Florida's condo register does not name property managers, so the public answer comes from each association's Sunbiz filing. As of November 10, 2026, only one of 12 Bal Harbour associations we checked, Harbour House, sends its mail to an outside firm. In Bay Harbor Islands, eight filings name a firm, and each needs confirming with the association.
This guide reads our association register against live Sunbiz records and DBPR's licensee search on November 10, 2026. Eltherion, LLC publishes Miami Condo HQ as research. It does not rank or review management firms, is not any association's agent and cannot pass requests to a manager. The general method for any association is in /blog/find-miami-condo-association-legal-name-manager-records; this post applies it to two neighboring towns.
What the state register leaves out
DBPR's register lists each condominium's project number, unit count and managing entity. The managing entity is the association itself, not the company it hires. Our Bal Harbour hub at /condo-associations/in/bal-harbour lists 16 condominiums of 20 or more units with 3,050 units between them, and the hub at /condo-associations/in/bay-harbor-islands lists 38 with 1,765 units. None of those rows names a manager.
The useful lines sit in Sunbiz, where each association files an annual report with a principal address, a mailing address, a registered agent and its officers. When a board routes its mail through a management company, the mailing line often reads in care of that firm. That line is something the association filed, not a contract, so treat it as a lead to confirm.
Bal Harbour towers that file from their own address
We read the live Sunbiz record for all 12 Bal Harbour associations our register matches to a corporation. Ten active associations list the building itself as both principal and mailing address, among them Bal Harbour 101, The Balmoral, Kenilworth, Oceana Bal Harbour, The Palace, Tiffany of Bal Harbour and Bal Harbour Tower. Bellini's filing names an office at 10225 Collins Avenue. Bal Harbour Center, which our register matches to /buildings/st-regis-bal-harbour, and Bal Harbour North South both file from 9703 Collins Avenue.
A filing at the building's address tells you where to ask, not who manages. The board may employ staff directly or contract a firm that never appears on Sunbiz. For these buildings the answer comes from the association or its management agreement. Our 9999 Collins profile is at /blog/bal-harbour-tower-condominium-association-guide, and the village overview is at /blog/bal-harbour-condo-guide.
The 12th record is a caution. The corporation our register links to Plaza of Bal Harbour at 10185 Collins Avenue shows as inactive, with its last annual report filed in 1983, so confirm which entity runs that building before sending anything. Four more registered condominiums, including Residences at One Bal Harbour and The Majestic Tower, have no Sunbiz match in our data; search them by name.
Harbour House, the one outside address
Harbour House (Bal Harbour) Condominium Association, the largest Bal Harbour association on the register at 451 units, lists its principal address as a management office at 10275 Collins Avenue. Its mailing address, changed December 30, 2025, reads in care of KWPMC at 8200 NW 33rd Street, Suite 300, Miami.
DBPR's licensee search on November 10, 2026 shows a community association management firm, KW Property Management & Consulting, license CAB3320, current through September 30, 2027, at that same street address. The filing uses only the abbreviation, so ask the office to confirm the firm by name. The register page is /condo-associations/harbour-house-pr71588.
Bay Harbor Islands filings that point to a firm
Bay Harbor Islands filings name outside firms far more often. Our register matches 19 of its 38 condominiums to a Sunbiz record. In the Division of Corporations' quarterly file dated October 7, 2026, eight of those name a management company in a mailing, agent or officer line, and we rechecked all eight live on November 10.
Bay Harbor Island Manor at 9660 West Bay Harbor Drive lists its mailing address in care of Trident Management at 800 West Avenue in Miami Beach, changed February 3, 2026, and names Trident Management as registered agent. Carroll Walk at 9751 East Bay Harbor Drive has used the same West Avenue suite as its mailing address, with Trident as agent, since April 26, 2023. DBPR shows Trident Management as a firm, license CAB4927, current through September 30, 2027. The register page is /condo-associations/bay-harbor-island-manor-pr1s018372.
