Aventura at a glance
- Aventura has no ocean beach. Its eastern boundary is the Intracoastal Waterway and Dumfoundling Bay, with Maule Lake to the south. It is a waterfront city of marinas and bayfront towers, not an oceanfront one.
- The single most important number here is the age split. In the $1M-plus condo market, buildings completed after 2010 trade around $887 per square foot; pre-2010 buildings around $570. That gap is Florida’s inspection and reserve laws being priced in.
- It is decisively a buyer’s market for condos. Miami-Dade carried 12.3 months of condo supply in June 2026; Aventura’s $1M-plus segment sits nearer 16 months, with a median 154 days on market and sellers netting about 93% of list.
- What Aventura has that its neighbours don’t: its own city-run charter schools, the largest mall in Florida, a Brightline station 17 minutes from downtown, a 493-bed Level II trauma hospital, two championship golf courses and genuine single-family inventory.
The market right now
We will be careful with the numbers on this page, because Aventura is a market where the portals are unusually unreliable. Zillow’s Aventura page was last updated at the end of March 2026 while its Sunny Isles and Bal Harbour pages were current to June. Redfin has served two different data periods for Aventura on the same day. At least one portal reports more homes sold in a month than it lists as available. So here is what can actually be stood behind.
County-level, June 2026. Miami-Dade condominiums posted a median sale price of $431,000, down 3.15% year over year, with 12.3 months of supply and a median 85 days to contract — up from 68 a year earlier. Single-family homes posted $695,000, up 3.73%, with 4.9 months of supply. Cash accounted for 38.1% of all closings and 48.5% of condominium sales.
Aventura-specific, the $1M-plus condo segment. A brokerage analysis published in June 2026 put roughly 16 months of supply — 169 active listings against 124 sales in the trailing year — with a median sold price of $602 per square foot against a median list of $675, a sale-to-list ratio near 93%, and a median 154 days on market. Above $3M there were 26 active listings against 17 sales a year, roughly 18 months of supply.
The honest characterisation is that this market is frozen rather than falling. Volume is thin and marketing times are long, but pricing has not collapsed. For a buyer with cash and patience, that is the most favourable set of conditions Aventura has offered in years. For a seller, it means pricing to the market on day one rather than testing it.
The 2010 line, and why it matters more than any other factor
If you take one thing from this page, take this. Florida now requires a milestone structural inspection for condominium and cooperative buildings of three or more habitable storeys once they reach 30 years from certificate of occupancy, then every ten years. Phase One is visual; Phase Two, which involves destructive and non-destructive testing, is triggered only if Phase One finds substantial structural deterioration. HB 1021 in 2024 removed the automatic 25-year trigger for coastal buildings and left that call to local building officials.
Separately, Florida Statute 718.112(2)(g) requires a Structural Integrity Reserve Study covering eight components — roof, load-bearing walls and primary structural members, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 affecting those systems. Reserves for those eight items cannot be waived by unit-owner vote, cannot be commingled with operating funds, and cannot be pooled with other reserves. HB 913 in 2025 added narrow relief: a membership vote can pause or reduce SIRS contributions for up to two consecutive annual budgets, but only to accommodate repairs a milestone inspection identified. A pause is a deferral, not a discount.
This is not abstract. Florida’s OPPAGA released the state’s first post-Surfside statewide condominium inspection report on 31 July 2026: 54 buildings designated unsafe or uninhabitable across 2024 and 2025, 23 of them in Miami-Dade, against 903 permit applications for building repairs with estimated costs from under $1,000 to $30 million. The report also found the data incomplete — only 64% of local jurisdictions reported 2025 figures, and 21% of Miami-Dade building officials did not report at all.
That is the whole explanation for the $887 versus $570 gap. Newer buildings are years from their first milestone inspection and typically have funded reserves already. Older ones carry an unknown. Neither is automatically the better buy — but you must read the milestone report, the reserve study, the funding schedule and the last three years of board minutes before your inspection period closes.
The buildings
Williams Island is the original — 84 acres developed by the Trump Group, with the first tower completed in 1985 and the association buying the common facilities in 2004 for $17 million. Towers include 1000, 2000, 2600 Résidence du Cap, 2800, 3000, 4000, 7000 Villa Marina, Villa Flora (2005), BellaMaré (2005) and Bellini (2013), around a 27,000 square foot spa, a marina and a tennis facility.
