Documents
2 documents on file
The documents most buyers and renters can't get until they're deep in a deal. Tap one and I'll send it with my read on what matters in it.
17111 Biscayne Blvd · Aventura, FL 33160
Marina Palms South
25-story tower, completed 2017, 235 residences in Aventura. 12 for sale and 5 for rent on Nov 2, 2026.
At a glance Marina Palms South (17111 Biscayne Blvd, Aventura) is a 25-story, 235-unit building completed in 2017. As of Nov 2, 2026, 12 units are for sale and 5 are for rent; the median closed price was $651 per square foot over 17 sales in the last 12 months. FEMA flood zone AE. Source: Miami Assoc. of REALTORS® MLS via Bridge IDX, Miami-Dade Property Appraiser records and the FEMA flood map.
6 photos from my condo archive
- For sale
- 12
- For rent
- 5
- Median $/SF
- $65117 sales · 12 mo
- Sold
- 17last 12 months
- Built
- 2017
- Floors
- 25
- Residences
- 235county
- Flood zone
- AEFEMA
- Owner-occupied
- 43%
- Avg. unit
- 1,931sq ft
MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made
On the market at Marina Palms South.
The weekly MLS snapshot, newest asks first. Each unit opens its full listing: photos, taxes, history. Or check the live feed for today's inventory.
Snapshot as of Nov 2, 2026.
For sale 12 listings · Nov 2, 2026
Unit 1405/07$2,850,000$751/SF6 bd · 4.5 ba · 3,794 sf146 days listed · $4,276/mo HOA · listed by Compass Florida, LLCFull listing →
Unit 1610$2,290,000$960/SF3 bd · 3.5 ba · 2,386 sf31 days listed · $2,893/mo HOA · listed by Elite International Realty IncFull listing →
Unit 2210$2,250,000$943/SF3 bd · 3.5 ba · 2,386 sf3 days listed · $2,894/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit 209$1,750,000$829/SF3 bd · 3 ba · 2,110 sf151 days listed · $1,912/mo HOA · listed by Million Realty LLCFull listing →
Unit 909$1,650,000$682/SF3 bd · 3.5 ba · 2,421 sf104 days listed · $2,016/mo HOA · listed by The Keyes CompanyFull listing →
Unit 606$1,490,000$692/SF3 bd · 3.5 ba · 2,152 sf130 days listed · $2,388/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit 402$1,400,000$715/SF2 bd · 2.5 ba · 1,958 sf16 days listed · $2,330/mo HOA · listed by Best of Luxury Realty Corp.Full listing →
Unit 2001$1,299,000$664/SF2 bd · 2.5 ba · 1,957 sf608 days listed · $2,385/mo HOA · listed by BHHS EWM RealtyFull listing →
Unit 2103$1,175,000$805/SF2 bd · 2 ba · 1,459 sflisted today · $1,500/mo HOA · listed by RE/MAX PreferredFull listing →
Unit 208$1,100,000$648/SF2 bd · 3 ba · 1,698 sf14 days listed · $2,083/mo HOA · listed by One Sotheby's International RealtyFull listing →
Unit 1903$1,080,000$740/SF2 bd · 2 ba · 1,459 sf49 days listed · $1,332/mo HOA · listed by Realty Home Advisors IncFull listing →
Unit 503$965,000$661/SF2 bd · 2 ba · 1,459 sf104 days listed · $1,770/mo HOA · listed by RARE Real EstateFull listing →For rent 5 listings · Nov 2, 2026
Unit 408$8,200/mo$4.69/SF2 bd · 3 ba · 1,748 sf91 days listed · listed by PFS Realty LLCFull listing →
Unit 411$6,500/mo$3.54/SF2 bd · 2.5 ba · 1,836 sflisted today · listed by Pink Miami Real EstateFull listing →
Unit 903$6,500/mo$4.46/SF2 bd · 2 ba · 1,459 sf119 days listed · listed by Fortune International RealtyFull listing →
Unit 2102$6,500/mo$3.32/SF2 bd · 2.5 ba · 1,958 sf170 days listed · listed by Capital Brokers, LLC.Full listing →
Unit 1903$6,500/mo$4.46/SF2 bd · 2 ba · 1,459 sf31 days listed · listed by Realty Home Advisors IncFull listing →Under contract 2
- Unit 402$8,000/mo · 2 bd
- Unit 1705$7,400/mo · 2 bd
Listings matched to this building's recorded addresses. I don't have to be the listing agent to show you any unit or to negotiate for you. Search condos in 33160
Marina Palms South, floor by floor.
