Quick answer: The rental clause here reads as the most generous on the Paraiso campus and is not. Twelve lettings a year with a 60-day minimum is arithmetically impossible to use in full, because twelve sixty-day tenancies need 720 days. The cap is decoration. The 60-day floor is the rule, and it is twice as long as either neighbouring tower’s. Read the two numbers together and the building’s real position becomes clear: roughly six two-month tenancies a year, at the cheapest entry price on the campus.
Three Paraiso towers, three different rules
Buyers arrive at this campus looking at “Paraiso” and leave having compared the wrong things. The towers share a sponsor, an address and a master association. They do not share their declarations.
| Paraiso Bayviews | Paraiso Bay | One Paraiso | |
|---|---|---|---|
| Completed | 2018 | 2018 | 2018 |
| Floors | 44 | 53 to 55 | 53 |
| Residences | about 382 | about 346 to 364 | about 273 |
| Smallest standard residence | about 750 sq ft | about 919 sq ft | about 1,124 sq ft |
| Minimum lease | 60 days | 30 days | 30 days |
| Lettings permitted per year | 12, non-binding | 3 | not stated, board approves each tenant |
Three consequences follow, and each points a different buyer to a different tower.
This is the affordable entry. A 750 square foot standard residence is a materially smaller ticket than 919 or 1,124. A buyer who cannot reach One Paraiso can reach this building on the same campus with the same views and the same master amenities.
This is the least flexible letting rule. Sixty days is double the neighbours’ floor. It removes the one-month corporate tenant that a 30-day building can take.
This has the fewest gatekeeping frictions. Unlike One Paraiso, published rules here do not require the board to approve every tenant, so a letting proceeds on the owner’s timetable rather than the board’s.
Confirm all three declarations tower by tower before choosing. Campus-level summaries blur exactly these distinctions.
Why a twelve-letting cap is not a permission
The clause permits twelve lettings per year and sets a 60-day minimum. Multiply them and the arithmetic fails: twelve tenancies of sixty days each requires 720 days, and a year has 365.
| Scenario | Tenancies possible | Days used |
|---|---|---|
| Maximum in practice | 6 at 60 days | 360 |
| Cap as written | 12 | 720, impossible |
The cap is therefore not a constraint at all. It is a number that reads as generous in a listing and binds nothing. The 60-day floor is the operative rule, and it is the one to model against.
That is worth knowing for a second reason: it tells you how the clause was drafted. A cap set well above what the floor allows usually means the association’s intent was to control minimum stay length rather than turnover frequency. An owner planning six two-month tenancies is operating exactly as the rule contemplates, and is unlikely to attract attention for it.
Confirm the current wording in the recorded declaration with amendments. Rental clauses on 2018 buildings have had time for at least one amendment cycle, and associations tighten more often than they loosen.
What a 60-day floor actually supports
Between the district’s extremes, a 60-day minimum occupies a specific and workable position.
| Model | Available here |
|---|---|
| Nightly and weekly letting | no |
| One-month corporate stay | no |
| Two to three-month seasonal or relocation tenant | yes |
| Six to twelve-month annual lease | yes |
The two to three-month segment is real in Miami: winter residents, relocating executives on temporary assignment, medical stays, and families between homes. It pays above an annual lease per month and below a 30-day furnished let, and it turns over rarely enough that management costs stay moderate.
The practical question is furnishing. A 60-day tenant expects a furnished residence, which means the capital outlay and the depreciation that go with it, and a landlord should model both. A building at this entry price with a 60-day floor is best suited to a furnished seasonal model rather than to an unfurnished annual one, and the numbers should be built that way from the start.
Two associations, as across the campus
As with the rest of Paraiso, there are two fee levels: the tower’s own condominium association and the Paraiso Bay Master Homeowners Association covering shared campus elements.
Request budgets, reserve studies and funding percentages at both levels, and ask how the master budget is apportioned between towers. Apportionment is usually by unit count or by floor area. That distinction matters here more than at the neighbours, because this tower has the most residences and the smallest average residence on the campus: apportionment by unit count would load it relatively more than apportionment by area would.
A listing quoting a monthly association figure is almost always quoting the tower level only. Add the master assessment before comparing this building with anything outside the campus.
