Flanigan's IndexLive now36 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 1.9 mi
#55 in Aventura · #217 in Miami
Not walking distance, unless you are training for something.
Own Aventura
Porto Vita North Tower
20155 NE 38th Ct · Built 2003 · 32 floors · 126 residences
For sale
3
0 pending · 18.0 mo supply
Median asking
$3.85M
from $3.4M
Median $/sqft
$1,137/sqft
$963/sqft sold, 12 mo
Days on market
474
49 to sell · 2 in 12 mo
Porto Vita North Tower is a waterfront condominium at 20155 NE 38th Ct in Aventura, with 32 floors and 126 residences. It was developed by Turnberry and CMC Group and completed in 2003. The county property records list it as Towers of Porto Vita-North Condo.
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 for federally backed or regulated mortgages. It is in Miami-Dade hurricane evacuation zone B. The lowest street next to the building is 3.6 ft above the highest tide predicted for 2026 at Virginia Key.
The financeability index is 35 of 100, in the limited tier, meaning few recent purchases were financed by regulated lenders. Two resale deeds were recorded in the 12 months to October 21, 2026. On the 2025 tax roll, 31% of units carry a homestead exemption and 29% are owned by a company or trust.
The Car-Free Index is 10. The nearest rail station, Aventura Brightline Station, is 2210 m (about 1.4 miles) away in a straight line, and the nearest Publix is 1550 m away.
Part of the Porto Vita North Tower complex
Sister towers that share the same development, address and often amenities — compare availability across the complex.
Live near more of Miami
What surrounds Porto Vita North Tower: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
45 / 100
Nearest Publix: Publix at Aventura Shopping Center, 1.0 mi
#79 in Aventura · #524 in Miami
Close enough for a weeknight run, far enough to feel virtuous.
1 Publix stores nearby
Car-Free IndexLive now
10 / 100
Nearest rail station: Aventura Brightline Station, 1.4 mi
#62 in Aventura · #280 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
50
/ 100
B−
own.miami Score
A data-grounded score for Porto Vita North Tower from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value10
$1,137/sqft — vs. Aventura condos, then all of Miami
Momentum59
+3.1% $/sqft over 6 months
Liquidity18
18.0 months of supply · 474 days on market
Health83
Public records checked — no liens, lawsuits or complaints on file
Waterfront90
Waterfront building
Age59
Built 2003 — vs. Aventura buildings
own.miami Condo Index
106At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#302 of 698 tracked Miami condos
Top 43% by price per sq ft
#4 of 85 in Aventura
Momentum
→ Steady
$1,137/sqft median ask
Liquidity
Slow
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Inventory
$3,400,000$934/sqft
3 bd · 4.5 ba · 3,641 sqft
20155 NE 38th Ct #904
Listing courtesy of One Sotheby's International Realty, Jill Meyerson-Barzilay (Lic. #3280177) · MLS #A12045720
$6,500,000$1,264/sqft
4 bd · 6.5 ba · 5,141 sqft
20155 NE 38th Ct #2201
Listing courtesy of Coldwell Banker Realty, Denise Rubin (Lic. #0186154) · MLS #A11822074
$3,850,000$1,137/sqft
3 bd · 4.5 ba · 3,385 sqft
20155 NE 38th Ct #2903
Listing courtesy of Compass Florida, LLC, Karen Matluck (Lic. #0343776) · MLS #A11699195
Sold $/sqft trend
3-month rolling median of closed sales in Porto Vita North Tower; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 20155 NE 38th Ct
- Year built
- 2003
- Floors
- 32
- Residences
- 126
- Developer
- Turnberry & CMC Group
- Waterfront
- Yes
Developed by
Turnberry61
B · Developer Score
- Ranks #13 of 13 scored Turnberry buildings
- Asking $1,137/sqft here vs $474/sqft across the developer's portfolio
- 37% of the developer's portfolio has no adverse verified record
- All 13 buildings by this developer
Amenities
- · Fitness center
- · Spa
- · Dining
- · Tennis
- · Pickleball
- · Basketball
- · Playground
- · Teen room
- · 24-hour security
- · Clubhouse
Building rules
Pet, leasing and parking rules are being verified with the association.
Special assessments & recertification outlook
WatchPublic records checked Oct 31, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
- Built 2003 — its first 25-year structural milestone inspection is due around 2028
Estimated from Porto Vita North Tower’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 Porto Vita North Tower: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
- Mortgages recorded, 12 months
- 6
- 5 from banks and credit unions · purchases and refinances
- Sales bank-financed
- —
- 2 recorded sales, 12 months · Resales only
- Average down payment
- —
- Lowest down payment accepted
- —
Loan programmes, 24 months:Conventional 6
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
- 12.2 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
- 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 PR1U025639 · 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 Porto Vita North Tower cost?+
There are 3 condos for sale at Porto Vita North Tower, from $3,400,000, with a median asking price of $3,850,000 ($1,137/sqft).
How much are the HOA fees at Porto Vita North Tower?+
HOA / maintenance fees at Porto Vita North Tower run around $3,267 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 Porto Vita North Tower a waterfront building?+
Yes — Porto Vita North Tower is a waterfront building (Aventura).
When was Porto Vita North Tower built?+
Porto Vita North Tower was built in 2003, 32 stories, 126 residences.
Who developed Porto Vita North Tower?+
Porto Vita North Tower was developed by Turnberry & CMC Group. Turnberry's own.miami Developer Score is B across 13 buildings.
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If you like Porto Vita North Tower, compare
Bella Mare
6000 Island Blvd · 2005 · 32 floors
6 for salefrom $1.34M$1,120/sqft
Towers of Porto Vita-South
19955 NE 38th Ct · 2000 · 35 floors
5 for salefrom $1.76M$901/sqft
Bellini
4100 Island Blvd · 2013 · 32 floors
1 for salefrom $2.69M$1,033/sqft
Aventi at Aventura
2861 NE 185TH ST · 2001 · 3 floors
0 for sale
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