Aventura · Intracoastal · weekly-minimum leasing
Most listings in this 1994 Intracoastal tower record a 7-day minimum lease, 52 times a year — weekly, not nightly, and not verified against the recorded declaration. Waterfront Aventura with a marina on site, walking distance to Aventura Mall. Two-bedroom resales have closed in a tight band around $369/sf.
Live active listings, lowest price first. Click any unit for the full presentation.
The evidence
Everything below comes straight from the MLS for this address only — no Aventura averages, no projections. It is a thin sample and it is presented as such: three closed two-bedroom sales set a level, not a trend.
All seven active listings, cheapest per foot first. The leasing columns are what the listing agent typed into the MLS — they describe the condo rules as claimed, never the municipal code.
| Unit | Beds | Price | Sq ft | $/sq ft | HOA/mo | Days | Min. lease |
|---|---|---|---|---|---|---|---|
| #8507 | 2/2 | $409,500 | 1,180 | $347 | $830 | 34 | 7 days ×52 |
| #8408 | 2/2 | $410,000 | 1,100 | $373 | $880 | 69 | 7 days ×52 |
| #8502 | 3/2 | $514,900 | 1,320 | $390 | $960 | 91 | 1 day ×365 |
| #8305 | 2/2 | $485,000 | 1,180 | $411 | $835 | 347 | 30 days ×12 |
| #8303 | 1/1 | $345,000 | 730 | $473 | $508 | 194 | 7 days ×52 |
| #8602 | 3/2 | $635,900 | 1,320 | $482 | $874 | 11 | 7 days ×52 |
| #8503 | 1/1 | $370,000 | 730 | $507 | $500 | 118 | 7 days ×90 |
The one-bedrooms carry the highest price per foot in the building — smaller plans usually do, which is why a two-bedroom is never compared against them here.
Every closed two-bedroom sale at this address since August 2025. Three transactions, in an unusually tight band.
| Unit | Closed | Price | Sq ft | $/sq ft |
|---|---|---|---|---|
| #8108 | Apr 2026 | $408,000 | 1,100 | $371 |
| #8507 | Sep 2025 | $435,000 | 1,180 | $369 |
| #8308 | Dec 2025 | $400,000 | 1,100 | $364 |
Three closings is below the five this desk requires before publishing a direction. $369/sq ft is therefore a level to price against, not evidence that the building is rising or falling. The spread across the three is $7/sq ft, which is tight enough that the level itself is dependable.
| Unit | Asking $/sq ft | vs $369 closed | Read |
|---|---|---|---|
| #8507 | $347 | −11% | Cheapest per foot, joint-largest, lowest HOA of the three, freshest at 34 days. |
| #8408 | $373 | +1% | At the level. Smaller plan and the highest HOA of the three. |
| #8305 | $411 | +11% | Above what the building has closed at, and it has sat 347 days. The market has already answered this price. |
One thing the MLS shows that is worth knowing before you offer. Unit #8507 — the cheapest of the three — closed at $435,000 in September 2025 and is back on the market at $409,500, about 5.9% under what it traded for eleven months earlier. Same unit number, same 1,180 sq ft, same address. That cuts both ways: it is the clearest evidence on this page that the asking price is negotiable, and it is also a reason to ask why the owner is exiting at a loss so soon. Both questions belong in the same conversation.
On the leasing floor. Five of the seven listings record a seven-day minimum, one records thirty days twelve times a year, and one records a single day. That spread is itself the finding: the MLS is not internally consistent here, and none of it has been checked against the recorded declaration or the Aventura municipal code. A seven-day floor is weekly letting, not nightly. Nothing on this page should be read as confirmation that short-term rental is permitted — that answer lives in the condominium documents, and I will pull them before you write an offer.
Your advantage with BlueBay Brokers
I’ll pull rental comps, HOA and reserve status, financing options and an honest projected return on any unit here — and represent you through the offer. No cost, no pressure.