Flanigan's IndexLive now48 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 1.2 mi
#8 in Aventura · #147 in Miami
Not walking distance, unless you are training for something.
Own Aventura
Harborside at the Waterways
3640 Yacht Club Dr · Built 1991 · 20 floors · 181 residences
For sale
5
1 pending · 5.0 mo supply
Median asking
$489K
from $450K
Median $/sqft
$355/sqft
$315/sqft sold, 12 mo
Days on market
1
124 to sell · 12 in 12 mo
Harborside at the Waterways is a waterfront condominium of 20 floors and 181 residences on Yacht Club Dr in Aventura, completed in 1991. The building sits in FEMA zone AE, part of the Special Flood Hazard Area, where lenders require flood insurance on federally backed or regulated mortgages. The lowest street next to the building is 3.6 ft above the highest tide predicted for 2026 at Virginia Key. It is in Miami-Dade hurricane evacuation zone B.
The nearest rail station is Aventura Brightline Station, 2620 m (about 1.6 miles) in a straight line, and the Car-Free Index is 7. The nearest Publix is 1370 m (about 0.9 miles) away in a straight line.
On the 2025 Florida tax roll, 53% of the 181 units carry a homestead exemption and 13% are owned by a company or trust. The Miami-Dade Clerk recorded 12 resale deeds in the 12 months to October 22, 2026. Financeability is rated limited, with an index of 46 of 100, meaning few recent purchases were financed by regulated lenders.
Part of the Harborside at the Waterways complex
Sister towers that share the same development, address and often amenities — compare availability across the complex.
Live near more of Miami
What surrounds Harborside at the Waterways: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
50 / 100
Nearest Publix: Publix at Hallandale Place Shopping Center, 0.9 mi
#56 in Aventura · #427 in Miami
Close enough for a weeknight run, far enough to feel virtuous.
2 Publix stores nearby
Car-Free IndexLive now
7 / 100
Nearest rail station: Aventura Brightline Station, 1.6 mi
#84 in Aventura · #318 in Miami
The station is close enough to plan around, far enough to plan.
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
74
/ 100
A−
own.miami Score
A data-grounded score for Harborside at the Waterways from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value86
$358/sqft — vs. Aventura condos, then all of Miami
Momentum25
-7.8% $/sqft over 6 months
Liquidity80
6.0 months of supply · 12 days on market
Health98
2 verified records: DBPR complaints
Waterfront90
Waterfront building
Age38
Built 1991 — vs. Aventura buildings
own.miami Condo Index
51Value100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#669 of 698 tracked Miami condos
Top 96% by price per sq ft
#63 of 85 in Aventura
Momentum
↓ Cooling
$358/sqft median ask
Liquidity
Hot
The stacks
8 lines · modeled from 30 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Harborside at the Waterways’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -02 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -01 | 3 bd · 2 ba | 1,700 sqft | Intracoastal ViewWaterfront | $350/sqft | $-3 | $378/sqft → $345/sqft | 4 |
| -02Best value | 2 bd · 2 ba | 1,430 sqft | Intracoastal View | $276/sqft | — | — | 3 |
| -03 | 2 bd · 2 ba | 1,310 sqft | CanalWaterfront | $305/sqft | +$2 | $286/sqft → $324/sqft | 4 |
| -05 | 2 bd · 2 ba | 1,870 sqft | BayWaterfront | $281/sqft | — | — | 3 |
| -06 | 3 bd · 2 ba | 1,870 sqft | Intracoastal ViewWaterfront | $328/sqft | — | — | 4 |
| -07 | 2 bd · 2 ba | 1,430 sqft | Intracoastal ViewWaterfront | $342/sqft | +$8 | $292/sqft → $388/sqft | 4 |
| -08 | 2 bd · 2 ba | 1,430 sqft | Water ViewWaterfront | $315/sqft | +$19 | $266/sqft → $397/sqft | 3 |
| -10 | 3 bd · 2 ba | 1,700 sqft | Pool Area ViewWaterfront | $425/sqft | +$2 | $394/sqft → $413/sqft | 3 |
Modeled from Harborside at the Waterways’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 Harborside at the Waterways’s own sales history.
