Castle Beach Club, Miami Beach: what the official records say about the building

This page covers only the condominium under reference folio 02-3214-021-0001, at 5445 Collins Ave. The address gets mixed in some searches with the neighboring Crystal Tower building: everything here was verified unit by unit against that folio. What does not appear in a record is marked "pending official confirmation".

This data comes from the Miami-Dade Property Appraiser and the Florida condominium registry (DBPR), verified against the condominium's reference folio. Sales were read on October 22, 2026; the rest of the records between October 20 and 23, 2026.

The sales in this section are the ones deeded between October 22, 2024 and October 22, 2026 (24 months), enumerated in the Miami-Dade Clerk's Official Records by the address "5445 Collins Ave" and verified unit by unit at the Property Appraiser. Only the ones the Appraiser itself qualifies with the exact wording "Qual by exam of deed" count. Left out are the corrective and minimum-consideration deeds the Appraiser disqualifies, atypical-exposure or atypical-motivation sales, and life-estate interests. Deeds the Appraiser has not yet processed are declared and never counted. The Clerk's coverage is declared through October 19, 2026, and the last instrument found was recorded on October 21, 2026. There are no MLS figures: the MLS is private and does not belong on this page.

Package notes: unit 1701 sold twice in the window and counts twice; those are the only two sales the package ties to a date and a unit, which is why the operations table carries just those two. The full list of the 10 prices, lowest to highest: $215,000 · $215,000 · $215,000 · $230,000 · $240,000 · $240,000 · $240,000 · $250,000 · $282,000 · $350,000. Two more sales stayed out of the count because of the wording the Appraiser qualifies them with ("Qual on DOS, multi-parcel sale"): a single deed for units 812+814, $440,000 in total (Mar 5, 2025), and one for units 507+511, $430,000 in total (May 11, 2025). If they were added, there would be 12 sales with a median of $245,000; the package does not add them because the rule is the exact wording. The Appraiser disqualified 17 other residential sales (13 corrective or minimum-consideration, 3 atypical exposure or motivation, and 1 life-estate interest), and 9 deeds for commercial or accessory units stayed out of the residential series, even though the Appraiser qualified some of them (a commercial unit, CU-10, at $250,000, and unit M 15 at $830,000). Package reconciliation: 44 deeds = 35 residential (10 qualified + 2 multi-parcel + 17 disqualified + 6 unprocessed) + 9 commercial or accessory.

One row per topic. "Pending official confirmation" means no public record showing it was read. It does not mean the fact exists or that it does not exist.

No record publishes this. The association or the City has it, and you ask for it in writing, through the seller:

• Estoppel certificate (a statement of the unit's account): the seller requests it from the association. By law (Florida Statute 718.116) the association issues it within 10 business days and must list the special assessments owed today and those scheduled. The guide to the extra charge explains what you can request and what the seller hands over.
• Recertification and milestone inspection: ask the association for the milestone inspection report and the status of the recertification filing with the City, or confirmation that they have not been done. More in the guide on building recertification.
• SIRS: ask for the study and confirmation that it was submitted to the DBPR, and the current level of reserves. The law (Florida Statute 718.111) requires the association to keep it among its official records for 15 years.
• If you use an FHA loan: the building does not appear on HUD's list; ask your lender about single-unit approval. The guide to FHA loans on condos explains how to read the list.
• Board minutes and budget: look for any special assessment that was voted, even if it is not being collected yet, and any major work approved, with its permits and how it is paid for.
• City files and permits: the detail of the municipal permits and files tied to the address is requested from the City of Miami Beach (Building Department).

What is NOT public (but you must verify): the unit's exact dues (they vary by unit), the current amount of a special assessment, the current rental, Airbnb or pet rules (they live in the association's documents, not in the public record), the association's internal budgets and reserves, and the building's status on lenders' confidential lists.

If any item on this page is incorrect or out of date, write to hola@umbralio.com (Umbralio, through One Stop Realty Center Inc, a licensed Florida broker) with the official document. We reply within 2 business days. If there is an error, we correct it on this same page within 10 days at most, with a note saying what it said, what it says now and on what date it changed.

Sources read between October 20 and 23, 2026:

• Miami-Dade Property Appraiser, property search: reference folio 02-3214-021-0001 and unit-by-unit verification.
• Miami-Dade Clerk, official records: enumeration by the address 5445 Collins Ave.
• HUD, official condominium lookup: searches of October 23, 2026.
• DBPR, SIRS database: both lists.
• FEMA, Map Service Center: panel 12086C0328L and NFHL viewer, read on October 22, 2026.
• City of Miami Beach, building recertification: the recertification rule.
• Florida Statutes: 553.899 (milestone inspection), 718.111 (association records) and 718.116 (estoppel certificate).