Building facts
- Address
- 20155 NE 38th Court
- Neighborhood
- Aventura
- Year built
- 2004
- Floors
- 32
- Residences
- 126
- Status
- Completed
- Developer
- Turnberry Associates, CMC Group
- Architect
- Revuelta Architecture
- Pricing
- Starting at $2.5 Million
Key Takeaways
- Porto Vita is two towers, not one — 274 homes in total — 150 in the South Tower and 124 in the North.
- The North Tower is the more valuable by a wide margin — a median 2026 assessed value of $2,012,296 against $1,382,036 in the South.
- The South Tower is having its strongest year on record — $815 per square foot in 2026, the highest of the four years measured.
- The North Tower has recorded no qualified sales at all in 2026 — stated plainly, because a page that hid it would be misleading.
- These are large homes — a median of 2,890 square feet in the South and 3,385 in the North.
- The record sale is $5,800,000 — in June 2019, in the North Tower.
19955 & 20155 NE 38th Court, Aventura, Florida 33180 | Neighborhood: Aventura
Home > Miami Luxury Condos > Porto Vita
One name, two very different buildings
Counted against the Miami-Dade County Property Appraiser record on 18 August 2026, Porto Vita returns 280 folios across two addresses: 153 at 19955 NE 38th Court and 127 at 20155 NE 38th Court. Filtered to residential homes, that is 150 in the South Tower and 124 in the North — 274 in total.
Most published material treats Porto Vita as a single address. On the county record it is not, and the distinction matters, because the two towers are separated by roughly $630,000 of median assessed value.
| South Tower | North Tower | |
|---|---|---|
| Residential homes | 150 | 124 |
| Median size | 2,890 sq ft | 3,385 sq ft |
| Size range | 2,390–6,290 sq ft | 810–7,095 sq ft |
| Median 2026 assessed value | $1,382,036 | $2,012,296 |
| Highest 2026 assessed value | $3,685,651 | $5,199,851 |
| Qualified sales, 2023–2026 | 19 | 8 |
The North Tower is larger-format and more valuable at every point on the scale. Its median home is nearly 500 square feet bigger, its median assessed value is about 46% higher, and its ceiling is more than $1.5m above the South’s.
One caution on the North Tower’s size range: the 810 square foot figure at the bottom is a long way below the rest of the building, and two of its homes carry no recorded bedroom count. Those are outliers against a 3,385 square foot median, and the median is the figure to reason from.
The South Tower: a four-year high
Qualified sales from the county record — arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 3 | $2,400,000 | $753 |
| 2024 | 7 | $1,750,000 | $633 |
| 2025 | 5 | $1,800,000 | $663 |
| 2026 to date | 4 | $2,325,000 | $815 |
2026 is the South Tower’s strongest year in this record at $815 per square foot — 8% above 2023 and 29% above the 2024 low of $633.
That is a genuinely good result in a market where most buildings covered on this site have given ground over the same period. But it rests on four sales, and the year before it rested on five. Nineteen qualified transactions across four years, in a 150-home building, is roughly one home in thirty-two trading annually. At that volume the year-to-year figures move around, and the dip to $633 in 2024 followed by the climb to $815 is better read as noise around a firm level than as a collapse and recovery.
What I would take from it is the more modest claim the data actually supports: the South Tower has held its value across four years and is currently transacting at the top of its own range.
The North Tower: no 2026 evidence
The North Tower needs a different kind of paragraph, because the most important thing about its 2026 record is that there isn’t one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 3 | $3,000,000 | $863 |
| 2024 | 3 | $3,550,000 | $904 |
| 2025 | 2 | $2,575,000 | $762 |
| 2026 to date | 0 | — | — |
There have been no qualified, arm’s-length sales in the North Tower in 2026. I am stating that rather than quietly presenting a three-year table, because the absence is itself the finding.
Eight qualified sales across four years, in a 124-home building, is about one home in sixty-two trading each year. That is among the thinnest turnover measured anywhere in this series. It means two things for anyone considering the building. You will find very little current evidence of what a home here is worth, and if you buy, you should assume the same will be true when you come to sell.
Thin turnover is not the same as weakness, and I want to be careful not to imply otherwise. The North Tower carries the higher assessed values, the larger homes and the building’s record sale of $5,800,000 in June 2019. What the record shows is a building that rarely changes hands — which is characteristic of large-format residences held for the long term, and is not, on this evidence, a sign of distress.
How to choose between them
If you want the most home and the highest specification, the North Tower is the answer on every measure the county record carries. You will pay for it, and you should go in expecting a slow market in both directions.
If you want current, checkable evidence of value, the South Tower is the better-documented building — more than twice the transaction history, and a 2026 figure at the top of its range. For a buyer who cares about being able to price accurately, that is worth real money.
For an investor, neither tower is liquid. One home in thirty-two per year in the South and one in sixty-two in the North means an exit here is measured in seasons, not weeks. That is the central trade-off at this address, and it applies whichever tower you choose.
If you are selling in the North Tower, understand that there is no 2026 comparable in your building to anchor against. You will be arguing from 2025 and from the South Tower, and you should expect a buyer’s agent to do the same — in their favour.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 19955 and 20155 NE 38th Court — all 280 folios across both addresses retrieved individually, grouped by subdivision and filtered to residential homes, excluding parking, cabana and storage folios. The two towers are recorded as separate subdivisions and are reported separately here for that reason. Sale figures are qualified, arm’s-length transactions only; 2026 is an incomplete year and the North Tower has recorded none. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Porto Vita — Frequently Asked Questions
How many units are in Porto Vita?
The Miami-Dade County Property Appraiser records 280 folios across the two addresses, of which 274 are residential homes: 150 in the South Tower at 19955 NE 38th Court and 124 in the North Tower at 20155 NE 38th Court. The county records the two towers as separate subdivisions.
What is the difference between the North and South towers?
Size and value. The North Tower has a median home of 3,385 square feet against the South Tower’s 2,890, and a median 2026 assessed value of $2,012,296 against $1,382,036 — about 46% higher. The North Tower also holds the building’s highest assessed value at $5,199,851 and its record sale.
Are values rising at Porto Vita?
In the South Tower, 2026 is the strongest year in the four-year record at $815 per square foot, 8% above 2023 and 29% above the 2024 low. The North Tower has recorded no qualified sales in 2026 at all, so no current figure exists for it.
Why are there no 2026 sales in the North Tower?
The county record shows transactions, not reasons, so I will not speculate. What the record does show is consistently thin turnover: eight qualified sales across four years in a 124-home building, or roughly one home in sixty-two each year. That is among the lowest turnover measured in this series.
How large are the homes at Porto Vita?
The South Tower runs 2,390 to 6,290 square feet with a median of 2,890. The North Tower runs 810 to 7,095 with a median of 3,385 — though the bottom of that range is a considerable outlier, and two North Tower homes carry no recorded bedroom count.
What is the most expensive sale at Porto Vita?
$5,800,000, recorded in June 2019 in the North Tower. The highest 2026 assessed value in the estate is $5,199,851, also in the North Tower.
Is Porto Vita a good investment?
It is not a liquid one. Roughly one home in thirty-two trades each year in the South Tower and one in sixty-two in the North, so an exit is measured in seasons rather than weeks. For a long-horizon buyer the South Tower has held its value across four years and is currently trading at the top of its range, which is better than most buildings covered on this site have managed.
Sources and further reading
Interested in selling at Porto Vita in Aventura?
Learn more about selling condo at Porto Vita with Josh Stein.
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Part of Miami Luxury Condos.