Estimated value
$395,000
$308,000–$482,000 · $276/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 Harborside at the Waterways?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$450,000$315/sqft
2 bd · 2 ba · 1,430 sqft
3640 Yacht Club Dr #1208
No special assessments
Listing courtesy of One Sotheby's International Realty, Irit Naymark (Lic. #3099748) · MLS #A12113871
$615,000$362/sqft
3 bd · 2 ba · 1,700 sqft
3640 Yacht Club Drive #1501
Listing courtesy of FlatFee.com, Cliff Glansen (Lic. #707077) · MLS #B26090879
$489,000$342/sqft
2 bd · 2 ba · 1,430 sqft
3640 Yacht Club Drive #1807
Listing courtesy of Yaffe International Realty, Lilian Muller (Lic. #3113785) · MLS #A12087227
$465,000$355/sqft
2 bd · 2 ba · 1,310 sqft
3640 Yacht Club Dr. #304
Listing courtesy of Premier Enterprise Realty LLC, Laura R Pensa (Lic. #3326203) · MLS #A12043485
$710,000$418/sqft
3 bd · 2.5 ba · 1,700 sqft
3640 Yacht Club Dr #310
Listing courtesy of Avanti Way Realty LLC, Yael Sultan (Lic. #3231994) · MLS #A12007400
Sold $/sqft trend
3-month rolling median of closed sales in Harborside at the Waterways; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 3640 Yacht Club Dr
- Year built
- 1991
- Floors
- 20
- Residences
- 181
- Developer
- Coscan
- Waterfront
- Yes
Developed by
Coscan63
B+ · Developer Score
- Ranks #3 of 19 scored Coscan buildings
- Asking $355/sqft here vs $426/sqft across the developer's portfolio
- 49% of the developer's portfolio has no adverse verified record
- All 20 buildings by this developer
Amenities
- · Pool
- · Spa
- · Fitness center
- · Concierge
- · 24-hour security
- · Tennis
- · Marina
- · Kids playroom
- · Sauna
- · Walking path
Building rules
- Parking
- The building offers covered garage parking, with some units featuring assigned spaces.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 30, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveNo special assessment — noted on 2 listingsOct 27, 2026
Source: MLS listing remarks
- WatchDBPR complaintsMay 29, 2026
Florida DBPR Division of Condominiums public complaint record for association licence MA00015157: 10 complaints in the last 36 months (1 open, 0 with discipline, 1 closed with a letter). A complaint is an allegation; only dispositions are findings. Investigations are confidential and not counted.
Source: health.src.dbpr
- Verified: no special assessment in force
- Verified: open or disciplined DBPR complaints against the association
- Built 1991 — a recurring structural milestone inspection is due around 2026
Estimated from Harborside at the Waterways’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 Harborside at the Waterways: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
- Mortgages recorded, 12 months
- 4
- 3 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 25%
- 12 recorded sales, 12 months · Resales only
- Average down payment
- 25%
- Lowest down payment accepted
- 20%
Loan programmes, 24 months:Conventional 3Private lenders 1
Medium 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: 6.0 ft.
- 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
- 5.8 ft
- Lowest nearby street
- 4.6 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 3.6 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
- 10
- Open DBPR complaints
- 1
DBPR registration PR1M020678 · Approved,Delinquent. 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 Harborside at the Waterways cost?+
There are 5 condos for sale at Harborside at the Waterways, from $450,000, with a median asking price of $489,000 ($355/sqft).
How much are the HOA fees at Harborside at the Waterways?+
HOA / maintenance fees at Harborside at the Waterways run around $1,512 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 Harborside at the Waterways a waterfront building?+
Yes — Harborside at the Waterways is a waterfront building (Aventura).
When was Harborside at the Waterways built?+
Harborside at the Waterways was built in 1991, 20 stories, 181 residences.
Who developed Harborside at the Waterways?+
Harborside at the Waterways was developed by Coscan. Coscan's own.miami Developer Score is B+ across 20 buildings.
Stay ahead
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