Porto Vita

One name, two very different buildings

Counted against the Miami-Dade County Property Appraiser record on 23 September 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.

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.

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, 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.

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 $5,750,000 in April 2016. 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 assessed value, 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.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.

Interested in selling at Porto Vita in Aventura?

Learn more about selling your condo at Porto Vita with Josh Stein.

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