Quick answer: Two facts here are frequently assumed and both are wrong when assumed. The marina slips are not included: there are about 125 of them and they are bought separately, as a second transaction. And the letting rule is one tenancy a year at a twelve-month minimum, the strictest tier on this site. Dues run near 0.90 dollars per square foot. This is a boat owner’s building, not a landlord’s.
The slip is a second purchase
A marina attached to a residential building is usually assumed to work one of three ways: the slip comes with the residence, it is leased from the association, or it is separately owned. Here the reported answer is the third, and about 125 slips exist.
That makes a slip a distinct transaction, and it raises its own questions:
| Question | Why it matters |
|---|---|
| What does a slip cost to buy | it is a separate line, not a share of the purchase price |
| What does it cost annually | maintenance, insurance and any association charge |
| What vessel length and draft does it take | slips are not interchangeable |
| Is one available at all | 125 slips against the residence count is not one each |
| What happens on resale | the slip may sell with the residence or separately |
That last row is the one to settle in writing. A buyer who assumes a slip conveys with a residence, and finds it does not, has paid for a marina view rather than a mooring.
This site raised the same question at Skyline on Brickell, where the arrangement should also be established from documents. The difference here is that the answer is reported and specific, which makes it checkable rather than speculative.
One tenancy a year
Reported rules permit one letting per year with a twelve-month minimum. That is the strictest tier documented on this site, matching Skyline on Brickell and stricter than every six-month building covered here.
| Building | Lettings a year | Minimum |
|---|---|---|
| Sunset Harbour South | one | twelve months |
| Skyline on Brickell | one | twelve months |
| Courvoisier Courts | confirm | six months |
| Marina Blue | three | three months |
The practical effect is absolute. One tenant, one year, and a tenant who leaves at month eight cannot be replaced with anything shorter. Model a full void, not a partial one.
For an owner-occupier that rule is a feature: high owner-occupancy, few strangers, and a resident body that behaves like neighbours. For a landlord it removes flexibility entirely. Confirm the clause in the recorded declaration with amendments.
The dues on this floor area
At approximately 0.90 dollars per square foot per month:
| Residence | Approximate area | Monthly dues | Annual |
|---|---|---|---|
| Smallest | 800 sq ft | about 720 USD | about 8,600 USD |
| Two bedroom | 1,400 sq ft | about 1,260 USD | about 15,100 USD |
| Three bedroom | 2,000 sq ft | about 1,800 USD | about 21,600 USD |
| Largest | 2,660 sq ft | about 2,390 USD | about 28,700 USD |
Those extend the published rate across the size range rather than quoting each line; get the actual schedule for the specific residence.
Then add the slip’s own annual cost where one is owned, Miami Beach property tax on the assessed value without homestead, and an owner’s HO-6 policy. On a waterfront Miami Beach building the total annual carry is materially above the dues figure alone.
Confirm the denominator
Sources disagree on this building’s size, reporting residence counts between roughly 186 and 209 for the tower and a larger figure across the wider Sunset Harbour development, with floor counts of 25 or 26.
That is not a trivia problem. The residence count is the denominator for every shared cost and every assessment, and on a building whose inspection has already produced a finding it decides what a remedy costs you personally.
Ask the association for the residence count in this specific condominium, and establish whether the wider development is one condominium or several. Two adjacent towers under separate associations have separate budgets, separate reserve studies and separate assessments, and a reserve study for the wrong one is worse than none.
The report already exists
A 1998 completion puts the building past the 25-year coastal trigger before the statute took effect. Buildings in that position had until 31 December 2024 to complete the initial inspection, and the repeat interval is 10 years.
| Document | What it tells you |
|---|---|
| Completed phase one milestone inspection report | what the engineer found |
| Phase two findings, if required | how serious it was |
| Board resolution on those findings | plan, timing, cost |
| Structural integrity reserve study | the wider component schedule |
| Reserve funding percentage | whether the remedy is paid for |
| Assessments in the last 24 months | what is already in motion, with minutes |
Ask specifically what the reserve study allocates to the marina structure, docks and pilings, and to the seawall. A marina is a structure standing in salt water with its own replacement cycle, and it is the reserve item buyers at this address are least likely to ask about.
