20225 NE 34th Ct · Aventura, FL 33180

Delvista Towers

27-story tower, completed 1990, 217 residences in Aventura. 5 for sale on Nov 2, 2026.

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At a glance Delvista Towers (20225 NE 34th Ct, Aventura) is a 27-story, 217-unit building completed in 1990. As of Nov 2, 2026, 5 units are for sale and none for rent; the median closed price was $258 per square foot over 11 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
0
Median $/SF
$25811 sales · 12 mo
Sold
11last 12 months
Built
1990
Floors
27
Residences
217county
Flood zone
AEFEMA
HOA dues
$0.85/SF/mo · 5 listings

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

On the market at Delvista Towers.

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 33180

Delvista Towers, 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.

91 units seen · MLS via Bridge IDX · as of Nov 2, 2026
  • For sale 5
  • Under contract 1
  • Sold or leased, last 12 months 17
  • Seen in the MLS before that 68
  • No MLS record seen 136
1112131415161718192722520151051112131415161718192722015105Floor 1: no unit seen in the MLSFloor 1: no unit seen in the MLS

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

Units seen91of 217 residences on record
Floors with units24floors 2 to 27
Lines9stacks of units, by number

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

Upper floorsfloors 19 to 27$249/SF · 6 sales
Middle floorsfloors 10 to 18$278/SF · 7 sales
Lower floorsfloors 2 to 9$259/SF · 6 sales

Closed $/SF figures use the 19 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 19 closed highest per square foot: a median $289/SF over 4 sales in 24 months. The largest typical unit is line 17, a median 1,521 sf over 13 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 11101,182 sf212 sales, too few
Line 1291,094 sf2–1 sale, too few
Line 1381,158 sf2–$254 3 sales
Line 1481,044 sf211 sale, too few
Line 1581,223 sf2–1 sale, too few
Line 16151,213 sf22–
Line 17131,521 sf32$288 5 sales
Line 18101,233 sf2–2 sales, too few
Line 19101,169 sf2–$289 4 sales

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 Delvista Towers.

Activity as of Nov 2, 2026
  • Resale +25%. The median closed price moved from $214/SF in 2020 (8 sales) to $267/SF in 2026 (10 sales), the first and last years with three or more recorded sales.
  • Gross rental yield 11.1%. A year of rent at the median $2.38/SF/mo (7 leases) against the median $258/SF sale (11 sales), both over 12 months, before HOA, taxes and vacancy.
  • Asks run +26% against closings. Sellers ask a median $325/SF (5 listings) against $258/SF closed (11 sales, 12 months). That gap is negotiation room. Bring the comps.
  • Sells in a median 90 days. Days on market across the 11 sales closed in the last 12 months.

Where it ranks citywide, condo buildings in 17 Miami neighborhoods

  • #32 of 384 · highest gross rent yield10.33% gross rent yield, before HOA, taxes and vacancy · n 23 · Oct 2024 to Sep 2026

See the full rankings · How rankings are made

Read the full record 3 paragraphs and 7 facts, every figure from the MLS and county record

Delvista Towers rises 27 floors at 20225 NE 34th Ct in Aventura and was completed in 1990. The Miami-Dade Property Appraiser lists 217 residential units. It is one of two buildings recorded under the Delvista Towers name.

On November 2, 2026, five units were listed for sale, asking $339K to $2.5M (median ask $325/SF across 5 listings). One more was under contract. 11 sales closed between November 2, 2025 and November 2, 2026, from $260K to $500K, a median $258/SF, after a median 90 days on the market. In the 12 months before that, eight sales closed at a median $270/SF, so the median fell 5%. The MLS holds 76 closed sales here going back to 2019; among years with three or more sales, 2023 set the high at a median $316/SF. That 12-month median ranks 64th of the 93 Aventura buildings with at least three sales in the same window. Two-bedrooms made up 14 of the 19 sales in the last 24 months, at a median $316,500.

Seven leases were signed over the same 12 months, at a median $2,750 a month (range $2,300 to $2,900).

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
20225 NE 34th Ct, Aventura 33180
Neighborhood
Aventura
Year built
1990
Floors
27
Residences (county-verified)
217
County condo folios
217
Recorded MLS listings
111

The numbers at Delvista Towers.

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.

$158$316$1992019$2142020$2402021$3092022$3162023$3162024$2702025$2672026$158$316$199'19'20$240'21'22$316'23'24'25$267'26

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)10$2674$2,675/mo
20258$2705$2,850/mo
202411$3163$2,850/mo
20239$3164$3,025/mo
202210$3094$3,050/mo
202119$2402$2,050/mo*
20208$2147$1,850/mo
20191$199*1$2,250/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: $214 (8 sales). In the last 12 months: $258 (11 sales). Change: +21%.

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 76 sales · 30 leases on record since 2019

Closed sales Nov 2, 2024 to Nov 2, 2026 · 19

UnitBDBASFAskedClosed$/SFClose dateDOM
1119221,169$368,000$368,000$315Oct 7, 20263
2411221,176$389,700$350,000$298Jul 30, 202648
818221,233$349,000$318,000$258Jul 9, 2026338
917331,525$529,000$470,000$308Jul 8, 202690
2513221,158$289,700$260,000$225Jun 10, 202636
2218221,233$349,000$315,000$255Jun 9, 202639
719221,235$290,000$260,000$211May 7, 2026106
913221,158$335,000$294,000$254Apr 24, 2026176
1813221,158$345,000$320,000$276Jan 23, 202657
517331,521$530,000$500,000$329Jan 13, 2026131
1711221,183$319,000$290,000$245Nov 13, 2025282
2517331,521$495,000$438,258$288Aug 15, 2025212
1614221,011$300,000$265,000$262Jun 3, 2025103
1819221,169$369,000$325,000$278Jun 2, 202564
2012221,094$294,000$265,000$242Apr 10, 2025142
1219221,169$380,000$350,000$299Mar 12, 2025179
1615221,223$379,000$359,000$294Feb 7, 2025308
2217321,525$420,000$369,000$242Jan 8, 202538
317331,521$395,000$395,000$260Nov 29, 202467

Leases signed Nov 2, 2025 to Nov 2, 2026 · 7

UnitBDBASFAsked/moLeased/mo$/SF/moLease dateDOM
1016221,140$2,850/mo$2,850/mo$2.50Sep 1, 2026127
618221,233$2,750/mo$2,750/mo$2.23Jul 15, 202650
312221,094$2,600/mo$2,600/mo$2.38Jun 1, 2026124
413221,158$2,400/mo$2,400/mo$2.07Feb 1, 202663
2318221,233$2,500/mo$2,300/mo$1.87Dec 1, 2025227
1419221,169$2,900/mo$2,900/mo$2.48Dec 1, 202591
1419221,169$2,900/mo$2,900/mo$2.48Dec 1, 202566

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 Delvista Towers.

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 7 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 2020

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 1990 (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 Delvista Towers

5 more nearby

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 Delvista Towers's closed sales and what is listed now. Then we talk it through.

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Looking here?

Get alerts when a unit lists or sells

When a unit at Delvista Towers lists or sells, I'll let you know. I send these myself, not a robot.

Phone or email. One is enough.

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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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