800 sf | $2,000,000 | ✓ |
| Jan 2008 | 1104 | 4,320 sf | $3,600,000 | ✓ |
| Aug 2007 | PH04 | 4,320 sf | $3,350,000 | ✓ |
| Dec 2005 | 903 | 2,950 sf | $1,150,000 | ✓ |
| Nov 2005 | 802 | 3,470 sf | $2,000,000 | ✓ |
| Apr 2005 | 402 | 3,470 sf | $1,545,000 | ✓ |
| Feb 2005 | 1001 | 3,800 sf | $1,720,000 | ✓ |
| Nov 2004 | 702 | 3,470 sf | $1,400,000 | ✓ |
| Sep 2004 | 801 | 3,800 sf | $2,000,000 | ✓ |
| Jul 2004 | 1104 | 4,320 sf | $1,918,000 | ✓ |
| May 2004 | 501 | 3,800 sf | $1,300,000 | ✓ |
| Mar 2004 | 704 | 4,320 sf | $1,750,000 | ✓ |
| Aug 2003 | 504 | 4,320 sf | $1,608,217 | ✓ |
| Aug 2003 | 203 | 320 sf | $1,608,217 | ✓ |
| Jun 2003 | 304 | 4,320 sf | $1,850,000 | ✓ |
| Mar 2002 | 803 | 2,950 sf | $975,000 | ✓ |
| Apr 2001 | 1103 | 2,950 sf | $810,000 | ✓ |
| Dec 1999 | 704 | 4,320 sf | $1,550,000 | |
| Oct 1999 | TS-1 | 9,600 sf | $2,700,000 | ✓ |
| Oct 1999 | 303 | 2,950 sf | $800,000 | ✓ |
| Oct 1999 | 204 | 270 sf | $800,000 | ✓ |
| Apr 1999 | 302 | 3,470 sf | $787,500 | ✓ |
| Dec 1998 | 1104 | 4,320 sf | $1,350,000 | ✓ |
| Dec 1998 | 304 | 4,320 sf | $1,350,000 | ✓ |
| Dec 1998 | 401 | 3,800 sf | $960,000 | ✓ |
| Aug 1998 | PH04 | 4,320 sf | $1,432,200 | ✓ |
| Aug 1998 | 404 | 4,320 sf | $1,163,800 | ✓ |
| Aug 1998 | PH03 | 2,950 sf | $835,000 | ✓ |
| Aug 1998 | 703 | 2,950 sf | $690,000 | ✓ |
| Aug 1998 | 403 | 2,950 sf | $600,000 | ✓ |
| Aug 1998 | PH02 | 3,470 sf | $950,000 | ✓ |
| Aug 1998 | 802 | 3,470 sf | $925,000 | ✓ |
| Aug 1998 | 702 | 3,470 sf | $820,000 | ✓ |
| Aug 1998 | 602 | 3,470 sf | $750,000 | ✓ |
| Aug 1998 | 502 | 3,470 sf | $730,000 | ✓ |
| Aug 1998 | 402 | 3,470 sf | $950,000 | ✓ |
| Aug 1998 | 302 | 3,470 sf | $775,000 | ✓ |
| Aug 1998 | 1101 | 3,800 sf | $1,102,300 | ✓ |
| Aug 1998 | 601 | 3,800 sf | $1,015,700 | ✓ |
| Jul 1998 | 1004 | 4,320 sf | $1,151,500 | ✓ |
| Jul 1998 | 904 | 4,320 sf | $1,286,000 | ✓ |
| Jul 1998 | 804 | 4,320 sf | $1,275,000 | ✓ |
| Jul 1998 | 504 | 4,320 sf | $1,135,600 | ✓ |
| Jul 1998 | 1103 | 2,950 sf | $733,500 | ✓ |
| Jul 1998 | 1003 | 2,950 sf | $840,000 | ✓ |
| Jul 1998 | 803 | 2,950 sf | $700,000 | ✓ |
| Jul 1998 | 603 | 2,950 sf | $662,700 | ✓ |
| Jul 1998 | 503 | 2,950 sf | $650,000 | ✓ |
| Jul 1998 | 303 | 2,950 sf | $612,900 | ✓ |
| Jul 1998 | 902 | 3,470 sf | $1,883,800 | ✓ |
| Jul 1998 | PH01 | 3,800 sf | $1,104,900 | ✓ |
| Jul 1998 | 1001 | 3,800 sf | $1,001,600 | ✓ |
| Jul 1998 | 901 | 3,800 sf | $1,883,800 | ✓ |
| Jul 1998 | 801 | 3,800 sf | $1,083,100 | ✓ |
| Jul 1998 | 701 | 3,800 sf | $992,500 | ✓ |
| Jul 1998 | 501 | 3,800 sf | $964,300 | ✓ |
| Jul 1998 | 301 | 3,800 sf | $921,000 | ✓ |
| Jul 1998 | 204 | 270 sf | $106,200 | ✓ |
| Jul 1998 | 203 | 320 sf | $125,000 | ✓ |
| Jul 1998 | 201 | 270 sf | $80,000 | |
| Jun 1998 | 704 | 4,320 sf | $1,263,400 | ✓ |
| Jun 1998 | 604 | 4,320 sf | $1,169,400 | ✓ |
| Jun 1998 | 903 | 2,950 sf | $753,100 | ✓ |
| Jun 1998 | 1102 | 3,470 sf | $835,800 | ✓ |
| Jun 1998 | 1002 | 3,470 sf | $934,000 | ✓ |
✓ = qualified arms-length per the Miami-Dade Property Appraiser. 44 nominal-consideration paper transfers omitted.
This page reflects publicly available information compiled by The Roebling Research Desk. Specific building details should be confirmed with the association during due diligence; the recorded Declaration of Condominium, the current building budget, the current tax bill, the structural integrity reserve study and milestone-inspection status should be reviewed for any specific transaction. © 2026 The Roebling Team at Compass.
Considering a move at Bella Vista Mid Rise North?
Request a private building brief with the relevant recorded sales, current and off-market availability, and an apartment-specific view of value.
646.939.7375 · c.cohen@compass.com
Building facts and sales records are compiled from Miami-Dade County public records (Property Appraiser) and reviewed against recognized architectural references. Figures are reported as recorded and may be updated as the county updates its records. This page is informational and is not an offer or solicitation. Apartment estimates are automated, from public records, and are not appraisals.
The Roebling Team at Compass is led by Corey Cohen, a New York licensed associate real estate broker. For a purchase or sale in Miami, we introduce you to a licensed Compass agent there by referral and handle the New York side of your move ourselves. This page and its calculators are research, not an offer of representation.
To plan a move between Manhattan and Miami, schedule a consultation; where appropriate we’ll introduce you to a vetted Compass agent in the local market.