Flanigan's IndexLive now39 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Hallandale), 2.0 mi
#31 in Aventura · #179 in Miami
Under two miles. Nobody has ever complained about this.
Own Aventura
Towers of Porto Vita-South
19955 NE 38th Ct · Built 2000 · 35 floors · 152 residences
For sale
5
1 pending · 10.0 mo supply
Median asking
$2.7M
from $1.76M
Median $/sqft
$901/sqft
$776/sqft sold, 12 mo
Days on market
71
24 to sell · 6 in 12 mo
Towers of Porto Vita-South is a waterfront condominium at 19955 NE 38th Ct in Aventura. Its 35 floors hold 152 residences, and it was developed by Turnberry and CMC Group as a joint venture. The property sits in FEMA flood zone AE, which means FEMA maps a 1% yearly chance of flooding and lenders require flood insurance for federally backed or federally regulated mortgages. It is also in Miami-Dade hurricane evacuation zone B. The lowest street next to the building is 2.6 ft above the highest tide predicted for 2026 at Virginia Key.
The Car-Free Index is 11, and the nearest rail station, Aventura Brightline Station, is 2150 m (about 1.3 miles) away in a straight line. The nearest Publix is 1490 m (about 0.9 miles) away.
On the 2025 tax roll, 30% of the 152 units carry a homestead exemption and 36% are owned by a company or trust. The Miami-Dade Clerk recorded 7 resale deeds in the 12 months to October 21, 2026. Financeability is rated good, at 54 of 100, meaning regulated lenders have financed purchases in the building in the last two years.
Live near more of Miami
What surrounds Towers of Porto Vita-South: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
46 / 100
Nearest Publix: Publix at Aventura Shopping Center, 0.9 mi
#74 in Aventura · #505 in Miami
Within a mile. The city planners knew.
1 Publix stores nearby
Car-Free IndexLive now
11 / 100
Nearest rail station: Aventura Brightline Station, 1.3 mi
#56 in Aventura · #274 in Miami
Park and ride territory.
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
62
/ 100
B+
own.miami Score
A data-grounded score for Towers of Porto Vita-South from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value17
$901/sqft — vs. Aventura condos, then all of Miami
Momentum77
+10.8% $/sqft over 6 months
Liquidity55
10.0 months of supply · 71 days on market
Health87
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age53
Built 2000 — vs. Aventura buildings
own.miami Condo Index
104At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#318 of 698 tracked Miami condos
Top 46% by price per sq ft
#5 of 85 in Aventura
Momentum
↑ Rising
$901/sqft median ask
Liquidity
Warm
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Inventory
$2,745,000$1,149/sqft
2 bd · 2.5 ba · 2,390 sqft
19955 NE 38th Ct #1205
Listing courtesy of Coldwell Banker Realty, Denise Rubin (Lic. #0186154) · MLS #A12098928
$2,990,000$901/sqft
3 bd · 4.5 ba · 3,320 sqft
19955 NE 38th Ct #2204
Listing courtesy of Beachfront Realty Inc, Efraim Spak (Lic. #3121420) · 786-525-0286 · MLS #A12039677
$1,765,000$735/sqft
2 bd · 3.5 ba · 2,400 sqft
19955 NE 38th Ct #1701
Listing courtesy of Premier Elite Realty Inc., Peter Rotta (Lic. #3459477) · MLS #A12035343
$1,800,000$750/sqft
2 bd · 3.5 ba · 2,400 sqft
19955 NE 38th Ct #901
Listing courtesy of Terrabella Realty, Gustavo Blachman (Lic. #0638696) · MLS #A11945684
$2,700,000$1,130/sqft
3 bd · 2.5 ba · 2,390 sqft
19955 NE 38th Ct #2205
Tenant occupied
Listing courtesy of Compass Florida, LLC, Karen Matluck (Lic. #0343776) · MLS #A11922485
Sold $/sqft trend
3-month rolling median of closed sales in Towers of Porto Vita-South; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 19955 NE 38th Ct
- Year built
- 2000
- Floors
- 35
- Residences
- 152
- Developer
- Turnberry & CMC Group
- Waterfront
- Yes
Developed by
Turnberry61
B · Developer Score
- Ranks #9 of 13 scored Turnberry buildings
- Asking $901/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
- · Villa Grande Club
- · Spa
- · Fitness Center
- · Dining
- · Bar/Lounge
- · Tennis
- · Pool
- · Security
- · Valet
- · Concierge
- · Pickleball
- · Marina
- · Basketball
- · Soccer Field
- · Playground
- · Wellness Center
Building rules
- Parking
- The building offers assigned parking spaces and complimentary valet for residents and guests.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 25, 2026 (Miami-Dade Clerk, civil docket, Florida DBPR).
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 3 purchase or refinance loans on this building in the last 12 months, financing 29% of its recorded sales, and accepted a down payment as low as 15%. 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 54/100.
Source: Miami-Dade Clerk official records
- Built 2000 — past its first structural milestone; next inspection around 2035
Estimated from Towers of Porto Vita-South’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 Towers of Porto Vita-South: 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
- 4
- 3 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 29%
- 7 recorded sales, 12 months · Resales only
- Average down payment
- 27%
- Lowest down payment accepted
- 15%
Loan programmes, 24 months:Conventional 3Private lenders 1
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
- 5.7 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 PR1U023554 · 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 Towers of Porto Vita-South cost?+
There are 5 condos for sale at Towers of Porto Vita-South, from $1,765,000, with a median asking price of $2,700,000 ($901/sqft).
How much are the HOA fees at Towers of Porto Vita-South?+
HOA / maintenance fees at Towers of Porto Vita-South run around $2,250 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 Towers of Porto Vita-South a waterfront building?+
Yes — Towers of Porto Vita-South is a waterfront building (Aventura).
When was Towers of Porto Vita-South built?+
Towers of Porto Vita-South was built in 2000, 35 stories, 152 residences.
Who developed Towers of Porto Vita-South?+
Towers of Porto Vita-South was developed by Turnberry & CMC Group. Turnberry's own.miami Developer Score is B across 13 buildings.
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