Flanigan's IndexLive now46 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 1.6 mi
#13 in Aventura · #156 in Miami
A quick hop. Your car will barely warm up.
For sale
5
1 pending · 5.5 mo supply
Median asking
$469K
from $339K
Median $/sqft
$325/sqft
$258/sqft sold, 12 mo
Days on market
149
90 to sell · 11 in 12 mo
3 of 5 are priced $450K+ and browsable on own.miami; the stats above cover every unit for sale.
Delvista Towers, at 20225 NE 34th Ct in Aventura, is a 1982 condominium of 27 floors and 217 residences.
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. It is also in Miami-Dade hurricane evacuation zone B. The lowest street next to the building is 3 ft above the highest tide predicted for 2026 at Virginia Key.
The Car-Free Index is 16, and the nearest rail station, Aventura Brightline Station, is 1670 m away in a straight line. The nearest Publix is 1010 m away, about 0.6 miles.
The Miami-Dade Clerk recorded 16 resale deeds in the 12 months to October 22, 2026. Financeability is rated good, with an index of 55 of 100, meaning regulated lenders have financed purchases in the building in the last two years.
Live near more of Miami
What surrounds Delvista Towers: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
57 / 100
Nearest Publix: Publix at Aventura Shopping Center, 0.6 mi
#37 in Aventura · #326 in Miami
Bike-basket-of-groceries distance.
2 Publix stores nearby
Car-Free IndexLive now
16 / 100
Nearest rail station: Aventura Brightline Station, 1.0 mi
#34 in Aventura · #234 in Miami
Keep the car, use the train for the big days.
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
63
/ 100
B+
own.miami Score
A data-grounded score for Delvista Towers from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value74
$325/sqft — vs. Aventura condos, then all of Miami
Momentum39
-2.7% $/sqft over 6 months
Liquidity52
5.5 months of supply · 149 days on market
Health98
2 verified records: DBPR complaints
Waterfront55
Not waterfront
Age20
Built 1982 — vs. Aventura buildings
own.miami Condo Index
44Value100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#687 of 698 tracked Miami condos
Top 98% by price per sq ft
#74 of 85 in Aventura
Momentum
↓ Cooling
$325/sqft median ask
Liquidity
Warm
The stacks
8 lines · modeled from 39 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Delvista Towers’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -13 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -11 | 2 bd · 2 ba | 1,178 sqft | Golf ViewWaterfront | $292/sqft | $-2 | $319/sqft → $284/sqft | 5 |
| -12 | 2 bd · 2 ba | 1,094 sqft | Golf View | $329/sqft | — | — | 3 |
| -13Best value | 2 bd · 2 ba | 1,158 sqft | Golf ViewWaterfront | $254/sqft | — | — | 3 |
| -14 | 2 bd · 2 ba | 1,077 sqft | Golf View | $316/sqft | +$1 | $287/sqft → $312/sqft | 4 |
| -16 | 2 bd · 2 ba | 1,213 sqft | Golf View | $305/sqft | +$3 | $259/sqft → $320/sqft | 5 |
| -17 | 3 bd · 3 ba | 1,521 sqft | Golf View | $308/sqft | $-1 | $310/sqft → $291/sqft | 6 |
| -18 | 2 bd · 2 ba | 1,233 sqft | Golf View | $257/sqft | $-1 | $276/sqft → $263/sqft | 4 |
| -19 | 2 bd · 2 ba | 1,169 sqft | Golf View | $306/sqft | +$5 | $266/sqft → $342/sqft | 7 |
Modeled from Delvista Towers’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 Delvista Towers’s own sales history.
Estimated value
$294,000
$260,000–$328,000 · $254/sqft
Moderate confidence · 3 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 Delvista Towers?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$500,000$329/sqft
3 bd · 3 ba · 1,521 sqft
20225 NE 34TH Court #217
Listing courtesy of 1 on 1 Real Estate LLC, Jaime Flasterstein (Lic. #3110093) · MLS #B26078091
$469,000$308/sqft
3 bd · 3 ba · 1,521 sqft
20225 NE 34th Ct #817
Listing courtesy of Beycome of Florida LLC, Steven Koleno (Lic. #3469487) · MLS #A11721726
$2,550,000$893/sqft
3 bd · 3.5 ba · 2,855 sqft
20225 NE 34th Ct #2716
Listing courtesy of Envirotek Realty, Katerine Nader (Lic. #3513025) · MLS #A11528786
Sold $/sqft trend
3-month rolling median of closed sales in Delvista Towers; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 20225 NE 34th Ct
- Year built
- 1982
- Floors
- 27
- Residences
- 217
- Developer
- Equinational Delvista Towers Joint Venture
- Waterfront
- No
Amenities
- · Pool
- · Fitness center
- · 24-hour security
- · Tennis courts
- · Sauna
- · Billiard room
- · Club room
- · Valet
- · Concierge
- · Hot tub
- · Bike storage
- · Package room
- · Barbeque area
- · Shuttle service
- · Library
- · Card room
- · Party room
Building rules
- Parking
- The building offers assigned parking, valet service, and bike storage.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 27, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 7 purchase or refinance loans on this building in the last 12 months, financing 31% of its recorded sales, and accepted a down payment as low as 20%. 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 55/100.
Source: Miami-Dade Clerk official records
- WatchDBPR complaintsNov 5, 2025
Florida DBPR Division of Condominiums public complaint record for association licence MA00015563: 18 complaints in the last 36 months (2 open, 0 with discipline, 0 closed with a letter). A complaint is an allegation; only dispositions are findings. Investigations are confidential and not counted.
Source: health.src.dbpr
- Verified: open or disciplined DBPR complaints against the association
- Built 1982 — a recurring structural milestone inspection is due around 2027
Estimated from Delvista Towers’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 Delvista Towers: 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.
- Mortgages recorded, 12 months
- 8
- 7 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 31%
- 16 recorded sales, 12 months · Resales only
- Average down payment
- 29.2%
- Lowest down payment accepted
- 20%
Loan programmes, 24 months:Conventional 7Other 1
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: 7.0 ft (NGVD29).
- Hurricane evacuation zone
- Zone B
- 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
- 5.4 ft
- Lowest nearby street
- 4.0 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 3.0 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
- 1
- Routine collection cases
- 0
- DBPR complaints
- 18
- Open DBPR complaints
- 2
DBPR registration PR1S004755 · 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 Delvista Towers cost?+
There are 5 condos for sale at Delvista Towers, from $339,000, with a median asking price of $469,000 ($325/sqft).
How much are the HOA fees at Delvista Towers?+
HOA / maintenance fees at Delvista Towers run around $1,300 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.
When was Delvista Towers built?+
Delvista Towers was built in 1982, 27 stories, 217 residences.
Who developed Delvista Towers?+
Delvista Towers was developed by Equinational Delvista Towers Joint Venture.
Stay ahead
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