Commodore Club South sits on the water at 199 Ocean Lane Dr in Key Biscayne. The building rises 12 floors and dates from 1974.
The property is 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 federally regulated mortgages. It is also in Miami-Dade hurricane evacuation zone A. The lowest street next to the building is 1.8 ft above the highest tide predicted for 2026 at Virginia Key.
A check of Miami-Dade Clerk of Courts records and Florida DBPR condominium complaints, last run October 22, 2026, found no liens, lawsuits or regulatory complaints at watch level or higher. The building has a Car-Free Index of 0.
Part of the Commodore Club South complex
Sister towers that share the same development, address and often amenities — compare availability across the complex.
Getting around
Key Biscayne is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
A data-grounded score for Commodore Club South from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
The stacks
8 lines · modeled from 40 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Commodore Club South’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -11 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 3 bd · 2.5 ba | 1,930 sqft | Ocean ViewWaterfront | $1,438/sqft | $-29 | $1,837/sqft → $1,580/sqft | 2 |
| -02 | 1 bd · 1.5 ba | 840 sqft | Ocean ViewWaterfront | $940/sqft | $-1 | $944/sqft → $933/sqft | 3 |
| -06 | 2 bd · 2 ba | 1,260 sqft | Direct OceanWaterfront | $873/sqft | +$22 | $770/sqft → $1,017/sqft | 6 |
| -07 | 2 bd · 2 ba | 1,260 sqft | Ocean ViewWaterfront | $991/sqft | — | — | 2 |
| -11Best value | 2 bd · 2 ba | 1,260 sqft | Ocean ViewWaterfront | $833/sqft | +$15 | $785/sqft → $873/sqft | 4 |
| -12 | 2 bd · 2 ba | 1,260 sqft | Ocean ViewWaterfront | $931/sqft | +$32 | $765/sqft → $1,083/sqft | 7 |
| -13 | 2 bd · 2 ba | 1,260 sqft | Ocean ViewWaterfront | $872/sqft | $-7 | $879/sqft → $811/sqft | 5 |
| -15 | 2 bd · 2 ba | 1,350 sqft | Ocean ViewWaterfront | $887/sqft | — | — | 3 |
Modeled from Commodore Club South’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 Commodore Club South’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.
Inventory
Sold $/sqft trend
3-month rolling median of closed sales in Commodore Club South; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 199 Ocean Lane Dr
- Year built
- 1974
- Floors
- 12
- Developer
- Grandlich-fisher DEV CO
- Waterfront
- Yes
Amenities
- · Beach access
- · Beach service
- · Bbq area
- · Concierge
- · Fitness center
- · Gym
- · Pool
- · Sauna
- · Security
- · Tennis
- · Social room
Building rules
- Parking
- The building offers covered and assigned parking, including options for car spaces and golf cart spaces.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 31, 2026: no liens, lawsuits or regulatory complaints found for the association.
Verified records
- PositiveNo special assessment — noted on 1 listingsMar 13, 2026
Source: MLS listing remarks
- Verified: no special assessment in force
- Built 1974 — a recurring structural milestone inspection is due around 2029
Estimated from Commodore Club South’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 Commodore Club South: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
No bank mortgages recorded here in the last two years. That is not a verdict on the building — many condos trade for cash — only the absence of a signal.
Source: Miami-Dade County official records and the FHA/VA approval lists. Aggregates only; individual instruments are never shown. Compare with Key Biscayne
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: 8.0 ft (NGVD29).
- Hurricane evacuation zone
- Zone A
- 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
- 10.3 ft
- Lowest nearby street
- 2.8 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 1.8 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 PR1S003292 · 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 Commodore Club South cost?+
There are 11 condos for sale at Commodore Club South, from $852,000, with a median asking price of $1,199,000 ($991/sqft).
How much are the HOA fees at Commodore Club South?+
HOA / maintenance fees at Commodore Club South run around $1,298 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 Commodore Club South a waterfront building?+
Yes — Commodore Club South is a waterfront building (Key Biscayne).
When was Commodore Club South built?+
Commodore Club South was built in 1974, 12 stories.
Who developed Commodore Club South?+
Commodore Club South was developed by Grandlich-fisher DEV CO.
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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