18181 NE 31st Ct · Aventura, FL 33160

Tower at Biscayne Cove

28-story tower, completed 1981, 261 residences in Aventura. 5 for sale and 2 for rent on Nov 2, 2026.

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At a glance Tower at Biscayne Cove (18181 NE 31st Ct, Aventura) is a 28-story, 261-unit building completed in 1981. As of Nov 2, 2026, 5 units are for sale and 2 are for rent; the median closed price was $210 per square foot over 6 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
5
For rent
2
Median $/SF
$2106 sales · 12 mo
Sold
6last 12 months
Built
1981
Floors
28
Residences
261county
Flood zone
AEFEMA
Owner-occupied
53%
Avg. unit
1,270sq ft

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

On the market at Tower 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.

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

Tower 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.

103 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 4
  • Under contract 1
  • For rent 2
  • Sold or leased, last 12 months 17
  • Seen in the MLS before that 79
  • No MLS record seen 167
01020304050607080910271252015105010203040506070809102712015105Floor 28: no unit seen in the MLSFloor 28: no unit seen in the MLS

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

Units seen103of 261 residences on record
Floors with units25floors 1 to 27
Lines10stacks of units, by number

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

Upper floorsfloors 20 to 27$224/SF · 3 sales
Middle floorsfloors 10 to 19$203/SF · 4 sales
Lower floorsfloors 1 to 92 sales, too few for a median

Closed $/SF figures use the 9 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 01 closed highest per square foot: a median $222/SF over 3 sales in 24 months. The largest typical unit is line 08, a median 1,629 sf over 14 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 01101,322 sf2–$222 3 sales
Line 026749 sf1––
Line 03111,043 sf2––
Line 0491,043 sf21–
Line 05121,257 sf2–1 sale, too few
Line 06131,360 sf212 sales, too few
Line 07101,339 sf221 sale, too few
Line 08141,629 sf3–2 sales, too few
Line 0981,571 sf31–
Line 10101,339 sf22–

5 units in the record sit outside this grid (PH-1, PH03, PH05, PH07, PH10): 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 Tower at Biscayne Cove.

Activity as of Nov 2, 2026
  • Resale +19%. The median closed price moved from $176/SF in 2020 (12 sales) to $210/SF in 2026 (6 sales), the first and last years with three or more recorded sales.
  • Gross rental yield 12.1%. A year of rent at the median $2.12/SF/mo (14 leases) against the median $210/SF sale (6 sales), both over 12 months, before HOA, taxes and vacancy.
  • Asks run +27% against closings. Sellers ask a median $267/SF (5 listings) against $210/SF closed (6 sales, 12 months). That gap is negotiation room. Bring the comps.
  • Sells in a median 20 days. Days on market across the 6 sales closed in the last 12 months.
  • A renters' building. Leases outnumbered sales 2 to 1 over the last 12 months (14 leases, 6 sales), at a median $2,400 a month.

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #13 of 360 · fastest median days on market41 days median on market · n 10 · Oct 2024 to Sep 2026
  • #82 of 384 · highest gross rent yield9.2% gross rent yield, before HOA, taxes and vacancy · n 30 · Oct 2024 to Sep 2026

See the full rankings · How rankings are made

Read the full record 4 paragraphs and 11 facts, every figure from the MLS and county record

Tower at Biscayne Cove rises 28 floors at 18181 NE 31st Ct in Aventura and was completed in 1981. The Miami-Dade Property Appraiser lists 261 residential units, averaging 1,270 SF of living area.

On November 2, 2026, five units were listed for sale, asking $279K to $449K (median ask $267/SF across 5 listings). One more was under contract. Six sales closed between November 2, 2025 and November 2, 2026, from $240K to $340K, a median $210/SF, after a median 20 days on the market. In the 12 months before that, five sales closed at a median $222/SF, so the median fell 5%. The MLS holds 79 closed sales here going back to 2019; among years with three or more sales, 2023 set the high at a median $265/SF. That 12-month median ranks 73rd of the 93 Aventura buildings with at least three sales in the same window. Two-bedrooms made up nine of the 11 sales in the last 24 months, at a median $300,000.

