Homes for sale in Aventura are mostly condos in mid- and high-rise buildings along the Intracoastal and the city's waterways, plus a smaller number of townhomes and houses in gated communities. Prices have softened over the past year, which can help buyers, but in a city of condo towers the building's reserves, inspections and insurance matter as much as the unit. Rui Cunha's office is in Deerfield Beach, and he works with buyers across Florida, including Aventura.
What it's like to live in Aventura
Aventura is a compact city in northeast Miami-Dade County, right at the Broward County line. Florida's Office of Economic and Demographic Research estimated its population at 40,104 as of April 2024 (Florida EDR). The area began developing in the early 1970s under the name Turnberry, and it's known for condominiums, the Turnberry golf course and resort, and Aventura Mall, described as the largest mall in Florida (Wikipedia).
Neighborhoods and communities
- Williams Island. A gated waterfront community of high-rise condo towers with a marina and club amenities (BEX Realty).
- Turnberry and Country Club Drive. The original heart of the city, with condo buildings around the Turnberry golf course (Wikipedia).
- Waterfront towers along the Intracoastal. Buildings with bay and Intracoastal views; amenities and fees vary widely.
Every building has its own age, budget, rules and fees, so in Aventura you're really choosing a building first. Rui can pull recent sales and compare buildings side by side.
Aventura market snapshot
According to Zillow, the typical home value in Aventura was about $417,000 in August 2026, roughly 5% lower than a year earlier (Zillow Home Value Index). Of the Miami-Dade cities we cover, that's one of the clearest price dips over the past year. A softer condo market can open room to negotiate, but it's worth asking why a particular building's prices fell: an upcoming special assessment or a large insurance increase can explain a "bargain."
Prices still vary a lot by building, floor, view and age. Ask Rui for a current comparison of recent sales for what you're actually considering.
Practical notes: condos, flood and rentals
Condo safety rules. Florida's 2022 condo safety law requires milestone inspections for buildings of three or more stories (at 30 years, or 25 if the local building department requires it, then every 10 years — SB 154, 2023) and a Structural Integrity Reserve Study with funded reserves (Rimkus). A 2025 update allowed associations to fund reserves with special assessments, loans or credit lines, with owner approval. Special assessments from $10,000 to over $100,000 have been reported (24-7 Press Release). Aventura began developing in the 1970s, so many buildings are decades old. Ask for the reserve study, budget, inspection reports and assessment history before you offer.
Flood and insurance. Aventura sits along the Intracoastal and its waterways, and under FEMA's newer pricing the highest average flood premiums in South Florida are in Miami-Dade and Monroe ZIP codes (WLRN). Citizens policyholders must carry flood coverage as that requirement phases in through 2027 (News4JAX). In a condo, also ask what the association's master policy covers and what you'd insure yourself.
Rentals. If you plan to rent, check both the city's rules and the building's. Condo associations can set minimum lease terms, limit how often a unit is leased and require tenant approval, so read the building's documents before you count on rental income.
Homestead. If the home will be your primary residence, ask a CPA about Florida's homestead exemption. Second homes and non-residents don't qualify.
Schools
Aventura is served by Miami-Dade County Public Schools, including Aventura Waterways K-8 Center. The city also runs its own charter school, the Aventura City of Excellence School, which opened in 2003 (Wikipedia). Confirm assigned schools for any address with the district's school locator and check grades with the Florida Department of Education.
Getting around
Aventura sits along Biscayne Boulevard (US-1) near I-95, between Miami and Hallandale Beach in Broward, so many residents work or shop in both counties. Biscayne Boulevard can be slow at rush hour, so test your commute before you commit.
Working with Rui in Aventura
Rui has worked in South Florida real estate since 2003, as a mortgage broker, a broker and a licensed General Contractor, so he can read a condo budget or an inspection report with a practical eye. His office is in Deerfield Beach, and he works with clients all over Florida. He can help you buy a home, look into an ITIN mortgage or plan a purchase as an international buyer. Run the numbers with the mortgage calculator, and compare with Sunny Isles Beach and Fort Lauderdale.
FAQ
Are home prices falling in Aventura?
Zillow's index put the typical home value at about $417,000 in August 2026, roughly 5% lower than a year earlier. Prices differ a lot by building, so look at recent sales in the specific tower you're considering.
What should I check before buying an Aventura condo?
Ask for the reserve study, the current budget, the milestone inspection status, the history of special assessments, the master insurance policy and the building's leasing rules.
Is Aventura in Miami-Dade or Broward?
Miami-Dade, right at the Broward line. That means Miami-Dade schools, property appraiser and tax rates, even though Hallandale Beach in Broward is next door.
Can I buy in Aventura without a Social Security number?
Many buyers use an ITIN mortgage, subject to lender approval. See our ITIN mortgage guide or contact Rui.
Talk to Rui
Comparing condos in Aventura? Ask Rui for a current look at recent sales in the buildings you like.