Flanigan's IndexLive now38 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 2.0 mi
#37 in Aventura · #189 in Miami
Close enough to make it a habit, far enough to call it an outing.
For sale
0
0 pending
Sold, 12 months
3
3 recorded sales
Last sale
$2.3M
Jun 17, 2026
Last sale, per sqft
$728/sqft
$541/sqft sold, 12 mo
Stay ahead
No units for sale right now
3 sold in the last 12 months. Get an email the moment a unit lists here — and our team will reach out so you can move first.
Off-market and pocket listings never hit the portals. Ask us — we know who is thinking of selling.
Porto Vita, at 19925 NE 39th Pl in Aventura, is a waterfront mid-rise of 7 floors and 22 residences, completed in 1996 and developed by Turnberry and CMC Group. The Property Appraiser records it under the name Bella Vista Mid-Rise South Condo.
The building sits in FEMA flood zone AE, part of the Special Flood Hazard Area, where lenders require flood insurance for federally backed or federally regulated mortgages. It is in Miami-Dade hurricane evacuation zone B, and the lowest street next to it is 2.6 ft above the highest tide predicted for 2026 at Virginia Key.
The nearest rail station is Aventura Brightline Station, 2230 m (about 1.4 miles) in a straight line, and the Car-Free Index is 10. The nearest Publix is 1580 m away in a straight line.
On the 2025 tax roll, 46% of the 22 units carry a homestead exemption and 18% are owned by a company or trust. The Miami-Dade Clerk recorded 2 resale deeds in the 12 months to October 22, 2026. A public records check last run on October 23, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher.
Part of the Porto Vita 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: 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
#81 in Aventura · #531 in Miami
Bike-basket-of-groceries distance.
2 Publix stores nearby
Car-Free IndexLive now
10 / 100
Nearest rail station: Aventura Brightline Station, 1.4 mi
#65 in Aventura · #283 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
78
/ 100
A
own.miami Score
A data-grounded score for Porto Vita from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value40
$541/sqft — vs. Aventura condos, then all of Miami
Momentum83
+15.8% $/sqft over 6 months
Liquidity94
0.0 months of supply
Health100
Public records checked — no liens, lawsuits or complaints on file
Waterfront90
Waterfront building
Age45
Built 1996 — vs. Aventura buildings
own.miami Condo Index
69Value100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#590 of 698 tracked Miami condos
Top 85% by price per sq ft
#19 of 85 in Aventura
Momentum
↑ Rising
$541/sqft median ask
Liquidity
Hot
Inventory
$1,600,000May 19, 2026
3 bd · 4 ba · 3,050 sqft
19925 NE 39th Pl #603
Listing courtesy of Compass Florida, LLC, Karen Matluck (Lic. #0343776) · MLS #A11862209
$2,300,000Jun 17, 2026
3 bd · 4 ba · 3,160 sqft
19925 NE 39th Pl #404
Listing courtesy of Coldwell Banker Realty, Denise Rubin (Lic. #0186154) · MLS #A11822134
$1,650,000Feb 20, 2026
3 bd · 4 ba · 3,050 sqft
19925 NE 39th Pl #402
Listing courtesy of One Sotheby's International Realty, Jill Meyerson-Barzilay (Lic. #3280177) · MLS #A11769407
Sold $/sqft trend
3-month rolling median of closed sales in Porto Vita; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 19925 NE 39th Pl
- Year built
- 1996
- Floors
- 7
- Residences
- 22
- Developer
- CMC Group
- Waterfront
- Yes
Developed by
Turnberry61
B · Developer Score
- Ranks #1 of 13 scored Turnberry buildings
- 37% of the developer's portfolio has no adverse verified record
- All 13 buildings by this developer
Amenities
- · Basketball
- · Tennis
- · Pickleball
- · Gym
- · Restaurants
- · Valet
- · Bike room
- · Storage
- · Pool
Building rules
- Parking
- Assigned self-parking and valet service are available.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 31, 2026: no liens, lawsuits or regulatory complaints found for the association.
- Built 1996 — past its first structural milestone; next inspection around 2031
Estimated from Porto Vita’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: 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
- 0%
- 3 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 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
- 5.0 ft
- Lowest nearby street
- 3.6 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 2.6 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 PR1U023027 · 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
Is Porto Vita a waterfront building?+
Yes — Porto Vita is a waterfront building (Aventura).
When was Porto Vita built?+
Porto Vita was built in 1996, 7 stories, 22 residences.
Who developed Porto Vita?+
Porto Vita was developed by CMC Group. Turnberry's own.miami Developer Score is B across 13 buildings.
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