The Grand Condominium in Miami: Association, Address and Records

The Grand condominium in Miami is the 810-unit condominium at 1717 North Bayshore Drive, DBPR project PR1S003638, with a recorded date of June 9, 1986. Florida's condominium file, downloaded November 2, 2026, lists its association as Grand Condo Assn Inc, managing-entity number MA00012013. County parcel records describe it as The Grand, formerly known as Venetia.

Which Grand the records mean

Several South Florida condominiums have Grand in the name, so start with the project number. In the state file, the only Miami-Dade condominium filed simply as "GRAND, THE" is project PR1S003638 at 1717 N Bayshore Dr, Miami, FL 33132. The others carry longer names: The Grand Venetian at 10 Venetian Way in Miami Beach with 125 units, Grandview Palace at 7601 East Treasure Drive in North Bay Village with 506, Grand Bay Residences at 445 Grand Bay Drive on Key Biscayne with 138, Douglas Grand at 50 Menores Avenue in Coral Gables with 159, and Doral Grand and Grand at Doral I, both in ZIP code 33178.

Each has its own association, so a document that does not show PR1S003638 or MA00012013 belongs to a different building. By registered units, The Grand is the third-largest condominium with a Miami address in the state file, behind Village of Kings Creek at 1,067 units and 3401 Midtown at 930. Its state record is summarized at /condo-associations/the-grand-pr1s003638, and every Miami entry is listed at /condo-associations/in/miami.

The legal name and the care-of address

The state spells the association "GRAND CONDO ASSN INC", which our register renders as Grand Condominium Association, Inc. Put the managing-entity number on any written request.

The DBPR row does not send association mail to the building. It lists the managing entity's address in care of Eisinger, Brown, Lewis, Frankel, a name the file cuts off, at 4000 Hollywood Boulevard, Hollywood, FL 33021. That does not tell you who runs the building day to day, so ask the board for the current management company and its estoppel contact. For the corporation's status, registered agent and officers, search the legal name on Sunbiz, the Division of Corporations site.

Why county records still say Venetia

Miami-Dade County's condominium parcel layer, which we queried on November 2, 2026, returns a parent record, folio 01-3231-048-0001, whose legal description begins "THE GRAND F/K/A VENETIA OMNI INTERNATIONAL." It places the land in a portion of Tract B of the Omni International plat, Plat Book 102, Page 3, and adds an easement lying between elevations of 1.96 feet and 150 feet. The unit records cite the declaration at Official Records Book 12917, Page 280, followed by a name-change amendment at Official Records Book 14490, Page 266. Eighty-five of them still open with "VENETIA CONDO" rather than The Grand.

That history sets a trap. A separate condominium, Venetia, A Condo, project PR1V023174, sits at 555 NE 15th Street with 341 units, a recorded date of February 17, 1995, and its own association, Venetia Condo Assoc., Inc. Its entry is at /condo-associations/venetia-pr1v023174. If a title report, insurance document or old listing says Venetia, check whether the address is 1717 North Bayshore Drive or 555 NE 15th Street before you file it under The Grand. Ask the association what the elevation easement covers, too.

810 units on the state file, 1,187 county records

DBPR counts 810 units. The county layer returned 1,187 unit records under the parent folio, and their labels suggest why the totals differ. There are 715 records in an A series running from the 10th floor to the 42nd, and 70 in B, C and D series labeled as penthouses on floors 39 through 41. The rest carry other prefixes: 152 CA records, 141 R records, 102 CB records, including units labeled Plaza, Mezz, Gallery and Valet Garage, six CC records and a single Parking Unit. Sixteen records each cover two or three unit numbers.

The county file does not say which of these the state counts, and we have not read the declaration, so we cannot say what the CA, R or CB designations are. Before relying on any count, ask the association for the declaration's unit schedule and which unit types are assessed under which budget.

How the 1986 declaration divides costs

Section 718.115(2) of the Florida Statutes says common expenses are collected in the proportions or percentages the declaration provides. Section 718.104(4)(f) ties shares to square footage or equal fractions only for residential condominiums created after April 1, 1992, and under section 718.104(2) a condominium is created when its declaration is recorded. The Grand's declaration dates from 1986, so its own percentages govern.

The county records show those percentages. Of 646 single-unit A-series records, 607 carry an undivided interest between 0.078 and 0.14 percent of the common elements, and values such as 0.0785782 and 0.1388901 each appear on 29 records, consistent with one share per line repeated floor over floor. A unit at 0.1388901 percent pays about 1.8 times the share of one at 0.0785782 percent, whatever the budget total is. The 152 CA records each carry 0.0377282 percent, the R records range from 0.0046496 to 0.0397208 percent, and the Parking Unit carries 0.7976698 percent. Some A-series records show values about ten times smaller than that range, such as 0.01136494, so check your unit's figure against the recorded exhibit rather than the county summary.

Neighbors on North Bayshore Drive

The nearest large condominiums by house number are Opera Tower at 1750 with 635 units, Aria on the Bay at 1770 with 648, 1800 Club at 1830 with 469, and the two Quantum on the Bay condominiums at 1900 with 454 and 244. Every one was recorded at least 21 years after The Grand, which matters when comparing inspection cycles. Our directory places Opera Tower and Aria in Edgewater; their profiles are at /buildings/opera-tower and /buildings/aria-on-the-bay, and the neighborhood guide is at /neighborhoods/edgewater.

Inspection dates and the documents to request

Section 553.899(3)(a) requires a milestone inspection of a residential condominium building three or more habitable stories tall by December 31 of the year it reaches 30 years from its certificate of occupancy, then every 10 years. A building that reached 30 before July 1, 2022 needed its initial inspection before December 31, 2024. The county lists 1986 as the year built on 1,185 of The Grand's unit records; if the certificate of occupancy dates from that year, the building falls in that group. We have not seen the certificate, an inspection report or a structural integrity reserve study, so ask for all three. Our explainer is at /blog/miami-condo-milestone-inspection-sirs.

At 810 units, the association is far above the 25-unit threshold in section 718.111(12)(g)1., which requires an association without timeshare units to post specified records on a website or app, generally within 30 days of receiving or creating them. Section 718.503(2)(a) entitles a buyer under contract, at the seller's expense, to the declaration, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, and the latest structural integrity reserve study or a statement that none exists, among other items. Under section 718.116(8), the association must issue an estoppel certificate within 10 business days of a written or electronic request from an owner, a mortgagee or their designee. Our checklist is at /research/condo-document-checklist.

Questions buyers and owners ask about The Grand condominium

Limits of this guide

Miami Condo HQ is published by Eltherion, LLC, a research publisher with no live Miami MLS feed, so this guide quotes no prices, association fees or availability. It is not the association or its manager and cannot supply records, questionnaires or estoppel certificates. The general method for tracing any building's association is at /condo-associations.