Two units were offered for rent at $2,850 to $2,950 a month. 14 leases were signed over the same 12 months, at a median $2,400 a month (range $1,600 to $3,400). Leases outnumbered sales 2 to 1 over that year, so renters are a large share of who lives here.

About 53% of the residences are owner-occupied according to county records.

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
18181 NE 31st Ct, Aventura 33160
Neighborhood
Aventura
Year built
1981
Floors
28
Residences (county-verified)
261
Owner-occupied
53% of residences
Avg. unit size
1,270 sq ft
Total living area
331,572 sq ft
County condo folios
261
Recorded MLS listings
176
Also recorded as
18181 NE 31st St Ct

The numbers at Tower 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.

$133$265$1622019$1762020$2122021$2542022$2652023$2522024$2082025$2102026$133$265$162'19'20$212'21'22$265'23'24'25$210'26

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)6$2108$2,400/mo
20254$20818$2,500/mo
20244$2527$2,400/mo
202315$2659$2,500/mo
202216$2547$2,800/mo
202120$21212$1,950/mo
202012$17616$1,650/mo
20192$162*––

* 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: $176 (12 sales). In the last 12 months: $210 (6 sales). Change: +19%.

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 79 sales · 77 leases on record since 2019

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

UnitBDBASFAskedClosed$/SFClose dateDOM
140832.51,629$279,000$240,000$147Oct 6, 2026106
PH10221,339$350,000$315,000$235Sep 17, 20265
1801221,322$285,000$245,000$185Jul 27, 202632
PH07221,339$359,000$325,000$243Jun 23, 202647
806221,360$250,000$250,000$184Mar 2, 20268
1401221,322$375,000$340,000$257Feb 2, 20268
1601221,322$314,989$293,000$222Oct 7, 2025196
200832.51,629$349,000$300,000$184May 16, 202585
2205221,257$345,000$310,000$247Apr 11, 202534
406221,360$295,000$265,000$195Feb 7, 2025149
2007221,339$350,000$300,000$224Nov 21, 2024200

Leases signed Nov 2, 2025 to Nov 2, 2026 · 14

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
2205221,257$2,999/mo$2,950/mo$2.35Oct 15, 20265
1910221,339$2,350/mo$2,300/mo$1.72Sep 3, 202653
107221,293$2,450/mo$2,450/mo$1.89Jun 15, 2026179
2505221,257$2,350/mo$2,350/mo$1.87Jun 14, 202693
110221,293$2,450/mo$2,450/mo$1.89Jun 1, 202641
505221,257$2,800/mo$2,750/mo$2.19Apr 15, 2026222
2604221,043$2,200/mo$2,300/mo$2.21Apr 15, 202693
1405221,257$2,000/mo$1,875/mo$1.49Apr 1, 202647
2705221,257$1,900/mo$1,800/mo$1.43Dec 27, 202556
2206221,360$3,100/mo$3,100/mo$2.28Dec 9, 202522
304221,043$2,400/mo$2,300/mo$2.21Dec 2, 202583
50932.51,571$3,300/mo$3,300/mo$2.10Nov 19, 2025152
260211.5749$1,575/mo$1,600/mo$2.14Nov 10, 202584
100932.51,571$3,800/mo$3,400/mo$2.16Nov 5, 2025143

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 Tower 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 Tower at Biscayne Cove

5 more nearby

Smaller buildings close by: Commodore Plaza Townhomes (640 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 Tower at Biscayne Cove's closed sales and what is listed now. Then we talk it through.

Phone or email. One is enough.

Thinking about

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Looking here?

Get alerts when a unit lists or sells

When a unit at Tower 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

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