Porto Vita North at 20155 NE 38th Court was built in 2004 — 32 storeys, 126 residences from 2,476 to 6,563 square feet, developed by CMC Group and Turnberry Associates to a Luis Revuelta design, with the Villa Grande Club, a 21-slip private marina and two resident-only restaurants.
Privé at Island Estates, completed in 2017, is twin 16-storey towers holding 160 residences in total, developed by Gary Cohen and BH3 to a Sieger Suarez design with Steven G interiors, averaging around 3,400 square feet with a private marina and beach.
Echo Aventura (2016) is 11 storeys, 190 residences plus 18 penthouses, by Property Markets Group, architect Carlos Ott, interiors Yabu Pushelberg, with flow-through layouts and ceilings from 10 to 14 feet. Hidden Bay (2002) is three interconnected towers on 24 acres holding 371 homes with a 66-slip marina. The Peninsula I (2003) is 31 storeys and 225 residences. Turnberry Isle (1980) is two 30-storey towers with marina access and resort privileges.
A correction worth making, because almost everyone gets it wrong: Marina Palms Yacht Club is marketed as Aventura but its addresses are on Biscayne Boulevard in North Miami Beach. It is an excellent building and it is just south of the city line — not in it.
New construction. Viceroy Residences Aventura at 2999 NE 191st Street is planned at 274 residences across 28 storeys by Related Group and BH Group, architect Arquitectonica, expected completion 2028 — the city’s first branded residential development. Avenia Aventura by Fendi Casa is a 22-unit, 18-floor building by Vertical Developments, architect Kobi Karp. TAL Aventura at 2785 NE 183rd Street is planned at 86 residences over 26 floors; its listing still shows a 2025 completion that has passed, and we could not verify its current construction status — so we are not going to tell you it is under way. If you are considering it, ask and we will check directly with the developer.
What is around you
Aventura Mall is the largest mall in Florida and the Miami metropolitan area and the fifth largest in the United States by retail square footage, anchored by Nordstrom, Bloomingdale’s, JCPenney and two Macy’s, with more than 300 retailers, over 50 dining venues and a 24-screen AMC. It was named Best Mall in America in USA TODAY’s 2025 10Best Readers’ Choice Awards, beating twenty nominees including Mall of America.
Brightline’s Aventura station opened to passengers on 24 December 2022 and reaches MiamiCentral in about seventeen minutes, continuing north to Orlando International Airport. The 34,000 square foot station sits on three acres with 240 parking spaces, was built with $76 million of Miami-Dade County funding, and runs a complimentary shuttle to and from the mall.
HCA Florida Aventura Hospital is a 493-bed acute care facility and a state-designated Level II Trauma Center, also accredited as a Comprehensive Stroke Center and Thrombectomy Capable Stroke Center.
JW Marriott Miami Turnberry Resort and Spa occupies 300 acres with two 18-hole championship courses — the Soffer and the Miller — originally by Robert Trent Jones Sr and reimagined by Raymond Floyd, plus the 25,000 square foot Âme Spa, Tidal Cove Waterpark, tournament-grade pickleball and padel, and eight restaurants including Bourbon Steak by Michael Mina.
Schools
This is a genuine differentiator and the numbers support it. The Aventura City of Excellence School is a city-run public charter serving grades K through 8 with 1,032 students. It ranks 174th of 2,240 Florida public elementary schools and 45th of 1,216 public middle schools, with 88% of students meeting standards in 2025-26 against a 66% district average and 62% state average — and 100% proficiency in Algebra 1 and 98% in Geometry among eighth graders.
Don Soffer Aventura High School opened in August 2019, is operated by the City of Aventura rather than the county district, and was designed for 800 students across 53,000 square feet. It exists because parents pushed for an alternative to the overcrowded county high school.
