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 BlueBay advantage
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.