Aventura Marina

Two Condominiums, One Name, 376 Homes

The Miami-Dade County Property Appraiser record for this address does not describe one building. It describes two, recorded separately, and the marketing name covers both.

3340 NE 190th Street is Aventura Marina Condo Number One — 126 homes. 3330 NE 190th Street is Aventura Marina Condo Number Two — 250 homes. I want to state the addressing plainly because it is counterintuitive and it is the thing most likely to be reported wrongly: the lower street number is the second declaration, and it is the larger and slightly newer of the two.

Every folio I retrieved for both addresses is classified residential condominium. There are no commercial folios and no separately deeded parking, cabana or storage folios in either declaration — so on this page, unusually, the folio count and the home count are the same number. That is not true of most buildings in this series and it is worth saying where it holds.

Tower One runs from 1,370 to 2,497 square feet with a median of 1,670. Tower Two runs from 1,669 to 3,301 square feet with a median of 1,849. Note that Tower Two’s smallest home is larger than Tower One’s median. The bedroom field is well populated here, which is not something I can say about every building on this site: across the 376 homes the roll records 263 two-bedroom and 110 three-bedroom residences, with only 3 homes where the field is blank. Where that field is unreliable I say so and publish nothing; here it is reliable, so here it is.

2026 assessed values run from $202,917 to $876,997 in Tower One, median $424,166, and from $359,304 to $1,311,925 in Tower Two, median $568,910. The roll records construction years of 2005 and 2006 in Tower One and 2006 and 2007 in Tower Two. Storey count, architect and amenity detail are not in the tax roll and I am not filling them in from memory.

The Sales Record, Tower by Tower

Tower One — 3340 NE 190th Street, 126 homes

Tower Two — 3330 NE 190th Street, 250 homes

My honest reading is that neither of these tables supports a trend, and I would rather say that than draw one. Tower One recorded 16 qualified sales across four years — between 2 and 6 a year. At that volume a single large or small home changes the median outright, and the 15.7% fall in median price per square foot from 2023 to 2025 rests on four sales in the closing year. The direction may well be real; the magnitude is not something these numbers can establish.

Tower Two is better documented, with 32 qualified sales and a much steadier per-foot line — $408, $430, $399, $469 — but its 2024 and 2026 figures rest on 5 and 2 sales respectively. Both 2026 rows are two sales in an incomplete year. They are on the page because leaving a year out is worse than publishing it with its limits attached, not because they mean much on their own.

The largest qualified transaction on record in Tower One is $1,070,000, closed 31 May 2023 on a 2,497-square-foot home — the largest floorplate in that declaration — which is $429 per square foot. In Tower Two it is $1,600,000, closed 7 April 2022 on a 2,988-square-foot home, or $535 per square foot. I checked both against the county’s own instrument and description fields before publishing them: each is a warranty deed touching a single folio, not a quit-claim and not a multi-unit conveyance priced against one unit’s area.

Why Is Tower Two 38.5% Dearer When It Is Only 10.7% Bigger?

Pool the four years together and the two towers separate cleanly. Tower One’s median qualified sale from 2023 to date is $590,000 on 16 sales. Tower Two’s is $817,000 on 32. That is a 38.5% gap, and it is the number a buyer comparing the two towers on price alone would walk away with.

It is also the wrong number. On the same pooled sales, Tower One’s median is $362 per square foot and Tower Two’s is $407 — a gap of 12.4%, less than a third of the headline. The rest is floorplate: Tower Two’s median home is 1,849 square feet against Tower One’s 1,670, 10.7% larger, and its smallest home is bigger than Tower One’s median. You are not mostly paying more for the same thing in Tower Two. You are mostly buying more of it.

This is the clearest illustration in Aventura of the rule I apply on every building in this series: median sale price is a statement about which floorplates happened to change hands, and median price per square foot is a statement about value. When the two disagree, the disagreement is the finding, and the per-foot line is the one to price from.

What the per-foot line does not do is close the gap entirely. A 12.4% premium is real money, and I cannot tell you from the tax roll what buys it — view, floor, exposure, finish level and association condition are not fields in the county record. That question is answerable, but not from this page.

Who Aventura Marina Fits Best

This address suits a buyer who wants an established Aventura waterfront home with a genuine comparable set and a documented spread of sizes to price against. Between the two towers there are 48 qualified sales across four years, and the bedroom data is reliable here, so a two-bedroom in Tower One can be compared against a two-bedroom in Tower Two without guessing what either one is.

It suits badly a buyer who needs to price a single tower off its own recent record and nothing else. Tower One in particular does not have the volume — four sales in 2025, two so far in 2026 — and anyone quoting you a confident per-foot trend for Tower One alone is working from a sample that cannot carry it. Read the two towers together, then adjust for the size difference documented above.

Turnover is the quiet headline. At one home in 32 per year in Tower One and one in 31 in Tower Two, these are not fast-moving buildings; roughly three per cent of each tower changes hands in a year. If resale flexibility inside a short horizon matters to you, that number should carry more weight in your decision than either median above.

For a seller: price off the per-foot line and off both towers, not off your own tower’s thin annual median — and know which declaration you are actually in before you market it. If you are at 3330, you are in Tower Two, whatever the lower street number suggests.

Interested in selling at Aventura Marina?

Learn more about selling condo at Aventura Marina with Josh Stein.

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