Flanigan's IndexLive now30 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 3.1 mi
#82 in Aventura · #302 in Miami
Ten minutes on a good day. Miami has fewer of those than it admits.
For sale
1
0 pending · 3.0 mo supply
Median asking
$2.69M
from $2.69M
Median $/sqft
$1,033/sqft
$783/sqft sold, 12 mo
Days on market
181
136 to sell · 4 in 12 mo
Bellini is a waterfront tower of 32 floors holding just 67 residences, at 4100 Island Blvd in Aventura. It was completed in 2013. The Property Appraiser records it as Bellini at Williams Island Condo.
The building sits in FEMA flood zone AE, part of the Special Flood Hazard Area, where FEMA maps a 1% yearly chance of flooding and lenders require flood insurance on federally backed or regulated mortgages. The lowest street next to it is 4.3 ft above the highest tide predicted for 2026 at Virginia Key. It lies in Miami-Dade hurricane evacuation zone C.
Transit is distant: the Car-Free Index is 11, and the nearest rail station, Aventura Brightline Station, is 2130 m (about 1.3 miles) away in a straight line. The nearest Publix is 1270 m (about 0.8 miles) away.
On the 2025 tax roll, 40% of the 67 units carry a homestead exemption and 40% are owned by a company or trust. Five resale deeds were recorded in the 12 months to October 21, 2026. Financeability is rated limited, with an index of 44 of 100. A public records check run October 22, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher.
Live near more of Miami
What surrounds Bellini: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
50 / 100
Nearest Publix: Publix at Loehmann's Fashion Island, 0.8 mi
#55 in Aventura · #421 in Miami
Within a mile. The city planners knew.
2 Publix stores nearby
Car-Free IndexLive now
11 / 100
Nearest rail station: Aventura Brightline Station, 1.3 mi
#55 in Aventura · #273 in Miami
Park and ride territory.
1 rail stations nearby
Distances are straight-line, not walking or driving.
Getting around
Aventura is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Aventura MallFounders ParkBrightline AventuraOleta River State Park
65
/ 100
B+
own.miami Score
A data-grounded score for Bellini from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value23
$1,033/sqft — vs. Aventura condos, then all of Miami
Momentum50
Recent price trend
Liquidity55
3.0 months of supply · 181 days on market
Health100
Public records checked — no liens, lawsuits or complaints on file
Waterfront90
Waterfront building
Age81
Built 2013 — vs. Aventura buildings
own.miami Condo Index
93At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#397 of 698 tracked Miami condos
Top 57% by price per sq ft
#7 of 85 in Aventura
Momentum
→ Steady
$1,033/sqft median ask
Liquidity
Warm
The stacks
5 lines · modeled from 20 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Bellini’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -04 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 3 bd · 3 ba | 2,235 sqft | Ocean ViewWaterfront | $805/sqft | — | — | 3 |
| -02 | 3 bd · 3.5 ba | 2,608 sqft | BayWaterfront | $787/sqft | +$11 | $725/sqft → $858/sqft | 4 |
| -03 | 3 bd · 3 ba | 2,235 sqft | BayWaterfront | $761/sqft | — | — | 3 |
| -04Best value | 3 bd · 3.5 ba | 2,608 sqft | Intracoastal ViewWaterfront | $729/sqft | $-10 | $831/sqft → $745/sqft | 8 |
| Penthouses | 4 bd · 5 ba | 4,955 sqft | Intracoastal ViewWaterfront | $979/sqft | — | — | 2 |
Modeled from Bellini’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.
What’s a unit here worth?
Pick a line and a floor — we estimate the value from Bellini’s own sales history.
Estimated value
$1,750,000
$1,385,000–$2,115,000 · $671/sqft
High confidence · 8 sales
Estimate only — not an appraisal. It reflects the line and floor, not a specific unit’s condition, renovations or view obstructions.
Want the inside track on Bellini?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
Sold $/sqft trend
3-month rolling median of closed sales in Bellini; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 4100 Island Blvd
- Year built
- 2013
- Floors
- 32
- Residences
- 67
- Developer
- Bellini WI LLC
- Waterfront
- Yes
Amenities
- · Pool
- · Spa
- · Fitness center
- · Valet
- · Concierge
- · 24-hour security
- · Tennis
- · Pickleball
- · Padel
- · Marina
- · Restaurants
- · Walk/jog path
- · Playground
- · Basketball court
- · Soccer field
- · Putting green
- · Pilates studio
Building rules
- Parking
- Two assigned parking spaces.
Special assessments & recertification outlook
ClearPublic records checked Oct 31, 2026: no liens, lawsuits or regulatory complaints found for the association.
- Built 2013 — its first 25-year structural milestone inspection is due around 2038
Estimated from Bellini’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.
Financeability
What the banks say about Bellini: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
- Mortgages recorded, 12 months
- 3
- 3 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 20%
- 5 recorded sales, 12 months · Resales only
- Average down payment
- 38.2%
- Lowest down payment accepted
- 25%
Loan programmes, 24 months:Conventional 3
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 Aventura
Flooding and storm surge
Public flood data at this building’s location, read Oct 22, 2026.
- FEMA flood zone
- Zone AE: high-risk area. FEMA maps a 1% yearly chance of flooding here.
- Base flood elevation on the map: 9.0 ft.
- Hurricane evacuation zone
- Zone C
- Miami-Dade storm surge planning zones run from A (called first) to E. The county decides which zones evacuate in a storm.
- Ground at the building
- 8.7 ft
- Lowest nearby street
- 5.3 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 4.3 ft above this year’s highest predicted tide (Oct 27, 2026).
Estimated from public data, not a flood determination. Check the FEMA flood map and an elevation certificate for this building.
Legal & Regulatory
No material litigation foundCivil 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.
- Active material lawsuits
- 0
- Owner / association disputes
- 0
- Routine collection cases
- 0
- DBPR complaints
- 0
- Open DBPR complaints
- 0
No civil cases involving the association were found on the Miami-Dade docket in the last five years.
DBPR registration PR74847 · 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.
Frequently asked
How much do condos at Bellini cost?+
There are 1 condos for sale at Bellini, from $2,695,000, with a median asking price of $2,695,000 ($1,033/sqft).
How much are the HOA fees at Bellini?+
HOA / maintenance fees at Bellini run around $4,029 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.
Is Bellini a waterfront building?+
Yes — Bellini is a waterfront building (Aventura).
When was Bellini built?+
Bellini was built in 2013, 32 stories, 67 residences.
Who developed Bellini?+
Bellini was developed by Bellini WI LLC.
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