Every unit the MLS has recorded here, placed by its unit number: floors up, lines across, each column as wide as the units in it. Amber is for sale today (a unit listed both for sale and for rent is amber). Hover or tap a unit to read its record.
- For sale 11
- Under contract 1
- For rent 4
- Sold or leased, last 12 months 29
- Seen in the MLS before that 99
- No MLS record seen 98
Tap a unit to read its record here. Amber and white units open their listing page.
Units seen144of 235 residences on record
Floors with units21floors 2 to 23
Lines11stacks of units, by number
Closed $/SF by height sales in the 24 months to Nov 2, 2026
Closed $/SF figures use the 24 recorded sales of these units in the 24 months to Nov 2, 2026; a median needs three. Floor, line and size are the record's. Views and orientation are not in it and are not shown.
Line 09 closed highest per square foot: a median $819/SF over 4 sales in 24 months. The largest typical unit is line 10, a median 2,386 sf over 11 units seen, recorded with 3 bedrooms.
The lines what the MLS record holds for each stack of units
| Line | Units seen | Typical size | Beds | On the market | Closed $/SF · 24 mo |
|---|---|---|---|---|---|
| Line 01 | 12 | 1,957 sf | 2 | 1 | 1 sale, too few |
| Line 02 | 16 | 1,958 sf | 2 | 2 | $568 6 sales |
| Line 03 | 16 | 1,459 sf | 2 | 4 | $651 3 sales |
| Line 04 | 11 | 1,801 sf | 2 | – | 2 sales, too few |
| Line 05 | 11 | 1,817 sf | 2 | 1 | 2 sales, too few |
| Line 06 | 16 | 2,152 sf | 3 | 1 | 2 sales, too few |
| Line 07 | 16 | 1,729 sf | 2 | – | 1 sale, too few |
| Line 08 | 11 | 1,750 sf | 2 | 2 | 1 sale, too few |
| Line 09 | 15 | 2,225 sf | 3 | 2 | $819 4 sales |
| Line 10 | 11 | 2,386 sf | 3 | 2 | 2 sales, too few |
| Line 11 | 9 | 1,836 sf | 2 | 1 | – |
13 units in the record sit outside this grid (506-S, 905-907, 1405/07, LPH2, LPH5, LPH7, LPH8, LPH10, …): penthouse, townhouse or ground-level numbers, or lines seen only once or twice.
How this is drawn: a unit's floor and line come from its MLS unit number alone (5614 is floor 56, line 14). A cell exists only where the MLS has recorded a listing, a closing or a lease; a blank means no record was seen, not that no unit exists. Column widths follow each line's median recorded living area. Pre-construction towers and buildings with a thin record have no drawing.
Floor and line from the MLS unit number; a blank cell means no record was seen. How these numbers are made
The read on Marina Palms South.
- Resale +35%. The median closed price moved from $484/SF in 2020 (14 sales) to $651/SF in 2026 (16 sales), the first and last years with three or more recorded sales.
- Gross rental yield 7.6%. A year of rent at the median $4.11/SF/mo (15 leases) against the median $651/SF sale (17 sales), both over 12 months, before HOA, taxes and vacancy.
- Asks run +12% against closings. Sellers ask a median $728/SF (12 listings) against $651/SF closed (17 sales, 12 months). That gap is negotiation room. Bring the comps.
- Sells in a median 149 days. Days on market across the 17 sales closed in the last 12 months.
