Aria Reserve is a waterfront tower in Edgewater, completed in 2025 and developed by Melo Group. It rises 62 floors and holds 383 residences. The Property Appraiser records the condominium as Aria Reserve South Condo.
The building sits in FEMA flood zone VE, a coastal high hazard area where FEMA maps a 1% yearly chance of flooding with storm waves, and lenders require flood insurance for federally backed or regulated mortgages. The lowest street next to the building is 0 ft above the highest tide predicted for 2026 at Virginia Key, so tides running higher than predicted can reach it. The Miami-Dade hurricane evacuation zone is C.
For getting around, the nearest rail station is Adrienne Arsht Center Metromover Station, 1060 m in a straight line, and the Car-Free Index is 43. The nearest Publix is 710 m away. Twelve active tower construction sites are within 1 km, 1 of them within 500 m.
A public records check on October 19, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher. Financeability is rated good, at 72 of 100. The Miami-Dade Clerk recorded 40 resale deeds in the 12 months to October 21, 2026.
What surrounds Aria Reserve: seasonal events, annual programs and lifestyle indexes, measured from the building.
Nearest: photoMIAMI® Photography Exhibition, 0.5 mi away
Pub Sub radius. Congratulations.
Good shoes or a scooter. Either gets you to the train.
Distances are straight-line, not walking or driving.
Edgewater is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
A data-grounded score for Aria Reserve from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Condos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Aria Reserve’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -01 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01Best value | 4 bd · 5.5 ba | 2,686 sqft | BayWaterfront | $1,025/sqft | +$1 | $992/sqft → $1,037/sqft | 9 |
| -03 | 3 bd · 3.5 ba | 1,646 sqft | BayWaterfront | $1,068/sqft | $-2 | $1,097/sqft → $1,012/sqft | 3 |
| -04 | 1 bd · 2 ba | 1,028 sqft | BayWaterfront | $1,070/sqft | +$3 | $1,134/sqft → $1,210/sqft | 5 |
| -05 | 3 bd · 3.5 ba | 1,759 sqft | BayWaterfront | $1,208/sqft | +$9 | $1,109/sqft → $1,490/sqft | 2 |
| -06 | 2 bd · 3 ba | 1,545 sqft | BayWaterfront | $1,092/sqft | +$4 | $1,042/sqft → $1,246/sqft | 3 |
| -07 | 4 bd · 5.5 ba | 2,551 sqft | BayWaterfront | $1,213/sqft | +$1 | $1,182/sqft → $1,212/sqft | 3 |
| Penthouses | 4 bd · 5.5 ba | 2,930 sqft | BayWaterfront | $1,498/sqft | — | — | 3 |
Modeled from Aria Reserve’s past listings and sales — a guide to the building’s layouts and floor premiums, not an official floor plan. “Per floor” is the average $/sqft change per floor up the stack.
Pick a line and a floor — we estimate the value from Aria Reserve’s own sales history.
Estimate only — not an appraisal. It reflects the line and floor, not a specific unit’s condition, renovations or view obstructions.
Get new listings here before the portals, and a straight answer from someone who knows the building.
3-month rolling median of closed sales in Aria Reserve; bars are closings per month.
Nearby buildings within half a mile.
Public records checked Oct 31, 2026: no liens, lawsuits or regulatory complaints found for the association.
Regulated lenders recorded 32 purchase or refinance loans on this building in the last 12 months, financing 32% of its recorded sales, and accepted a down payment as low as 10%. A bank writing a condominium loan has just checked the building's reserves, insurance, litigation and owner-occupancy against its own standards — verified due diligence, read from the public record. Financeability Index 72/100.
Source: Miami-Dade Clerk official records
Estimated from Aria Reserve’s age and signals in active listings — not an official inspection or reserve report. Always verify the building’s milestone-inspection status and reserves with the association before buying.
What the banks say about Aria Reserve: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
Regulated lenders are writing purchase loans here at ordinary down payments — their due diligence on reserves, insurance and litigation, verified by the public record.
| Sales, 12 months | Bank-financed | Average down | Lowest down | |
|---|---|---|---|---|
| Resales | 42 | 31% | 33.6% | 20% |
| Developer closings | 17 | 35% | 36.6% | 10% |
A new building's first sales are developer closings: buyers closing on units they bought from the developer. They are real purchases, but not resale activity, so they are counted apart. Down payments cover 24 months and need 3 or more loans.
High confidence · As of 2026-10-31
Source: Miami-Dade County official records and the FHA/VA approval lists. Aggregates only; individual instruments are never shown. Compare with Edgewater
Public flood data at this building’s location, read Oct 22, 2026.
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 0.0 ft above this year’s highest predicted tide (Oct 27, 2026). Tides that run higher than predicted can reach streets this low.
Estimated from public data, not a flood determination. Check the FEMA flood map and an elevation certificate for this building.
Civil court cases involving the condominium association, classified by what they are about. Routine collections against individual owners are counted separately and do not affect the building’s standing.
DBPR registration PR77216 · Approved,Recorded. Public complaints on record with the Florida Division of Condominiums; investigations are confidential and not counted.
Court records are matched to the association by name and summarized by us; a case is a claim, not a finding. Ask the association for its litigation disclosure before buying.
There are 37 condos for sale at Aria Reserve, from $1,450,000, with a median asking price of $2,100,000 ($1,242/sqft).
HOA / maintenance fees at Aria Reserve run around $1,500 per month among units currently for sale; the exact fee varies by unit size and line, so confirm the current amount with the listing or the condo association.
Yes — Aria Reserve is a waterfront building (Edgewater).
Aria Reserve was built in 2025, 62 stories, 383 residences.
Aria Reserve was developed by Melo Group. Melo Group's own.miami Developer Score is A− across 5 buildings.
We track every listing here, every day. Get the next one before it hits the portals — and a straight answer from someone who knows the building.
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