Winston Towers, Tower 400 (Sunny Isles Beach): what the official records say

Each tower has its own record at the Property Appraiser (Tower 400's is folio 31-2211-021-0001). What the records show for Tower 400 does not apply to the others, and what they show for the others does not apply to Tower 400.

In the records read, Tower 400 appears as its own condominium, with its own folio (the number the county uses to identify the building; each unit has its own). This page covers only that tower. The identity data comes from a reading on October 20, 2026 of the Miami-Dade Property Appraiser (the county office that keeps the record of every property); the unit count comes from the DBPR condominium registry read on October 22, 2026.

These figures come only from public records, not from listings or the MLS. The package was built unit by unit: the recorded sales between October 22, 2024 and October 22, 2026 (24 months) were listed and each one was checked on its unit's record at the Property Appraiser. Only a sale with a positive price and the "Qual by exam of deed" or "Sales which are qualified" rating counts. Excluded: transfers with no real price ($0/$100 sales, corrective deeds, QCDs, life estates), affiliated-party sales, and deeds the Property Appraiser has not processed or qualified yet (they are declared and never counted). The instruments were located in the Clerk's Official Records; price and qualification come only from the Property Appraiser.

The 6 deeds from August to October 2026 that the Property Appraiser has not processed or qualified yet are declared and not counted: they enter the next refresh once the Property Appraiser qualifies them. The parking-unit sale LO-5 ($220,000, May 15, 2026) is not part of the residential series. The Clerk's database reached October 16, 2026; records from October 17 to 22 may not appear yet. With n=18 the median is sensitive to individual sales: that is why it is published with its n beside it.

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 that tower's association. Ask for it in writing and keep the answers:

• The recertification status: the city's notice, the report filed and the letter with which the city closed it, 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).
• Whether there is any "Unsafe Structures" case (the process a jurisdiction opens when a structure does not meet the building code). The guide on Unsafe Structures in Miami-Dade explains it.
• If you plan to use an FHA loan: ask your lender about the HUD list and about single-unit approval. 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 on October 20 and 22, 2026:

• Miami-Dade Property Appraiser, property search: folios 31-2211-021-0001, 31-2211-021-0010 and 31-2211-021-1980.
• Miami-Dade Clerk, Official Records: instrument search by address over the 24-month window; the database reached October 16, 2026.
• HUD, Condominium Lookup: searches in Florida by the name "WINSTON" and by the city Sunny Isles Beach.
• DBPR, SIRS database: both lists.
• DBPR, license search: the building's condominium registry record.
• City of Sunny Isles Beach, building recertification program.
• ACIS, Florida appellate court dockets.
• Miami-Dade Clerk, civil case search: not consulted; it asks for a security check.