Aria on the Bay Condominium Association: Records, Unit Shares and Floor Plans

The Aria on the Bay condominium association is Aria on the Bay Condo Assn Inc, DBPR managing-entity number MA71207. Florida's condominium file, checked October 11, 2026, lists it for Aria on the Bay Condo, project PR76146: 648 units at 1770 North Bayshore Drive in Edgewater, recorded January 20, 2015, with the association at 488 NE 18th Street.

The association on the state record

The Division of Florida Condominiums, Timeshares and Mobile Homes at the Florida Department of Business and Professional Regulation publishes a condominium file for Dade and Monroe Counties. The Aria on the Bay row shows the condominium as approved and recorded, names the association, and gives its managing-entity number. That legal name is the one to put on a records request, an estoppel request or an insurance question.

A DBPR row identifies the association registered for the condominium. It does not describe the association's finances, rules, board or management company. For the entity's current status and officers, search the association's legal name on the Florida Division of Corporations site, Sunbiz. Our profile at /buildings/aria-on-the-bay shows the DBPR record next to the county address check, and /condo-associations lets you look up other Miami-Dade associations the same way.

One name trap is worth knowing. The Melo Group, whose portfolio lists Aria on the Bay, also lists a project called Aria Reserve, and the two are separate condominiums. The same DBPR file lists Aria Reserve South A Condo, project PR77216, with 383 units, a recorded date of June 26, 2025 and its own association, Aria Reserve South Condo Assn, Inc. Documents for one say nothing about the other. Aria Reserve has its own profile at /buildings/aria-reserve.

Two street addresses for one tower

Melo's portfolio gives the tower's location as 1770 N Bayshore Dr., and the DBPR file uses 1770 North Bayshore Drive as the condominium address. The association's own address in that file is 488 NE 18th Street. Miami-Dade County's parcel records, which we queried on October 11, 2026, use 488 NE 18 ST as the site address for the individual units.

The county records describe each unit by its legal description, for example Aria on the Bay Condo Unit 300, with an undivided percentage interest in the common elements and a reference to the declaration at Official Records Book 29469, Page 3919. That legal description, not either street address, is what a title search, a lender and the closing agent rely on. When you compare documents, match the unit number and the book and page first.

How the common expenses are split

Florida sets the rule for dividing the budget. Section 718.104(4)(f) of the Florida Statutes requires the declaration to state each unit's undivided share of the common elements as a percentage or fraction. Section 718.104(4)(g) requires each residential unit's share of the common expenses to match that ownership share. Section 718.115(2) says expenses are collected in the proportions the declaration provides, and that in a residential or mixed-use condominium created after January 1, 1996, each unit's share of expenses equals its interest in the common elements.

The county's parcel layer shows how that works here. On October 11, 2026 it returned 652 unit records under the Aria on the Bay Condo legal description, each with a 2018 year built. Of those, 648 carry undivided interests ranging from 0.086 percent to 0.572 percent. The other four are numbered CU-01 through CU-4 and together hold 1.727 percent. In practice, the largest residential share, 0.572 percent, carries about 6.7 times the expense share of the smallest, 0.086 percent, whatever the budget total turns out to be.

Two questions follow. The DBPR file counts 648 units, while the county lists 652 unit records, so ask the association what the CU units are and who owns them. Melo describes 40,000 square feet of ground-floor retail, several lower floors of commercial and office space, and 1,035 parking spaces. Ask how the declaration and any shared-facilities agreement divide the cost of those areas between residential owners and the commercial component. Confirm every percentage against the declaration's own exhibit, because a county summary is not the recorded document.

What the association must post online

Section 718.111(12)(g) requires an association managing a condominium with 25 or more units, other than a timeshare, to post digital copies of specified documents on a website or a mobile app. A document must go up within 30 days after the association receives or creates it, unless a shorter period applies. The site must include a protected section open only to unit owners and association employees, and an owner who asks in writing must be given a username and password.

With 648 units on the DBPR record, Aria on the Bay is well past that threshold. The posted set includes the recorded declaration and amendments, the bylaws, the articles of incorporation, the rules, the annual budget and financial report, approved board minutes for the preceding 12 months, structural and life-safety inspection reports, the most recent structural integrity reserve study if applicable, and building permits for ongoing or planned construction. Separately, an owner may ask in writing to inspect the official records, and the association must make them available within 10 working days.

Reading the published floor plans

Our page at /buildings/aria-on-the-bay/floor-plans publishes 30 plan documents for the tower, each reviewed on September 24, 2026 and drawn from one published plan set. Eight carry a bedroom label: one 3-bedroom plan, three 2-bedroom plans and four 1-bedroom plans. The other 22 are numbered without a bedroom count, so do not read a unit mix for the whole building from them.

A plan set is marketing material, and it can describe an earlier revision or a different line. Match the unit number, floor and line of the home you are considering, separate interior area from balcony area, and compare the drawing with the unit exhibit in the recorded declaration. Plans for other Edgewater towers are grouped at /condo-floor-plans.

What a resale buyer is entitled to

A buyer is not an owner and cannot use the owners' portal. Instead, Section 718.503(2)(a) entitles a buyer under contract, at the seller's expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, an annual financial statement and annual budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report for a turnover inspection performed on or after July 1, 2023, and the association's Frequently Asked Questions and Answers document. Paragraph (b) adds a governance form. Ask for the packet before you sign rather than after.

Questions buyers ask about the Aria on the Bay condominium association

Where Miami Condo HQ fits

Miami Condo HQ is published by Eltherion, LLC, a research publisher with no live Miami MLS feed, so this guide quotes no Miami prices, association fees or availability. It is not the association or its manager and cannot supply its records. Neighborhood context is at /neighborhoods/edgewater, and the general method for finding any association's legal name, manager and records is at /blog/find-miami-condo-association-legal-name-manager-records.