Portofino Tower Miami Beach: The Condo Association, Its Records and the Building

The Portofino Tower condo association is Portofino Tower Condo Assn Inc, DBPR managing-entity number MA00021435. Florida's condominium file, downloaded October 13, 2026, lists it for Portofino Tower, A Condo, project PR1U023100: 228 units at 300 South Pointe Drive, Miami Beach, with the association's address given as the management office at the same street address.

What the state record shows, and what it leaves out

The Division of Florida Condominiums, Timeshares and Mobile Homes publishes a condominium file for Dade and Monroe Counties. The Portofino Tower row shows the condominium as approved and recorded, with a recorded date of October 29, 1996 and 228 units. That legal name, Portofino Tower Condo Assn Inc, is the one to put on a records request or an estoppel request.

The row identifies the association; it says nothing about the budget, board, rules or management company. For the corporation's current status and officers, search the legal name on Sunbiz, the Florida Division of Corporations site. Our profile at /buildings/portofino-tower places the DBPR record beside a Miami-Dade County address check for 300 S Pointe Dr, and the lookup for other Miami-Dade condominiums is at /condo-associations.

The tower as its architect records it

Sieger Suarez Architects lists Portofino Tower as a Miami Beach residential project built in 1998, with 45 floors, a height of 480 feet or 146 meters, 228 units and a site of 1.4 acres. The unit count matches the state file, which works out to about five residences a floor on average; the recorded declaration governs what exists on any given level.

Keep two dates apart. October 29, 1996 is the condominium's recorded date in the DBPR file, a filing milestone, and 1998 is the architect's build year. Neither is the certificate of occupancy, which drives inspection deadlines.

Five condominiums carry the Portofino name

Searches for Portofino towers in Miami Beach turn up several buildings because the state file lists five Miami-Dade condominiums with Portofino in the name, each with its own association. Portofino Tower is the 228-unit building at 300 South Pointe Drive. Murano at Portofino Condo, at 1000 South Pointe Drive, has 189 units and a recorded date of January 11, 2002. Murano Grande at Portofino, A Condo, has 270 units and a recorded date of March 31, 2003. Yacht Club at Portofino Condo, at 90 Alton Road, has 361 units and a recorded date of September 16, 1999. Portofino Condo is a six-unit building at 3159 Mary Street in Coconut Grove.

Budgets, estoppel certificates and insurance certificates for one of these say nothing about another, so check the condominium name and project number on every document you receive. Murano at Portofino has its own profile at /buildings/murano, Murano Grande is at /buildings/murano-grande with a longer guide at /blog/murano-grande-guide, and Yacht Club at Portofino does not have a profile on this site.

A master association may sit above the building

A public website operated by KW Property Management welcomes visitors to the Portofino South Pointe Master Association, and it says KW, as agent for that association, processes all of its estoppel and questionnaire requests through HomeWiseDocs. Our records do not show which buildings belong to it, so do not assume either way.

Florida's estoppel rules settle it. Section 718.116(8) of the Florida Statutes requires the condominium association to issue an estoppel certificate within 10 business days after a written or electronic request from the owner, a mortgagee or their designee. The statutory form asks the association to list all other associations of which the unit is a member, with contact information. If a master association appears on that list, request its documents and its own estoppel as well, and ask whether its charges are billed separately from the condominium's.

Under section 718.116(8)(b), a certificate delivered by hand or electronically is effective for 30 days, and one sent by regular mail for 35, so order it with the closing date in mind.

Records an owner and a buyer can get

Section 718.111(12)(g) covers an association managing a condominium with 25 or more units that contains no timeshare units. It must post specified official records on a website or app, generally within 30 days after receiving or creating them, in a section open only to owners and association employees, and give an owner who asks in writing a username and password. At 228 units, Portofino Tower is far above the threshold.

A buyer is not yet an owner. Section 718.503(2)(a) instead entitles a prospective purchaser 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 inspector-prepared summary of the milestone inspection report if applicable, the most recent structural integrity reserve study or a statement that none has been completed, and the Frequently Asked Questions and Answers document. Paragraph (b) adds a governance form, and /research/condo-document-checklist covers what to ask for beyond that packet.

When the milestone inspection clock runs

Section 553.899(3)(a) requires a milestone inspection of a residential condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years of age, counted from the date its certificate of occupancy was issued, and every 10 years after that. If Portofino Tower's certificate dates from 1998, the architect's build year, the 30-year mark would fall in 2028. Paragraph (b) lets the local enforcement agency require the inspection at 25 years when local circumstances, including proximity to salt water, call for it; on the same assumption, that would have been 2023.

We have not seen the tower's certificate of occupancy or any city notice, so we do not know which deadline applies or whether an inspection is done. Ask the association for the certificate date, the city's notice, any inspection report and the structural integrity reserve study. Our explainer is at /blog/miami-condo-milestone-inspection-sirs.

Short-term rentals: on the city's list, still the association's call

Miami Beach treats stays of less than six months and one day as vacation or short-term rentals and prohibits them in all single-family homes and in many multifamily buildings in certain zoning districts. The city publishes a list of apartment buildings authorized for short-term rental, and the version we downloaded on October 13, 2026 includes 300 S Pointe Dr as entry 376, in the RPS-4 district.

A building on that list is not a promise about any unit. The city's requirements for a short-term rental business tax receipt include a letter from the association, dated within the last 60 days, confirming that short-term rental is allowed for the specific unit, and a written acknowledgment that the use could cost the owner the homestead exemption. Get the association's answer in writing before counting on rental income.

Questions buyers ask about the Portofino Tower condo association

Where this guide stops

Miami Condo HQ is published by Eltherion, LLC, a research publisher, not the association or its manager, and cannot supply records or estoppel certificates. For the surrounding blocks, see /neighborhoods/south-of-fifth and /blog/south-of-fifth-vs-south-beach-condos. The general method for finding any building's association, manager and records is at /blog/find-miami-condo-association-legal-name-manager-records.