2018 vintage, and campus supply
A 2018 certificate of occupancy places the 25-year coastal trigger near 2043, beyond a normal hold, so the SB 4-D milestone framework is not the near-term issue. The first replacement cycle is, at both tower and campus level, and two reserve studies govern it rather than one.
Supply is the other campus effect. Several hundred residences by one sponsor on adjacent parcels compete for the same tenants and buyers with similar layouts and finishes. This tower’s smaller standard residences are the most numerous product on the campus, which means the deepest internal competition when letting or selling.
Elsewhere in Edgewater the district is absorbing more: Aria Reserve is adding 782 residences across two towers with a third submitted for review. Underwrite rent conservatively and ask how many campus units sit listed for sale and for rent at once.
Insurance sits inside both fee levels and coastal premiums have repriced every year since 2022; see the Florida property insurance guide. For the district picture see the Edgewater area page.
Financing a two-tier campus tower
Obtain a written project eligibility determination before offering. Lenders examine the two-tier association structure for how obligations are documented between levels, and they examine investor concentration, which a flexible letting rule and a small average residence tend to raise.
Where a project is judged non-warrantable the conventional thirty-year loan is unavailable building-wide, leaving cash, portfolio lending or a DSCR loan underwritten on rent at a larger deposit. Overseas buyers work through foreign national mortgage programmes.
Verification checklist before you wire
- Get the recorded declaration for this tower, with amendments, and read the rental clause in full rather than a summary.
- Confirm whether the 60-day floor has been amended since 2018.
- Request budgets, reserve studies and funding percentages for both associations.
- Ask how the master budget is apportioned, by unit count or by floor area.
- Add the master assessment to any quoted monthly figure and recompute.
- Ask how many campus residences are listed for sale and for rent today, and six months ago.
- Model a furnished two to three-month letting rather than an unfurnished annual one.
- Obtain a written lender project eligibility determination covering the two-tier structure.
Which buyer this building suits
It suits a landlord running a furnished seasonal model who wants the cheapest way onto the Paraiso campus and does not need the one-month flexibility the neighbouring towers offer. Six two-month tenancies a year at a seasonal rate is a coherent business, and this building’s rules are drafted for exactly it.
It suits a buyer wanting maximum letting flexibility poorly, and the neighbour next door is the answer for them rather than a different neighbourhood: Paraiso Bay’s 30-day floor is genuinely more permissive at a slightly larger entry size. That is the value of reading three declarations rather than one campus brochure, and it is the whole point of this page.
Frequently Asked Questions
Owners may rent up to twelve times per year with a minimum rental period of 60 days. Those two numbers pull in opposite directions: twelve lettings would require 720 days in a 365-day year, so the cap is effectively non-binding and the 60-day floor is the real constraint. In practice the building supports roughly six two-month tenancies a year.
It is the cheapest entry on the campus. Standard residences start near 750 interior square feet against about 919 at Paraiso Bay and 1,124 at One Paraiso. Its rental floor is 60 days where both neighbours use 30, and One Paraiso additionally requires board approval of every tenant. Three towers, three different propositions.
Completed in 2018 at 501 NE 31st Street, Miami FL 33137, by The Related Group with Arquitectonica architecture. It rises 44 floors with about 382 residences, with some sources quoting up to 400. Standard layouts run 750 to 1,271 interior square feet plus balcony; penthouses run 1,016 to 2,551.
Yes. The tower has its own condominium association and sits under the Paraiso Bay Master Homeowners Association covering the wider campus. Any monthly figure quoted from a listing usually reflects only the first, so request both budgets and both reserve positions.
A 2018 completion places the 25-year coastal trigger near 2043, beyond a normal hold. The nearer questions are the two-tier association structure and the first replacement cycle across both the tower and the shared campus elements.
It sits between the district's extremes and suits a specific model. It rules out nightly and weekly letting entirely, and it rules out the one-month corporate stay that a 30-day building can take. What it supports is the two to three-month seasonal or relocation tenant, which in Miami is a real and reasonably well-paid segment.
Compare all three Paraiso declarations before you choose
Tell us the residence size and letting model you have in mind. We will come back with the recorded rental clauses for Paraiso Bayviews, Paraiso Bay and One Paraiso side by side, both association budgets, the master apportionment basis, and current campus listing counts.