Who buys in Aventura
International buyers are the structural demand driver. South Florida drew $4.4 billion in foreign residential purchases in 2025 across 5,300 properties, up from $3.1 billion the year before, with Miami-Dade taking $3.2 billion of it. Colombia led at 15%, followed by Argentina at 12%, then Mexico and Brazil at 7% each. 51% of international transactions were all-cash, and 51% bought condominiums against 15% nationally. In the new-construction segment specifically, roughly 86% of South Florida’s global sales came from Latin American buyers.
Alongside them: families drawn by the city’s own schools, seasonal residents — the language profile alone tells the story, with Spanish, Hebrew, Yiddish, Portuguese, French, Russian and German all spoken at home in a city of 40,242 — and cash buyers taking advantage of a market where the leverage has genuinely moved.
If you are comparing Aventura against Sunny Isles Beach or Bal Harbour, the trade is straightforward: you give up the ocean and you get schools, a hospital, a train, and a lot more house for the money. Whether that is the right trade depends entirely on what you actually do with your week. Call and we will talk through it honestly, and pull the reserve studies on anything you are serious about.
Frequently asked questions
Does Aventura have a beach?
No. Aventura’s eastern boundary is the Intracoastal Waterway and Dumfoundling Bay, not the Atlantic Ocean, and Maule Lake forms part of its southern border. It is a waterfront city of marinas, bayfront towers and Intracoastal frontage rather than an oceanfront one. Neighbouring Sunny Isles Beach, Bal Harbour and Hallandale Beach all front the Atlantic directly.
Is Aventura a buyer’s or seller’s market right now?
For condominiums, decisively a buyer’s market. Miami-Dade condo inventory stood at 12.3 months of supply in June 2026 against 4.9 months for single-family homes. Within Aventura’s $1 million-plus condo segment specifically, one brokerage analysis published in June 2026 put supply at roughly 16 months with a median 154 days on market and a sale-to-list ratio around 93%.
Why do newer Aventura buildings cost so much more per square foot?
Because of Florida’s milestone inspection and reserve funding laws. In Aventura’s $1 million-plus condo market, buildings completed after 2010 traded at a median of roughly $887 per square foot in mid-2026 while pre-2010 buildings traded around $570. Newer buildings are years away from their first 30-year milestone inspection and typically have funded reserves already in place.
What is a milestone inspection and does it apply to my building?
Florida requires a milestone inspection for condominium and cooperative buildings of three or more habitable storeys once they reach 30 years from their original certificate of occupancy, and every ten years after that. Phase One is a visual examination; Phase Two, involving destructive and non-destructive testing, is triggered only if Phase One finds substantial structural deterioration. HB 1021 in 2024 removed the automatic 25-year trigger for coastal buildings, leaving that decision to local building officials.
Can my association vote to waive reserves to keep fees down?
Not for the components covered by a Structural Integrity Reserve Study. Florida Statute 718.112(2)(g) requires reserves for eight items — roof, load-bearing walls and primary structural members, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000 affecting those systems — and those reserves cannot be waived by unit-owner vote or commingled with operating funds. HB 913 allows a pause of up to two consecutive budgets, but only to fund repairs a milestone inspection identified.
How large is Aventura Mall and what is there?
Aventura Mall is the largest mall in Florida and the Miami metropolitan area and the fifth largest in the United States by total retail square footage. It is anchored by Nordstrom, Bloomingdale’s, JCPenney and two Macy’s locations, with more than 300 retailers, over 50 dining venues and a 24-screen AMC. It was named Best Mall in America in USA TODAY’s 2025 10Best Readers’ Choice Awards.
Can I get to downtown Miami without driving?
Yes. Brightline’s Aventura station opened to passengers on 24 December 2022 and reaches MiamiCentral in approximately seventeen minutes, with northbound service continuing to Orlando International Airport. The 34,000 square foot station sits on three acres with 240 parking spaces, was built with $76 million of Miami-Dade County funding, and runs a complimentary shuttle to and from Aventura Mall.
How strong are Aventura’s schools?
The Aventura City of Excellence School is a public K-8 charter with 1,032 students that ranks 174th of 2,240 Florida public elementary schools and 45th of 1,216 public middle schools. In 2025-26, 88% of its students met standards against a 66% district average and 62% state average, with 100% proficiency in Algebra 1 and 98% in Geometry among eighth graders. The city also operates its own charter high school, Don Soffer Aventura High School, which opened in August 2019.