Quick answer: Williams Island is not a building. It is 84 acres in Aventura holding nine towers completed between 1985 and 2013, each a separate condominium with its own association, its own reserve study and its own documents. Seven of the nine are already past the deadline for their first milestone inspection. So the question here is not when an inspection is coming; it is what the completed report said, and whether the association funded what it found.
Nine condominiums, one address
Every other card in this series covers one building with one declaration. This one does not, and the difference is the most important thing on the page.
| Tower | Address | Floors | Completed |
|---|---|---|---|
| 4000 | 4000 Island Boulevard | 30 | 1985 |
| 3000 | 3000 Island Boulevard | 30 | 1989 |
| 2800 | 2800 Island Boulevard | 30 | 1990 |
| 1000 | 1000 Island Boulevard | 31 | 1990 |
| 2000 | 2000 Island Boulevard | 31 | 1995 |
| Residence du Cap | 2600 Island Boulevard | 31 | 1997 |
| Villa Marina | 7000 Island Boulevard | 33 | 1998 |
| BellaMare | 6000 Island Boulevard | 30 | 2005 |
| Bellini | 4100 Island Boulevard | 24 | 2013 |
Twenty-eight years separate the oldest tower from the newest. Building codes, structural systems, waterproofing practice, plumbing, lift technology and glazing all changed materially over that span, and each tower carries its own version.
Separate associations follow from that. Corporate records for the island show individually registered entities including 1000 Island Boulevard, 2600 Island Boulevard, 2800 Island Boulevard, 3000 Island Boulevard and Bellamare at Williams Island. Each has its own board, its own budget, its own reserve study and its own assessment history.
The practical effect is short: a price per square foot for Williams Island is a number about nine different condominiums. Pull comparables inside a single tower, and read the documents of that tower only.
Seven towers are past the deadline, not approaching it
Aventura sits within three miles of the Atlantic coastline, which puts buildings there on the 25-year milestone trigger rather than the 30-year one, repeating every ten years after the first. Confirm the determination with the local building official for the specific address, since the official applies the coastal test.
For buildings that had already passed the trigger when the statute took effect, the initial inspection had to be completed by 31 December 2024. On the table above that covers everything up to and including Villa Marina from 1998, and BellaMare from 2005 reaches 25 years in 2030.
| Tower | Completed | Milestone status |
|---|---|---|
| 4000, 3000, 2800, 1000, 2000, 2600, 7000 | 1985 to 1998 | initial inspection deadline has passed, a report should exist |
| BellaMare 6000 | 2005 | trigger falls around 2030, inside a normal hold |
| Bellini 4100 | 2013 | trigger falls around 2038 |
This flips the usual diligence question. At a newer building you ask when the inspection arrives and what it might cost. At seven of these towers you ask for a document that already exists:
- The completed phase one milestone inspection report.
- Whether a phase two inspection was required, and if so its findings.
- The board’s resolution on those findings, with dates and amounts.
- Any special assessment levied, pending or discussed, with the minutes.
- The current structural integrity reserve study and funding percentage.
An association that completed its inspection, published the findings and funded the remedy is in a stronger position than a newer building that has done none of those things. An association that completed the inspection and deferred the work is in a weaker one. The report tells you which, and it is available for the asking.
Three fee lines, not one
A listing shows the condominium dues. Ownership here normally involves three separate obligations:
| Line | Set by | What it covers |
|---|---|---|
| Condominium dues | your tower’s association | the building itself, its staff, master insurance, its reserves |
| Community assessment | the island property owners association | gates, roads, landscaping, shared island infrastructure |
| Club membership | the private club | club facilities and services, where it applies to your purchase |
Ask for all three in writing, each with a three-year history, before making an offer. Ask specifically whether club membership is mandatory for your purchase, optional, or transferable, and what it costs annually, because the answer varies with the arrangement and is not something to assume from a listing.
The total is the number that decides affordability. On a resale in an older tower the condominium dues line alone can be modest while the three combined are not.
Letting rules are per tower
At 2800 Island Boulevard the minimum lease is six months. Nothing about that number transfers to the other eight towers, because each recorded its own declaration in its own decade.