Read the full record 4 paragraphs and 15 facts, every figure from the MLS and county record
Marina Palms South rises 25 floors at 17111 Biscayne Blvd in Aventura and was completed in 2017. The Miami-Dade Property Appraiser lists 235 residential units, averaging 1,931 SF of living area. It was developed by The Plaza Group and The DevStar Group and designed by Slattery and Associates. Interiors are by Interiors by Steven G. The condo archive records it as waterfront (marina). Its MLS and county records file it, with one other building, under the legal name Marina Palms Residences.
On November 2, 2026, 12 units were listed for sale, asking $965K to $2.9M (median ask $728/SF across 12 listings). 17 sales closed between November 2, 2025 and November 2, 2026, from $895K to $1.9M, a median $651/SF, after a median 149 days on the market. In the 12 months before that, eight sales closed at a median $585/SF, so the median rose 11%. The MLS holds 143 closed sales here going back to 2020; among years with three or more sales, 2024 set the high at a median $787/SF. That 12-month median ranks 7th of the 93 Aventura buildings with at least three sales in the same window. Two-bedrooms made up 17 of the 25 sales in the last 24 months, at a median $1,090,000.
Five units were offered for rent at $6,500 to $8,200 a month. 15 leases were signed over the same 12 months, at a median $7,450 a month (range $6,000 to $9,750).
About 43% of the residences are owner-occupied according to county records. I have two of its association documents on file, including the Floor Plans and the Site Plans / Keyplates.
Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records and my condo archive. Blanks mean the record doesn't state it; nothing here is estimated.
The record
- Address
- 17111 Biscayne Blvd, Aventura 33160
- Neighborhood
- Aventura
- Developer
- The Plaza Group, The DevStar Group
- Architect
- Slattery and Associates
- Interior design
- Interiors by Steven G
- Year built
- 2017
- Floors
- 25
- Residences (county-verified)
- 235
- Owner-occupied
- 43% of residences
- Avg. unit size
- 1,931 sq ft
- Total living area
- 453,854 sq ft
- County condo folios
- 235
- Waterfront
- Yes / Marina
- Recorded MLS listings
- 21
- Recorded as
- Marina Palms Residences
The numbers at Marina Palms South.
Every sale and lease the MLS has recorded at this address, sales first.
Median $/SF by year closed
Every recorded sale at this address, 2020 to 2026. Count in the tooltip.
Year by year, every recorded closing
| Year | Sales | Median $/SF | Leases | Median rent |
|---|---|---|---|---|
| 2026 (to date) | 16 | $651 | 13 | $7,550/mo |
| 2025 | 9 | $600 | 17 | $6,500/mo |
| 2024 | 9 | $787 | 16 | $7,350/mo |
| 2023 | 11 | $688 | 24 | $6,375/mo |
| 2022 | 45 | $636 | 19 | $7,000/mo |
| 2021 | 39 | $509 | 22 | $5,500/mo |
| 2020 | 14 | $484 | 27 | $4,500/mo |
| 2019 | – | – | 5 | $4,600/mo |
Closed $/SF by unit size
Median $/SF of the sales in the 12 months to Nov 2, 2026, with the count beside each bar.
Medians need three or more sales. How these numbers are made
Own here? See how the building moved since you bought.
Median closed $/SF in 2020: $484 (14 sales). In the last 12 months: $651 (17 sales). Change: +35%.
This is the building's movement, not your unit's value. Floor, view, line and condition move a unit's price more than the building does. Only years with three or more recorded sales are listed.
