The Grand (Miami): what the official records say

The Grand is a mixed-use condominium: alongside the residential part there are hotel and retail components. This page covers only the residential condominium and its units; what the records show for one part does not apply to the others.

The identity data comes from a reading on October 21, 2026 of the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and from the DBPR official condominium extract, updated on October 17, 2026. The sales package covers only the condominium's residential folios.

These figures come only from public records, not from listings or the MLS. The package was built this way: the instruments for the address were listed in the Miami-Dade Clerk's Official Records (315 cards, 121 unique instruments; the Clerk's database reached October 19, 2026) and each sale was checked on its unit's record at the Property Appraiser, which is where price and qualification come from. Only a residential sale (use 0407) with a positive price and the "Qual by exam of deed" rating counts. Excluded: transfers with no real price ($0/$100 sales, corrective deeds, QCDs, minimal consideration), transfers of a life-estate interest, affiliated-party sales and atypically motivated ones, and deeds the Property Appraiser has not processed or qualified yet (they are declared and never counted).

Declared package notes: unit A-2539 sold twice within the window (November 2024, $420,000, and January 2026, $595,000) and counts as two transactions. The A-3545 sale ($1,375,000) carries an edge note: its Property Appraiser sale date (October 10, 2024) precedes the start of the window, but its recording (October 24, 2024) falls inside it, and that is why it counts. Four deeds the Property Appraiser has not processed yet are declared and not counted. The package reconciliation: 121 unique instruments = 38 qualified sales + 4 unprocessed + 79 excluded or not sales. Because the Clerk's database reached October 19, 2026, records from October 20 to 22 may not appear yet.

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.

What the public records do not show is held by the condominium's association. Ask for it in writing and keep the answers:

• The recertification status with the City of Miami: the notice, the report filed and the letter with which it was closed, if they exist. You can also ask the city's Building Department. The guide on 40-year building recertification explains each step.
• The state structural inspection report (milestone) and the SIRS with its reserve plan. If the association does not have them, ask it to say so in writing.
• Approved or pending special assessments: the minutes of the last two years and the unit's account statement letter (the "estoppel": what the unit owes the association and the charges in force). The guide on the extra condo charge explains it.
• Major work: what it includes, on what dates, under what permits, who pays for it and how (a charge to owners, a loan or reserves).
• If you plan to use an FHA loan: the project does not appear as approved on HUD's list; its status is rejected with single-unit approval, with the concentration restricted to 10%. Ask your lender about that route. The guide on a condo with an FHA loan explains how to read the list.

What is NOT public (but you should verify):

• The unit's exact HOA dues: they vary by unit (they are split by square footage and ownership interest); no listing or public record sets them for your unit.
• The current special assessment amount: the amount and payment method exist only in the association's documents; a figure seen in the press or in listings is not the document.
• The current rental, Airbnb and pet rules: they live in the association's documents, not in the public record; ask for them in writing.
• The association's budget and reserve level: the association's internal documents, for owners only.
• The building's status on lenders' confidential lists: none of those lists is public; your lender confirms it.

If you are still weighing a condo against a house, see house or condo in Miami.

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 17 and 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 01-3231-048-0001 and the record for unit 01-3231-048-0010.
• Miami-Dade Clerk, Official Records: instrument listing by the address 1717 N Bayshore Dr over the 24-month window; the database reached October 19, 2026.
• DBPR, license search: the building's condominium registry record (official extract updated on October 17, 2026).
• DBPR, SIRS database: both lists.
• HUD, Condominium Lookup: project "THE GRAND CONDOMINIUM".
• FEMA, Map Service Center: FIRM panel 12086C0316L, FIRMette read on October 23, 2026.