18151 NE 31st Ct · Aventura, FL 33160

The Clipper at Biscayne Cove

21-story tower, completed 1981, 326 residences in Aventura. 7 for sale and 11 for rent on Nov 2, 2026.

Tell me your unit and I'll prepare its value myself, from The Clipper at Biscayne Cove's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

When a unit at The Clipper at Biscayne Cove lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

WhatsApp Enrique

At a glance The Clipper at Biscayne Cove (18151 NE 31st Ct, Aventura) is a 21-story, 326-unit building completed in 1981. As of Nov 2, 2026, 7 units are for sale and 11 are for rent; the median closed price was $245 per square foot over 5 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.

Photo · MLS listing in this building

For sale
7
For rent
11
Median $/SF
$2455 sales · 12 mo
Sold
5last 12 months
Built
1981
Floors
21
Residences
326county
Flood zone
AEFEMA
Owner-occupied
53%
Avg. unit
1,183sq ft

MLS via Bridge IDX · as of Nov 2, 2026 · How these numbers are made

On the market at The Clipper at Biscayne Cove.

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.

Under contract 1

  • Unit 1201$3,600/mo · 3 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

The Clipper at Biscayne Cove, 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.

139 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 7
  • Under contract 1
  • For rent 9
  • Sold or leased, last 12 months 19
  • Seen in the MLS before that 103
  • No MLS record seen 181
01020304050607080910111214151617201151050102030507091114161720115105Floor 21: no unit seen in the MLSFloor 21: no unit seen in the MLS

Tap a unit to read its record here. Amber and white units open their listing page.

Units seen139of 326 residences on record
Floors with units19floors 1 to 20
Lines16stacks of units, by number

Closed $/SF by height sales in the 24 months to Nov 2, 2026

Upper floorsfloors 16 to 20$286/SF · 4 sales
Middle floorsfloors 8 to 152 sales, too few for a median
Lower floorsfloors 1 to 7$281/SF · 5 sales

Closed $/SF figures use the 11 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 07 closed highest per square foot: a median $281/SF over 3 sales in 24 months. The largest typical unit is line 01, a median 1,610 sf over 6 units seen, recorded with 3 bedrooms.

The lines what the MLS record holds for each stack of units
LineUnits seenTypical sizeBedsOn the marketClosed $/SF · 24 mo
Line 0161,610 sf33–
Line 02101,610 sf311 sale, too few
Line 0311918 sf1–2 sales, too few
Line 04101,210 sf22–
Line 0513918 sf151 sale, too few
Line 0651,210 sf21–
Line 0791,104 sf21$281 3 sales
Line 0810918 sf11–
Line 0971,104 sf2––
Line 108918 sf1–1 sale, too few
Line 119918 sf1–1 sale, too few
Line 12101,104 sf21–
Line 1491,104 sf21–
Line 156918 sf1––
Line 1691,610 sf3–1 sale, too few
Line 1771,610 sf311 sale, too few

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 The Clipper at Biscayne Cove.

Activity as of Nov 2, 2026
  • Resale +30%. The median closed price moved from $188/SF in 2020 (10 sales) to $245/SF in 2026 (5 sales), the first and last years with three or more recorded sales.
  • Gross rental yield 10.4%. A year of rent at the median $2.12/SF/mo (15 leases) against the median $245/SF sale (5 sales), both over 12 months, before HOA, taxes and vacancy.
  • Asks run +20% against closings. Sellers ask a median $293/SF (7 listings) against $245/SF closed (5 sales, 12 months). That gap is negotiation room. Bring the comps.
  • Sells in a median 68 days. Days on market across the 5 sales closed in the last 12 months.
  • A renters' building. Leases outnumbered sales 3 to 1 over the last 12 months (15 leases, 5 sales), at a median $2,000 a month.

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #60 of 384 · highest gross rent yield9.55% gross rent yield, before HOA, taxes and vacancy · n 30 · Oct 2024 to Sep 2026
  • #72 of 360 · fastest median days on market65 days median on market · n 10 · Oct 2024 to Sep 2026

See the full rankings · How rankings are made

Read the full record 4 paragraphs and 10 facts, every figure from the MLS and county record

The Clipper at Biscayne Cove is a 21-story tower at 18151 NE 31st Ct in Aventura, completed in 1981. County folio records count 326 residences, averaging 1,183 SF of living area.

Seven units were for sale on November 2, 2026, asking $239K to $550K (median ask $293/SF across 7 listings). Five sales closed between November 2, 2025 and November 2, 2026, from $225K to $468K, a median $245/SF, after a median 68 days on the market. In the 12 months before that, six sales closed at a median $286/SF, so the median fell 14%. Across 88 recorded sales since 2019, the best year by median price per square foot was 2024, at $292 over 9 sales. That 12-month median ranks 66th of the 93 Aventura buildings with at least three sales in the same window. One-bedrooms made up five of the 11 sales in the last 24 months, at a median $245,000.