Expect, in addition, a community approval procedure and in some arrangements a club procedure, both of which sit on top of the tower’s own rule and both of which add time before a tenant can take occupancy. Ask what the approval timeline actually runs in practice, since a 30-day approval window against a six-month lease is a meaningful vacancy cost.
Read the recorded declaration with amendments for the specific tower. For the general framework see the guide to HOA and association restrictions for investors.
Insurance on a 1985 to 1998 tower
Master policy premiums on coastal Florida condominium towers have repriced every year since 2022, and older buildings price worst. Roof age, glazing, plumbing and the state of the building envelope all feed the underwriting, and the seven older towers here carry systems from three or four decades ago unless they have been replaced.
Ask for the master policy premium as a separate figure for each of the last three years, plus what has been replaced and when: roof, windows, plumbing risers, lifts, waterproofing. Those replacement dates explain both the insurance trend and the reserve position. See the Florida property insurance guide.
Financing an older tower
Reserve funding and inspection status both sit on the lender questionnaire, and on a tower whose milestone report identified work that has not been funded, a lender may decline the project. Obtain a written project eligibility determination for your tower before offering, not for the island.
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 at a larger deposit. Overseas buyers work through foreign national mortgage programmes. For nearby stock see Echo Aventura and the Miami area page.
Verification checklist before you wire
- Establish which tower and which association, by address, and use that association’s documents only.
- Get the completed milestone inspection report and any phase two findings for that tower.
- Get the board resolution on those findings, with amounts and dates.
- Ask about any special assessment levied, pending or discussed in the last twenty-four months.
- Get the structural integrity reserve study and current funding percentage.
- Request all three fee lines with three-year histories, and confirm whether club membership is mandatory.
- Read that tower’s letting clause in the recorded declaration, plus community and club approval procedures.
- Obtain a written lender project eligibility determination for that tower.
- Pull comparables from inside the same tower, not from the island.
Which buyer this community suits
It suits a buyer who wants a gated, low-density, mature island setting in Aventura and is prepared to do the diligence on one specific tower rather than on a marketing name. The older towers offer some of the lowest entry prices for waterfront Aventura, and where an association has completed its inspection and funded the work, that price reflects a known position rather than an unknown one.
It suits a buyer looking for a single simple answer poorly. There is no Williams Island dues figure, no Williams Island letting rule and no Williams Island reserve position. There are nine of each. Choose the tower first, then read that tower’s documents, and the rest follows.
Frequently Asked Questions
No. It is an 84-acre gated community in Aventura holding nine residential towers completed between 1985 and 2013, each of which is a separate condominium with its own association, budget, reserve study and documents. A community property owners association sits above them and a private club operates alongside. Buying here means buying into one specific tower, not into Williams Island.
4000 Island Boulevard from 1985, 3000 Island Boulevard from 1989, 2800 Island Boulevard from 1990, 1000 Island Boulevard from 1990, 2000 Island Boulevard from 1995, Residence du Cap at 2600 from 1997, Villa Marina at 7000 from 1998, BellaMare at 6000 from 2005 and Bellini at 4100 from 2013. Heights run from 24 to 33 floors.
Seven of the nine towers passed the 25-year mark before the statute took effect, which set a completion deadline of 31 December 2024 for the initial inspection. For those towers the correct question is not when the inspection is due but what the completed report found, whether a phase two inspection followed, and what the association resolved to do about it.
Three lines, not one. The tower's condominium association dues, the community property owners association assessment, and club membership where it applies to your purchase. Ask for all three in writing before offering, because a listing normally shows only the first.
Rules are set tower by tower, not island wide. At 2800 Island Boulevard the minimum lease is six months. Do not assume any other tower matches it. Read the recorded declaration for the specific tower you are buying in, and expect the community and club rules to add approval procedures on top.
The initial phase was developed by The Trump Group with Mutual Benefit Life Insurance Company, from the mid-1980s. Later towers followed under different arrangements across nearly three decades, which is why construction era, systems and reserve positions vary so much from one address to the next.
Get the milestone report and fee lines for your Williams Island tower
Tell us which tower or address you are considering. We will come back with that association's completed milestone inspection report and any phase two findings, the board resolution and assessment history, the reserve funding percentage, all three fee lines with three-year histories, and the recorded letting clause.