Island Place at Bay Harbor's mailing address, changed May 1, 2026, is in care of Franmar Management Services, also its registered agent; DBPR lists Franmar Management Services Inc as a current firm, CAB2339. Northern Star's mailing line has read in care of PMI Sunshine State at 1111 Lincoln Road since February 5, 2024, and DBPR lists PMI Sunshine State as a current firm, CAB6038. Bay Harborview's has read in care of Miami Management, LLC since November 6, 2023; DBPR's current firm at that street address is licensed as Miami Management Inc, CAB3560, so the names do not match exactly.
Lines that disagree or have gone stale
Bay Harbor Club shows why a filing is only a starting point. Its mailing address, changed April 10, 2026, is in care of PMI Sunshine State, while the officers on the same record are each listed in care of Allied Property Group, which DBPR lists as a current firm, CAB3020. Only the association can say which is current. Its page is /condo-associations/bay-harbor-club-condo-pr75833.
Ten Thousand Plaza's mailing line, changed November 15, 2024, is in care of Stroemer & Company LLC in Pembroke Pines. A DBPR name search of community association licensees returned a course-provider license for Stroemer & Company, LLC, not a firm license under that name, which may mean the management business is licensed under another name. 9300 Harbor Terrace's line, in care of Quality Association Managers, has not changed since April 15, 2009, and the same search returned no licensee under that name. A mailing line that old is not evidence of a current manager.
Confirming the manager for one unit
Ask the board or front desk for the management company's name, then look it up in DBPR's licensee search under Community Association Managers and Firms. Section 468.432(1) bars anyone from managing a community association without a license, subject to exceptions, and section 468.431(2) applies that to paid work for associations with more than 10 units or budgets over $100,000. Firm licenses expire on September 30 of odd-numbered years under section 468.432(2)(d), which is why every current firm above shows 2027.
The firmest answer is the contract. Section 718.111(12)(a)9 makes a current copy of any management agreement an official record, and section 718.111(12)(c) requires records to be made available to an owner within 10 working days of a written request. Buyers should ask the seller to request it, and renters should ask the unit owner. The town guides at /neighborhoods/bal-harbour and /neighborhoods/bay-harbor-islands cover the places themselves.
Questions owners and renters ask about Bal Harbour and Bay Harbor property management
Who is the property manager for my Bal Harbour condo building?
Florida's condo register does not say, and as of November 10, 2026 only Harbour House's Sunbiz filing points to an outside firm, so ask the building office or board for the company's name and check its license in DBPR's licensee search.
Does the Sunbiz registered agent manage the building?
Not necessarily; the registered agent receives legal papers, and in Bal Harbour and Bay Harbor Islands most listed agents are law firms, corporate-service companies or individuals, though a few associations name their management company as agent.
How do I get a copy of a Florida condo association's management contract?
Section 718.111(12)(a)9 of the Florida Statutes makes a current copy of any management agreement an official record of the association, so a unit owner can request it in writing, and buyers or renters should ask the owner to make the request.
Why does one association's filing name two management companies?
Mailing addresses and officer addresses are separate lines in a Sunbiz annual report, so a record can carry one firm on one line and another firm elsewhere, as Bay Harbor Club's does, and only the association can confirm which is current.
Does Miami Condo HQ recommend a Bal Harbour property management company?
No; Eltherion, LLC publishes research, does not rank or review management firms and is not affiliated with any association or manager named in public filings.
What this check does not cover
Sunbiz lines change whenever an association files, so recheck the live record before relying on any name here. Miami Condo HQ has no live MLS feed for this market, so this guide quotes no prices, fees or availability; /condos-for-sale shows sample listings only.
Sources and review scope
Sources checked 2026-11-10. The notes identify which facts each publication supports.
- Florida DBPR, Division of Florida Condominiums, Timeshares and Mobile Homes — condominium public records, Dade and Monroe Counties (Condo_MD.csv, as imported into the Miami Condo HQ association register, checked September 27, 2026)
Register hubs: 16 Bal Harbour condominiums of 20 or more units totaling 3,050 units and 38 Bay Harbor Islands condominiums totaling 1,765 units; each row lists project number, units and managing entity (the association), with no management company field. Harbour House: 451 units, managing entity MA66517.
