Flanigan's IndexLive now30 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 3.1 mi
#45 in Sunny Isles Beach · #301 in Miami
Close enough to make it a habit, far enough to call it an outing.
For sale
3
0 pending · 36.0 mo supply
Median asking
$580K
from $480K
Median $/sqft
$527/sqft
$459/sqft sold, 12 mo
Days on market
60
37 to sell · 1 in 12 mo
Le Montcalm is a waterfront condominium at 18000 N Bay Rd in Sunny Isles Beach, with 32 residences on 9 floors, completed in 1993. The building sits in FEMA zone AE, where FEMA maps a 1% yearly chance of flooding and lenders require flood insurance for federally backed or regulated mortgages. It is in Miami-Dade hurricane evacuation zone B, and the lowest street next to the building is 1.4 ft above the highest tide predicted for 2026 at Virginia Key.
A Publix supermarket is 420 m away in a straight line. The nearest station is Aventura Brightline Station, 2730 m away, and the building's Car-Free Index is 7. One active tower construction site lies within 1 km, which can mean noise and traffic while work continues.
On the 2025 tax roll, 19% of the 32 units carry a homestead exemption and 22% are owned by a company or trust. The Miami-Dade Clerk recorded 1 resale deed in the 12 months to October 22, 2026. A public records check run on October 22, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher.
Live near more of Miami
What surrounds Le Montcalm: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
73 / 100
Nearest Publix: Publix at Publix at Sunny Isles Beach, 0.3 mi
#11 in Sunny Isles Beach · #96 in Miami
Close enough that 'we're out of milk' is not a crisis.
1 Publix stores nearby
Car-Free IndexLive now
7 / 100
Nearest rail station: Aventura Brightline Station, 1.7 mi
#8 in Sunny Isles Beach · #328 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
Sunny Isles Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Sunny Isles BeachNewport Fishing PierAventura MallOleta River State Park
60
/ 100
B
own.miami Score
A data-grounded score for Le Montcalm from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value48
$527/sqft — vs. Sunny Isles Beach condos, then all of Miami
Momentum50
Recent price trend
Liquidity28
36.0 months of supply · 60 days on market
Health100
Public records checked — no liens, lawsuits or complaints on file
Waterfront90
Waterfront building
Age34
Built 1993 — vs. Sunny Isles Beach buildings
own.miami Condo Index
81Value100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#510 of 698 tracked Miami condos
Top 73% by price per sq ft
#51 of 79 in Sunny Isles Beach
Momentum
→ Steady
$527/sqft median ask
Liquidity
Balanced
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Inventory
$580,000$527/sqft
2 bd · 2 ba · 1,100 sqft
18000 N Bay Rd #603
Listing courtesy of Optimar International Realty, Eugenia Rodriguez (Lic. #3551897) · MLS #A12047230
$1,275,000$574/sqft
3 bd · 3 ba · 2,220 sqft
18000 N Bay Rd #902
Listing courtesy of One Sotheby's International Realty, Isaura Curiel (Lic. #0634667) · MLS #A12036475
$480,000$440/sqft
2 bd · 2 ba · 1,090 sqft
18000 N Bay Rd #201
Short-term leases OK
Listing courtesy of Optimar International Realty, Eugenia Rodriguez (Lic. #3551897) · MLS #A12002096
Sold $/sqft trend
3-month rolling median of closed sales in Le Montcalm; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 18000 N Bay Rd
- Year built
- 1993
- Floors
- 9
- Residences
- 32
- Developer
- Groupe Pacific
- Waterfront
- Yes
Developed by
Groupe Pacific55
B · Developer Score
- Ranks #11 of 12 scored Groupe Pacific buildings
- Asking $527/sqft here vs $826/sqft across the developer's portfolio
- 9% of the developer's portfolio has no adverse verified record
- All 12 buildings by this developer
Amenities
- · Pool
- · Community room
- · Fitness center
Building rules
Pet, leasing and parking rules are being verified with the association.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 29, 2026: no liens, lawsuits or regulatory complaints found for the association.
- Built 1993 — a recurring structural milestone inspection is due around 2028
Estimated from Le Montcalm’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 Le Montcalm: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
- Mortgages recorded, 12 months
- 1
- 1 from banks and credit unions · purchases and refinances
- Sales bank-financed
- —
- 1 recorded sales, 12 months · Resales only
- Average down payment
- —
- Lowest down payment accepted
- —
Loan programmes, 24 months:Conventional 1
Low confidence — few loans · 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 Sunny Isles Beach
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
- 2.7 ft
- Lowest nearby street
- 2.4 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 1.4 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 PR1S022294 · 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 Le Montcalm cost?+
There are 3 condos for sale at Le Montcalm, from $480,000, with a median asking price of $580,000 ($527/sqft).
How much are the HOA fees at Le Montcalm?+
HOA / maintenance fees at Le Montcalm run around $1,123 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 Le Montcalm a waterfront building?+
Yes — Le Montcalm is a waterfront building (Sunny Isles Beach).
When was Le Montcalm built?+
Le Montcalm was built in 1993, 9 stories, 32 residences.
Who developed Le Montcalm?+
Le Montcalm was developed by Groupe Pacific. Groupe Pacific's own.miami Developer Score is B across 12 buildings.
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