11 units were offered for rent at $1,800 to $5,000 a month. 15 leases were signed over the same 12 months, at a median $2,000 a month (range $1,700 to $2,625). Leases outnumbered sales 3 to 1 over that year, so renters are a large share of who lives here.

County records show 53% of residences as owner-occupied.

Sources: Miami Assoc. of REALTORS® MLS via Bridge IDX (activity as of November 2, 2026), Miami-Dade Property Appraiser records. Blanks mean the record doesn't state it; nothing here is estimated.

The record

Address
18151 NE 31st Ct, Aventura 33160
Neighborhood
Aventura
Year built
1981
Floors
21
Residences (county-verified)
326
Owner-occupied
53% of residences
Avg. unit size
1,183 sq ft
Total living area
385,562 sq ft
County condo folios
326
Recorded MLS listings
223

The numbers at The Clipper at Biscayne Cove.

Every sale and lease the MLS has recorded at this address, sales first.

MLS via Bridge IDX · as of Nov 2, 2026

Median $/SF by year closed

Every recorded sale at this address, 2019 to 2026. Count in the tooltip.

$146$292$1862019$1882020$2132021$2672022$2482023$2922024$2742025$2452026$146$292$186'19'20$213'21'22'23$292'24'25$245'26

Pale bars: fewer than three sales that year, so the bar is the sale itself or the average of two, too few for a median.

Year by year, every recorded closing
YearSalesMedian $/SFLeasesMedian rent
2026 (to date)5$24513$2,000/mo
20254$27417$2,100/mo
20249$29226$2,175/mo
202311$24815$2,250/mo
202217$2678$2,350/mo
202131$21311$1,750/mo
202010$18814$1,800/mo
20191$186*2$1,750/mo*

* Fewer than three closings that year: the figure is the closing itself or the average of two, too few for a median.

Own here? See how the building moved since you bought.

Median closed $/SF in 2020: $188 (10 sales). In the last 12 months: $245 (5 sales). Change: +30%.

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 88 sales · 106 leases on record since 2019

Closed sales Nov 2, 2024 to Nov 2, 2026 · 11

UnitBDBASFAskedClosed$/SFClose dateDOM
21722.51,610$551,000$468,000$291Oct 26, 2026117
60232.51,610$400,000$400,000$248Jul 16, 202692
121632.51,610$266,000$271,500$169Jun 22, 202622
307221,104$279,000$245,000$222Apr 15, 202661
110311.5918$249,900$225,000$245Feb 17, 202668
61011.5918$300,000$268,000$292Aug 6, 2025194
191111.5918$230,000$230,000$251May 30, 202513
190311.5918$270,000$245,000$267Mar 25, 202592
407221,104$355,000$310,000$281Jan 7, 2025156
2007221,104$415,000$410,000$371Dec 13, 202419
170511.5918$284,000$280,000$305Nov 7, 202424

Leases signed Nov 2, 2025 to Nov 2, 2026 · 15

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
1707221,104$2,375/mo$2,375/mo$2.15Nov 1, 202655
1714221,104$2,650/mo$2,600/mo$2.36Oct 21, 2026251
140811.5918$2,500/mo$2,000/mo$2.18Aug 21, 2026115
90811.5918$2,100/mo$2,100/mo$2.29Jul 30, 202620
10311.5918$1,700/mo$1,700/mo$1.85Jun 12, 202660
20511.5918$1,800/mo$1,800/mo$1.96Jun 2, 202648
151111.5918$2,000/mo$2,000/mo$2.18Apr 24, 202653
1907221,104$2,625/mo$2,625/mo$2.38Apr 24, 2026308
2009221,104$2,380/mo$2,300/mo$2.08Apr 1, 202675
PH-208121,060$1,975/mo$1,950/mo$1.84Mar 27, 202638
10811.5918$2,000/mo$1,950/mo$2.12Mar 5, 202651
31111.5918$1,950/mo$1,950/mo$2.12Jan 5, 202641
181011.5918$1,900/mo$1,900/mo$2.07Jan 5, 202651
1012221,104$2,300/mo$2,350/mo$2.13Dec 29, 202558
1709221,104$2,200/mo$2,200/mo$1.99Dec 3, 202525

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 The Clipper at Biscayne Cove.

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

Turned 30 in 2011

The statute's first deadline for a building this age was December 31, 2024, then every 10 years.

What the deadline means
  • Based on year built 1981 (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 The Clipper at Biscayne Cove

5 more nearby

Smaller buildings close by: Commodore Plaza Townhomes (590 m)

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

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.

Own here?

Get your unit's value

Tell me your unit and I'll prepare its value myself, from The Clipper at Biscayne Cove's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

Goes to Enrique only. No mailing list.

Looking here?

Get alerts when a unit lists or sells

When a unit at The Clipper at Biscayne Cove lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

Alerts for

Goes to Enrique only. No mailing list.

Enrique Ponte Ojeda on a balcony overlooking the water in Miami
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.
Enrique Ponte Ojeda
Licensed Florida Real Estate Agent · Carmona Realty Group

Or reach me directly

iMessage
Call / Text786-578-6900 Emaileponteojeda@gmail.com