- Florida Department of State, Division of Corporations — Quarterly Corporate Filings (cordata.zip, file date October 7, 2026)
Sunbiz matches in our register: 12 of 16 Bal Harbour condominiums and 19 of 38 Bay Harbor Islands condominiums; eight Bay Harbor Islands records name a management company in a mailing, registered agent or officer line, the other eleven do not.
- Florida Department of State, Division of Corporations — Sunbiz detail by document number for 741543, N11000011708, N11000009544, N22346, N03000010978, N06000010360, 734416, N13000010101, 761071, N94000003411, 743679 and 754987 (Bal Harbour associations, read November 10, 2026)
Ten active Bal Harbour associations list the building as principal and mailing address (Bellini with an office line at 10225 Collins Ave; Bal Harbour Center and Bal Harbour North South at 9703 Collins Ave). Harbour House (N06000010360): principal address 10275 Collins Ave, Mgmt Office; mailing address C/0 KWPMC, 8200 NW 33 St Suite 300, Miami, changed 12/30/2025. Plaza of Bal Harbour (761071): inactive, last annual report 1983.
- Florida Department of State, Division of Corporations — Sunbiz detail by document number for 724463, N03000000695, N01000003708, N05000001366, N44109, N13000009433, 739596 and 755874 (Bay Harbor Islands associations, read November 10, 2026)
Bay Harbor Island Manor: mailing c/o Trident Management, 800 West Avenue Suite C-1, Miami Beach, changed 02/03/2026, registered agent Trident Management. Carroll Walk: mailing 800 West Avenue #C-1 and agent Trident Management, changed 04/26/2023. Island Place at Bay Harbor: mailing c/o Franmar Management Services, Inc., changed 05/01/2026, agent Franmar. Northern Star: mailing c/o PMI Sunshine State, changed 02/05/2024. Bay Harborview: mailing c/o Miami Management, LLC, changed 11/06/2023. Bay Harbor Club: mailing c/o PMI Sunshine State, changed 04/10/2026, officers c/o Allied Property Group, latest amended annual report 07/07/2026. Ten Thousand Plaza: mailing c/o Stroemer & Company LLC, Pembroke Pines, changed 11/15/2024. 9300 Harbor Terrace: mailing c/o Quality Association Managers, changed 04/15/2009.
- Florida DBPR — Licensee Search, Community Association Managers and Firms (name searches, data current as of November 10, 2026)
CAM firms, all Current through 09/30/2027: Trident Management (CAB4927, 800 West Ave, Miami Beach); Franmar Management Services Inc (CAB2339); PMI Sunshine State (CAB6038, 1111 Lincoln Rd Suite 500); Miami Management Inc (CAB3560, 14275 SW 142 Ave); Allied Property Group Inc (CAB3020); KW Property Management & Consulting (CAB3320, 8200 NW 33rd Street Suite 300, Miami). Stroemer & Company, LLC returned only a CAM course provider license (PVD149); Quality Association Managers returned no records.
- The Florida Legislature — 2026 Florida Statutes, Section 468.432 (Licensure of community association managers and community association management firms; exceptions)
468.432(1): a person shall not manage a community association in this state unless licensed under the part, subject to exceptions; 468.432(2)(d): community association management firm licenses expire on September 30 of odd-numbered years and are renewed every 2 years.
- The Florida Legislature — 2026 Florida Statutes, Section 468.431 (Definitions)
468.431(2): community association management covers listed practices done for remuneration when the associations served contain more than 10 units or have an annual budget in excess of $100,000, including preparing budgets, collecting amounts due and responding to estoppel certificate requests.
- The Florida Legislature — 2026 Florida Statutes, Section 718.111 (The association)
718.111(12)(a)9: a current copy of any management agreement, lease or other contract to which the association is a party is an official record; 718.111(12)(c): records must be made available to a unit owner within 10 working days after receipt of a written request.
Written by
Publisher and editor, Miami Condo HQ
Miami Condo HQ is published by Eltherion, LLC. This article is not reviewed by a licensed real estate agent or broker and is not professional advice.
