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North Miami Beach, FL
Assessed value per unit sits around the 62nd percentile among 879 comparable associations in Miami-Dade County.
Peer benchmark from state and federal public records. Reference information only.
Navy band = the middle 50% of peer associations; orange = this association.
Cohort median 0
Elevator certificates
Not on file · State elevator certificates
67% of peers with certificates on file hold a valid one
Pool inspection
Not on file · State health department pool inspections
7% of peers most-recently satisfactory
Structural Integrity Reserve Study (SIRS)
On file · State structural-integrity filings
18% of peers have a SIRS on file
FHA condo approval
Not on file · FHA condo approval records
0% of listed peers are approved
County natural-hazard risk
Very High · Federal hazard-risk index
Special-assessment amounts are member-gated by statute, so we never show another association's assessment. Instead, this puts the capital pressure on Spinnaker Bay at the Waterways in peer context using public records: recent major building work, structural-reserve and recertification obligations, and county insurance costs.
Navy band = the middle 50% of similarly sized condos in FL that filed a major capital permit. Permit construction value, not the assessment itself.
Based on 13 peers that filed a major capital permit (estimated construction value $50k+) in the last 60 months. A permit's construction value is a directional proxy for the scale of work a special assessment would fund, not the assessment amount.
Recent major capital permits (60 mo)
Not on file · Building permits
0% of peers filed a major capital permit in this window
Every figure on this page is compiled from state, county and federal public records. This is reference information, not legal, insurance, or financial advice.
Data as of September 18, 2026.
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Structural Integrity Reserve Study (SIRS)
On file · State structural-integrity filings
15% of peers have a SIRS on file
Building recertification / milestone obligation
Not on file · Building recertification records
0% of peers carry a recert obligation
County residential insurance cost
$2,562 average premium per residential policy · Feb 2026 · State insurance-market filings
Insurance is a top driver of assessment and budget increases statewide
A special assessment is normal when a building has real capital needs. What matters is whether it's planned and funded. Ask the board (or, before you buy, the seller and the estoppel certificate):
Special-assessment dollar amounts are member-gated by statute and are NOT shown for any association; the figures here are public-record capital proxies only. Capital figures are compiled from county building permits (estimated construction value >= $50k, last 60 months), fl dbpr sirs reporting (sb 4-d), miami-dade + broward building-safety recertification programs, and fl oir residential property insurance market data (county). This is reference information, not financial, legal, or insurance advice.
Or start with what happened
See also the Florida Condominium Act (Fla. Stat. Ch. 718).