Flanigan's IndexLive now30 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 3.0 mi
#37 in Sunny Isles Beach · #288 in Miami
A proper trip, but the rewards are proper too.
For sale
2
0 pending · 12.0 mo supply
Median asking
$740K
from $700K
Median $/sqft
$683/sqft
$434/sqft sold, 12 mo
Days on market
628
218 to sell · 2 in 12 mo
Les Pelicans sits on the water at 18260 N Bay Road in Sunny Isles Beach, a 7-story building with 50 residences, completed in 1993 and developed by Pettigrew Development, Inc. The lowest street beside it is 1 ft above the highest tide predicted for 2026 at Virginia Key, and the building is in FEMA flood zone AE and Miami-Dade hurricane evacuation zone B. In zone AE, FEMA maps a 1% yearly chance of flooding, and lenders require flood insurance for federally backed or federally regulated mortgages.
A Publix supermarket is 240 m (about 0.1 miles) away in a straight line. The nearest rail station, Aventura Brightline Station, is 2690 m (about 1.7 miles) away, and the Car-Free Index is 7. There is 1 active tower construction site within 500 m, which can bring noise and traffic while it lasts.
On the 2025 tax roll, 4% of the 50 units carry a homestead exemption and 18% are owned by a company or trust. The Miami-Dade Clerk recorded 3 resale deeds in the 12 months to October 21, 2026. Financeability is rated good, with an index of 62 of 100, meaning regulated lenders have financed purchases here in the last two years. The October 22, 2026 public records check found no liens, lawsuits or regulatory complaints at watch level or higher.
Live near more of Miami
What surrounds Les Pelicans: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
80 / 100
Nearest Publix: Publix at Publix at Sunny Isles Beach, 0.1 mi
#2 in Sunny Isles Beach · #34 in Miami
Neighbors. The cashier knows your name.
1 Publix stores nearby
Car-Free IndexLive now
7 / 100
Nearest rail station: Aventura Brightline Station, 1.7 mi
#6 in Sunny Isles Beach · #323 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
Sunny Isles Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Sunny Isles BeachNewport Fishing PierAventura MallOleta River State Park
58
/ 100
B
own.miami Score
A data-grounded score for Les Pelicans from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value33
$683/sqft — vs. Sunny Isles Beach condos, then all of Miami
Momentum50
Recent price trend
Liquidity30
12.0 months of supply · 628 days on market
Health100
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age34
Built 1993 — vs. Sunny Isles Beach buildings
own.miami Condo Index
86At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#466 of 698 tracked Miami condos
Top 67% by price per sq ft
#48 of 79 in Sunny Isles Beach
Momentum
→ Steady
$683/sqft median ask
Liquidity
Balanced
Want the inside track on Les Pelicans?
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Inventory
$780,000$629/sqft
2 bd · 2 ba · 1,240 sqft
18260 N Bay Road #418
Listing courtesy of Skyworks Realty, LLC., Mario Bernard (Lic. #3655655) · MLS #B26033331
$700,000$737/sqft
2 bd · 2 ba · 950 sqft
18260 N Bay Road #304
Listing courtesy of Grand Real Estate Company, Eugene Noska (Lic. #3125325) · MLS #F10403099
Sold $/sqft trend
3-month rolling median of closed sales in Les Pelicans; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 18260 N Bay Road
- Year built
- 1993
- Floors
- 7
- Residences
- 50
- Developer
- Pettigrew Development, INC.
- Waterfront
- Yes
Amenities
- · Pool
- · Hot tub
Building rules
- Parking
- One assigned parking space in the covered garage.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 29, 2026: no liens, lawsuits or regulatory complaints found for the association.
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 2 purchase or refinance loans on this building in the last 12 months, financing 50% of its recorded sales, and accepted a down payment as low as 24.9%. 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 62/100.
Source: Miami-Dade Clerk official records
- Built 1993 — a recurring structural milestone inspection is due around 2028
Estimated from Les Pelicans’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 Les Pelicans: 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
- 2
- 2 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 50%
- 4 recorded sales, 12 months · Resales only
- Average down payment
- 41.9%
- Lowest down payment accepted
- 24.9%
Loan programmes, 24 months:Conventional 2
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 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
- 3.1 ft
- Lowest nearby street
- 2.0 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 1.0 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
- 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 PR1S022511 · 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 Les Pelicans cost?+
There are 2 condos for sale at Les Pelicans, from $700,000, with a median asking price of $740,000 ($683/sqft).
How much are the HOA fees at Les Pelicans?+
HOA / maintenance fees at Les Pelicans run around $1,040 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 Les Pelicans a waterfront building?+
Yes — Les Pelicans is a waterfront building (Sunny Isles Beach).
When was Les Pelicans built?+
Les Pelicans was built in 1993, 7 stories, 50 residences.
Who developed Les Pelicans?+
Les Pelicans was developed by Pettigrew Development, INC..
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If you like Les Pelicans, compare
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