Twenty-eight years of systems
Ask what has been replaced and when, with permits: roof and waterproofing, plumbing risers, electrical distribution, lifts, glazing and sealants. On a 1998 waterfront building several of these reach the end of their first cycle together.
Coastal master policies have repriced every year since 2022 and sit inside the dues. Ask for the premium as a separate figure for each of the last three years, and note that a building with a marina carries exposures a plain tower does not. See the Florida property insurance guide and the Citizens insurance guide.
Sunset Harbour as a location
The building sits in Sunset Harbour, on the bay side of Miami Beach rather than the ocean side, which is a genuinely different proposition. It is quieter than Ocean Drive, walkable to a dense cluster of restaurants and shops, and oriented toward the water for boating rather than for beach access.
That shapes the buyer. People come here for the marina, the calm and the neighbourhood, not for oceanfront. Underwrite on that basis and draw comparables from bay-side Miami Beach stock rather than from oceanfront towers, which trade on a different premium entirely.
For the surrounding market see Continuum South Beach, Monad Terrace and the Miami area page.
Financing
Reserve funding is under pressure on a 1998 building with a completed inspection, and investor concentration is the second test, which a one-letting-a-year rule usually keeps healthy.
Obtain a written project eligibility determination before offering. Where a project is non-warrantable the conventional thirty-year loan is unavailable building-wide, leaving cash, portfolio lending or a DSCR loan underwritten on rent. Overseas buyers work through foreign national mortgage programmes. If a slip is part of the purchase, ask the lender how it is treated, because a separately owned slip may not be financeable on the same terms as the residence.
Verification checklist before you wire
- Establish whether a slip is available, what it costs to buy and to hold, and what it takes.
- Confirm in writing whether a slip conveys with the residence on resale.
- Confirm the residence count for this specific condominium, and whether the development is one association or several.
- Confirm the one-letting, twelve-month rule in the recorded declaration.
- Get the completed milestone inspection report and any phase two findings.
- Get the structural integrity reserve study and the funding percentage.
- Ask what the reserve allocates to the marina structure, docks, pilings and seawall.
- Get the permit history for roof, risers, electrical, lifts and glazing.
- Ask the lender how a separately owned slip is treated.
Which buyer this building suits
It suits a boat owner who wants a bay-side Miami Beach residence with a mooring in the same place, and who will treat the slip as the second half of the purchase rather than a bonus. On those terms the building is one of a small number in Miami Beach that genuinely delivers it.
It suits a landlord poorly. One tenancy a year at a twelve-month floor is the least flexible arrangement documented on this site, a void cannot be shortened, and the dues on a large residence are substantial. Buy it to use, settle the slip question in writing, and get the funding percentage before you offer.
Frequently Asked Questions
No. The marina here carries about 125 slips and they are purchased separately from the residences. That makes a slip a second transaction with its own price, its own documents and its own annual cost, and it is the most common misunderstanding at this address.
Reported rules permit one letting per year with a twelve-month minimum. That is the strictest tier, matching Skyline on Brickell, and it leaves a single annual tenancy as the only model. Confirm the clause in the recorded declaration with amendments before underwriting rent.
About 0.90 dollars per square foot per month. On the smallest residence near 800 square feet that is roughly 720 dollars, and on the largest near 2,660 square feet roughly 2,390 dollars. Confirm the current rate and three years of history from the association.
Sources disagree, reporting figures between roughly 186 and 209 for this tower and a larger number across the wider Sunset Harbour development, with floor counts of 25 or 26. Confirm the residence count for this specific condominium from the association, because it is the denominator for every shared cost.
It has passed. A 1998 completion means the building crossed the 25-year coastal trigger before the statute took effect, and buildings already past the threshold had until 31 December 2024 to complete the initial inspection, repeating every 10 years. Ask for the completed report.
Not really. One letting a year at a twelve-month floor removes every model except a single annual tenancy, and a void cannot be filled with anything shorter. It reads as an owner-occupier or long-hold building, and the marina is the reason most buyers are here.
Settle the slip and the reserve position at Sunset Harbour South
Tell us which residence you are considering and whether a mooring matters. We will come back with slip availability, purchase and annual cost, whether it conveys on resale, the residence count and association structure, the completed milestone report and reserve study, and what is allocated to the marina and seawall.