Get your unit's value →Show all closings 143 sales · 143 leases on record since 2020
Closed sales Nov 2, 2024 to Nov 2, 2026 · 25
| Unit | BD | BA | SF | Asked | Closed | $/SF | Close date | DOM |
|---|---|---|---|---|---|---|---|---|
| 1210 | 3 | 3.5 | 2,386 | $1,900,000 | $1,775,000 | $744 | Oct 19, 2026 | 125 |
| 2209 | 3 | 3.5 | 2,225 | $1,890,000 | $1,770,000 | $796 | Sep 18, 2026 | 117 |
| 2305 | 2 | 2.5 | 1,817 | $1,150,000 | $1,100,000 | $605 | Sep 18, 2026 | 164 |
| 602 | 2 | 2.5 | 1,958 | $1,200,000 | $1,025,000 | $523 | Jul 7, 2026 | 241 |
| 2002 | 2 | 2.5 | 1,958 | $1,450,000 | $1,350,000 | $689 | Jun 18, 2026 | 149 |
| 1805 | 2 | 2.5 | 1,817 | $1,149,000 | $1,050,000 | $578 | Jun 1, 2026 | 173 |
| 1709 | 3 | 3.5 | 2,225 | $2,050,000 | $1,875,000 | $843 | Apr 17, 2026 | 164 |
| 1702 | 2 | 2.5 | 1,958 | $1,375,000 | $1,188,850 | $607 | Apr 10, 2026 | 262 |
| 706 | 3 | 3.5 | 2,152 | $1,680,000 | $1,665,000 | $774 | Apr 10, 2026 | 1 |
| 803 | 2 | 2 | 1,459 | $900,000 | $895,000 | $613 | Apr 1, 2026 | 56 |
| 2208 | 2 | 3 | 1,750 | $1,375,000 | $1,375,000 | $786 | Feb 27, 2026 | 250 |
| 902 | 2 | 2.5 | 1,958 | $1,150,000 | $1,050,000 | $536 | Feb 17, 2026 | 45 |
| 403 | 2 | 2 | 1,459 | $960,000 | $950,000 | $651 | Feb 17, 2026 | 267 |
| 902 | 2 | 2.5 | 1,958 | $1,150,000 | $1,050,000 | $536 | Feb 17, 2026 | 45 |
| 1110 | 3 | 3.5 | 2,386 | $2,200,000 | $1,850,000 | $775 | Feb 17, 2026 | 38 |
| 2303 | 2 | 2 | 1,459 | $1,150,000 | $950,000 | $651 | Jan 6, 2026 | 556 |
| 2109 | 3 | 3.5 | 2,225 | $2,099,000 | $1,900,000 | $854 | Dec 26, 2025 | 49 |
| 304 | 2 | 3 | 1,752 | $1,089,999 | $1,000,000 | $571 | Sep 2, 2025 | 370 |
| LPH8 | 2 | 3 | 1,750 | $1,299,000 | $1,225,000 | $700 | Aug 11, 2025 | 135 |
| 2101 | 2 | 2.5 | 1,957 | $1,360,000 | $1,100,000 | $562 | Jul 3, 2025 | 82 |
| 1202 | 2 | 2.5 | 1,958 | $1,265,000 | $1,175,000 | $600 | May 23, 2025 | 139 |
| 306 | 3 | 3.5 | 2,332 | $1,250,000 | $1,200,000 | $515 | May 12, 2025 | 32 |
| 309 | 3 | 3.5 | 2,225 | $1,700,000 | $1,600,000 | $719 | Apr 15, 2025 | 176 |
| 1204 | 2 | 3 | 2,171 | $1,250,000 | $1,180,000 | $544 | Apr 14, 2025 | 78 |
| 2207 | 2 | 2.5 | 1,729 | $1,290,000 | $1,090,000 | $630 | Jan 15, 2025 | 279 |
Leases signed Nov 2, 2025 to Nov 2, 2026 · 15
| Unit | BD | BA | SF | Asked/mo | Leased/mo | $/SF/mo | Lease date | DOM |
|---|---|---|---|---|---|---|---|---|
| 207 | 2 | 2 | 1,675 | $6,300/mo | $6,300/mo | $3.76 | Oct 1, 2026 | 121 |
| 1011 | 2 | 2.5 | 1,836 | $7,750/mo | $7,550/mo | $4.11 | Sep 15, 2026 | 68 |
| 603 | 2 | 2 | 1,459 | $6,500/mo | $6,500/mo | $4.46 | Sep 1, 2026 | 32 |
| 1703 | 2 | 2 | 1,459 | $6,550/mo | $6,200/mo | $4.25 | Aug 6, 2026 | 59 |
| 307 | 2 | 2 | 1,675 | $6,300/mo | $6,000/mo | $3.58 | Jul 28, 2026 | 26 |
| 1109 | 3 | 3.5 | 2,225 | $9,900/mo | $9,750/mo | $4.38 | Jul 15, 2026 | 48 |
| 1102 | 2 | 2.5 | 1,958 | $7,500/mo | $7,250/mo | $3.70 | Jul 15, 2026 | 22 |
| LPH2 | 2 | 2.5 | 1,958 | $9,250/mo | $8,500/mo | $4.34 | Jun 1, 2026 | 96 |
| 1211 | 2 | 2.5 | 1,836 | $8,000/mo | $7,800/mo | $4.25 | Jun 1, 2026 | 82 |
| 1701 | 3 | 2.5 | 1,957 | $7,900/mo | $7,000/mo | $3.58 | May 9, 2026 | 49 |
