Aventura · Building guide
Porto Vita North Tower
A 2003 tower of 122 residences in Aventura, recorded as its own condominium. Five lines, mostly three-bedroom plans, and the questions that matter at this age.
The building
One tower, its own condominium
The Property Appraiser records Porto Vita North Tower at 20155 NE 38th Court in the City of Aventura as a condominium of its own, Towers of Porto Vita – North Tower Condo. The 2026 roll lists 122 residences, all recorded as built in 2003.
The same condominium also records three commercial units and a tennis court as units. How those are used, and how their costs are shared with the residences, is set by the declaration and visible in the budget.
At its recorded age, the tower is moving toward the window in which Florida's milestone inspection applies. The association's plans for it, and its reserve study, belong in any purchase review now.
- Address
- 20155 NE 38th Court
- Municipality
- Aventura
- Structure
- One tower recorded as its own condominium; three commercial units and a tennis court are also recorded as units
- Condominium of record
- TOWERS OF PORTO VITA-NORTH TOWER CONDO
- Year built
- 2003
- Unit parcels on the county roll
- 122
- Bedrooms recorded
- 2–5
- Recorded unit areas
- 2,056 – 7,095 sq ft
Unless marked, source: Miami-Dade Property Appraiser, 2026 roll. Areas are those recorded by the Miami-Dade Property Appraiser for each unit parcel. They often differ from developer or listing figures, which may measure differently.
Unit lines
Five lines, mostly three bedrooms
Unit numbers combine the floor and the line. Line 01 is a four-bedroom plan recorded at about 5,141 square feet. Lines 02, 03 and 04 are three-bedroom plans of about 3,374, 3,385 and 3,641 square feet, with some larger recorded units in line 04. Line 05 is a two-bedroom plan of about 2,056 square feet.
| Line | Typical bedrooms | Recorded area (sq ft) | Units |
|---|---|---|---|
| 01 | 4 | 5,141 (5,141–5,149) | 26 |
| 02 | 3 | 3,374 | 25 |
| 03 | 3 | 3,385 | 25 |
| 04 | 3* | 3,641 (3,641–5,792) | 26 |
| 05 | 2 | 2,056 | 16 |
Areas are those recorded by the Miami-Dade Property Appraiser for each unit parcel. They often differ from developer or listing figures, which may measure differently. Property Appraiser
* Not every unit in the line has the bedroom count shown.
Costs and documents
What to review for a unit here
The name on the record
The county roll records the condominium as: TOWERS OF PORTO VITA-NORTH TOWER CONDO. That is the name to search in county records. One association for 122 residences; the declaration sets each unit's share of the common expenses. Property Appraiser
Milestone inspection
Recorded as built in 2003. The first inspection is due by December 31 of the year the building turns 30, counted from its certificate of occupancy (which the roll does not show), then every ten years; the local building official may require it at 25. Our reading: around 2033, or as early as 2028 if the local option applies. Ask the association where it stands. § 553.899
Structural integrity reserve study
Required at least every ten years for each building of three habitable storeys or more. Ask for the latest study, the reserves actually funded and how any shortfall will be met. § 718.112
What applies to every resale
The documents a buyer is entitled to, the 7-day cancellation window, the estoppel certificate and the property tax reassessment after a sale apply to every Florida condominium: they are explained once, with sources, in the costs guide and the selling guide.
General information as of November 9, 2026, not legal or tax advice.
Before choosing Porto Vita North
Questions to settle
- The association named in the unit's documents, and how the commercial units and the tennis court are treated in the declaration and the budget.
- Any facilities shared with neighbouring buildings and how their costs are allocated.
- The association's timetable for the milestone inspection and what its reserve study requires.
- Assessments adopted or proposed.
- Leasing and renovation rules.
Alternatives
Buildings to weigh alongside
Two other Aventura condominiums offer a comparison on recorded facts: a 2007 tower of larger plans, and a pair of towers with smaller units.
| Building | Municipality | Year built | Unit parcels on the county roll | Recorded unit areas (sq ft) |
|---|---|---|---|---|
| Porto Vita North Tower | Aventura | 2003 | 122 | 2,056 – 7,095 |
| Peninsula II | Aventura | 2007 | 222 | 2,001 – 5,525 |
| Turnberry Village | Aventura | 2006–2007 | 410 | 900 – 1,702 |
Compared on recorded facts only: location, age, size of the condominium and unit sizes. Property Appraiser
Questions
Porto Vita North, briefly
Is the North Tower its own condominium?
Yes. The Property Appraiser records it as Towers of Porto Vita – North Tower Condo, with 122 residences.
What are the commercial and tennis court units?
The roll records three commercial units and a tennis court as units of the same condominium. The declaration sets how they are used and how costs are shared.
What sizes are there?
Recorded residences have two to five bedrooms; most lines are three-bedroom plans of about 3,400 to 3,600 square feet.
Buying
A selection at Porto Vita North, with the documents.
Tell Raphael what matters to you. He replies personally with the apartments currently available that match, and the building documents to read before an offer. A request does not subscribe you to anything.
Selling
An opinion of value for your unit here.
A commercial opinion built on your unit, its line, floor and condition, the building's documents and the sales that genuinely resemble it. It is not an appraisal and carries no guaranteed price. How Raphael prepares a condo sale.
Sources and review
- Miami-Dade Property Appraiser, Property Search · Property Appraiser of Miami-Dade County · consulted
Condominium name, municipality, year built, unit parcels and recorded unit areas and bedrooms, 2026 roll. Summarised by us; owner information is not used. - Florida Statutes § 553.899, Mandatory structural inspections for condominium and cooperative buildings · The Florida Legislature (2026 Florida Statutes) · consulted
- Florida Statutes § 718.112(2)(g), Structural integrity reserve study · The Florida Legislature (2026 Florida Statutes) · consulted
Last reviewed: . Public records change; a consultation date does not mean a figure is still current. Nothing here is a listing, a price or an availability.