+63 more
$2M
Porto Vita South Tower Unit 1105
19955 38th Ct, Unit 1105 • Aventura, FL 33180
About This Unit
Experience elevated waterfront living in one of Aventura’s most prestigious and sought after communities, Porto Vita. This beautiful residence offers stunning ocean and Intracoastal views, creating a serene and ever changing backdrop from sunrise to sunset. Expansive terraces invite seamless indoor and outdoor living, perfect for both relaxing and entertaining in style. Designed with generous living spaces filled with natural light, this residence presents a rare opportunity to own in a world class building at an exceptional value, priced to sell. Porto Vita delivers an unmatched lifestyle with the exclusive Villa Grande Club featuring a European style spa, state of the art fitness center with personal training, fine dining and casual dining options, piano bar, and full service wellness amenities. Residents also enjoy tennis courts, heated pools with poolside service, and beautifully curated social and recreational spaces, all within a secure, full service gated community with valet and 24 hour security. This is more than a home. It is a lifestyle reserved for those who expect the best.
Pricing at Porto Vita South Tower — $835/sqft
At $835/sqft, Porto Vita South Tower Unit 1105 is priced near the building's median — solidly mid-market for this floor plan.
Porto Vita South Tower Unit 1105 vs Active Listings at Porto Vita South Tower: This condo is +4.0% higher (+$32/more per sqft) than the building's active 2BR median of $803/sqft, based on 4 active 2BRs.
Porto Vita South Tower Unit 1105 vs Recent Sold Listings at Porto Vita South Tower: This unit is +31.0% higher (+$198/more per sqft) than recent 2BR sales (median $637/sqft, based on 2 sales over 9 months).
Rank: This unit's $/sqft is higher than 50% of currently-active 2BR units at Porto Vita South Tower (sample of 4).
Insider Negotiation Strategy: 2BR units at Porto Vita South Tower typically close at 84.8% of asking. At that ratio, this unit could plausibly trade around $1,692,159.
Based on live MIAMIRE active & closed listings at Porto Vita South Tower.
Time on Market — 1 day
Porto Vita South Tower Unit 1105 is fresh to market — limited negotiating leverage at this stage.
This unit's 1 days on the market is 0 days longer than the active 2BR median of 1 days (+0.0%).
Inventory position: 25th percentile for 2BRs currently active at this building.
Estimated Monthly Cost
Mortgage (P&I)
$10,833
HOA
$2,743
Property Tax
$1,055
Total / mo
$14,631
Assumes 7.20% rate on 20% down (30-year fixed).
Tax effective rate 0.63%.
HOA $1.15/sqft · All-in $6.12/sqft / month.
Excludes wind / flood / contents insurance — verify your actual rate with a lender.
Schedule your private showing at Porto Vita South Tower.
Walk the unit with someone who knows this building inside out. Get pricing history, negotiation strategy, and the things the listing won't tell you.
That's (305) 337-4259 • Available 7 days a week
Recent Comparable Sales
Active 2BR Comps at Porto Vita South Tower
UnitListSqft$/sqftDOM
#—
—
2,400
$750
0
#—
—
2,390
$1151
1
#—
—
2,400
$771
323
#—
—
2,390
$835
1
Recent Closed 2BR Sales
ClosedUnitSold$/sqftvs List
2025-11-17
#—
$1,760,000
$736
—
2026-03-20
#—
$1,290,000
$538
—
Comps are limited to the same bedroom count. Sold prices reflect what closed buyers actually paid.
Insider Notes from Ricky
- Porto Vita South Tower is a 35-story mid-high-rise at 19955 38th Ct, Aventura, FL 33180, built 2000. Currently 7 active listings on the market, with active asking prices ranging up to $3.7M.
- Neighborhood: Aventura. Aventura is a city of about 40,000 that didn't exist before 1995 -- anchored by the Aventura Mall (one of the largest shopping centers in the U.S.), threaded with intracoastal canals carved into private islands. Williams Island and Prive are the gated mini-communities; Turnberry sets the golf-club tone.
- Buyer profile here: Primary-residence and family buyers, less investor-heavy than Sunny Isles. Significant international ownership.
- Built 2000 (now 26 years old) -- past Florida's 25-year structural recertification trigger.
- Mid-luxury tier with active inventory ranging up to $3.7M.
- At 35 stories, Porto Vita South Tower is mid-rise scale -- a typical balance of view exposure and intimate community feel.
- Compared anchor: Compared to Sunny Isles (beachfront, oceanfront tower density), Aventura is inland by 5-10 minutes but has more parking, retail, and stronger public schools.
- Rental rules vary per association in this market -- most Miami-Dade condos require 6 or 12-month minimum leases. Verify per-association before assuming Airbnb potential.
- Pre-offer diligence: Aventura's city ordinance generally requires 6-month minimum rentals; most associations stricter at 12-month.
- Ricky has worked the Aventura market for years and can pull HOA documents, recent comps, and reserve study status on any unit you're considering. Text (305) 33-RICKY -- that's (305) 337-4259 -- for a same-week walk-through.
What to Verify
Flood Zone: This unit is in flood zone AE. High-risk flood zone (Special Flood Hazard Area). Federal flood insurance required for federally-backed mortgages.
Building Age: Built in 2000 (26 years old).
Ricky will verify all of the above with the HOA before closing.
💰 Current Owner's Cost Basis
The current owner bought this unit Nov 2025 for $1,760,000 — held 6 months. They’re now asking $1,995,000 — +13.4% (+$235,000) vs. cost basis.
Source: most recent qualified deed on file with the Miami-Dade Property Appraiser.
⚡ Possible Flip
6 months ago the current owner paid $1,760,000. They’re now asking +13.4% over that — $235,000 more in 6 months.
🏛 Property Tax Reset
The current owner pays approximately $16,563/yr in property tax thanks to a $514,170 Save Our Homes assessment cap (Florida shelters long-time owners from market-value increases).
On purchase, your assessment resets to full market value — expect roughly $26,846/yr, about 1.6× the current owner’s bill.
Estimate uses Miami-Dade’s ~2% effective millage; your actual bill depends on the millage in the year you close and any homestead exemption you may qualify for.
Sales History
| Date | Price | Type |
|---|---|---|
| Nov 2025 | $1,760,000 | arm’s-length |
| Feb 2000 | $617,100 | arm’s-length |
Source: Miami-Dade Property Appraiser. County living area: 2,390 sqft.
Building: Porto Vita South Tower
Unit: 1105
Year Built: 2000
Stories: 32
City: Aventura
Postal Code: 33180
HOA Fee: $8,230 / Quarterly
View: Intracoastal View, Ocean View
Waterfront: Yes
Private Pool: No
Heating: Central
Cooling: Central Air
Days on Market: 1
Listed: May 2, 2026
MLS #: A12011927
Location
Listing courtesy of: Coldwell Banker Realty
Information provided by Miami Association of Realtors / SEFMLS • Deemed reliable but not guaranteed • MLS #: A12011927
• Updated May 3, 2026