| 1004 | 3 | 3 | 1,961 | $7,750/mo | $7,750/mo | $3.95 | Feb 3, 2026 | 106 |
| 2202 | 3 | 2.5 | 1,958 | $9,250/mo | $8,000/mo | $4.09 | Feb 1, 2026 | 0 |
| 409 | 3 | 3.5 | 2,225 | $10,000/mo | $9,600/mo | $4.31 | Jan 30, 2026 | 62 |
| 2308 | 2 | 3 | 1,750 | $7,450/mo | $7,450/mo | $4.26 | Dec 1, 2025 | 144 |
| 307 | 2 | 2 | 1,675 | $6,300/mo | $6,100/mo | $3.64 | Nov 4, 2025 | 14 |
Data: Miami Assoc. of REALTORS® MLS via Bridge IDX, as of Nov 2, 2026. Listings matched to this building's recorded addresses; pending includes under-contract. Closed listings shown as records only, no photos. Blanks mean the record doesn't state it. How these numbers are made
The file on Marina Palms South.
The rules on record, the documents in my files, the two Florida checks every buyer should run, and the buildings around it. Each card opens.
FEMA flood zone
AE
Inside FEMA's Special Flood Hazard Area. A federally backed mortgage requires flood insurance here.
What the zone means
- The 1% annual chance ("100-year") flood area, with a base flood elevation set.
- Base flood elevation 8 ft (NGVD29).
- The zone is a map line, not a premium. Ask the association for its master flood policy, and get a flood quote for the specific unit before you commit.
FEMA National Flood Hazard Layer, checked at the building's mapped location on Oct 12, 2026. Open the official map ↗
Milestone structural inspection
Due 2047
Due by statute by December 31, 2047, 30 years after 2017, then every 10 years.
What the deadline means
- Miami-Dade sets 25 years for condo buildings within three miles of the coastline, which would be December 31, 2042.
- Based on year built 2017 (county record). The statute counts from the certificate of occupancy date, which can differ.
- The association must give every owner the inspector's summary. Ask for it, and for the structural integrity reserve study, before you commit.
Fla. Stat. § 553.899(3) ↗ and Miami-Dade recertification ↗, read Oct 9, 2026. What the deadline means for buyers
Nearby
Around Marina Palms South
5 more nearby
- Merco at Aventura920 m away · Built 2010Nothing listed now
Del Prado · 8 buildings990 m away · Built 1971 · 20 floors52 for sale · 22 for lease- Island Shores0.6 mi away · Built 1972Nothing listed now
Commodore Plaza0.7 mi away · Built 1971 · 28 floors20 for sale · 8 for lease
Williams Island · 12 buildings0.7 mi away · Built 1985 · 32 floors87 for sale · 33 for lease
Compare with the two nearest →Every Aventura building →Distances are straight-line. Building data from Miami Assoc. of REALTORS® MLS records via Bridge IDX.
Own here, or looking here
Your next move at Marina Palms South starts here.
Owners: tell me your unit and I'll prepare its value myself. Buyers and renters: I'll tell you when a unit here lists or sells. Either way it starts a conversation with me, not a mailing list.
I read the building before you buy or sell a unit in it.Closed history, the association's rules, what is really for sale and what it should trade at. Then we talk.
Licensed Florida Real Estate Agent · Carmona Realty Group