18550 NE 23rd Ct # 304, Miami FL 33180 | Miami-Dade County | A12011227
- $468,950
- Condominium
- 0
- 1
- 1
- Sq Ft
- $468,950
Description
Welcome to Canal West Aventura, an exclusive 34-unit boutique luxury condominium beautifully situated along the scenic Oleta River in Miami-Dade’s vibrant West Aventura district. This 473 SF studio residence features a premium Ornare kitchen and a convenient in-unit washer and dryer. Residents enjoy exceptional amenities, including exclusive riverfront access, a riverside pool, fitness center, and a rooftop patio with luxurious hot tubs, grilling stations, and valet parking. Ideally located near Aventura Mall, the Brightline station, restaurants, cafés, and Greynolds Park. Estimated completion: Q4 2027. Short-term rental friendly. Limited availability – reserve now.
Property Overview
This is a -bedroom, 1-bath condominium of about square feet at 18550 NE 23rd Ct # 304, Miami FL 33180 (Miami 33180), listed at $468,950.
Monthly Costs, Stated Plainly
The monthly HOA fee is $818.
The tax of record is $18,033 (2025). As an ESTIMATE ONLY — Florida reassesses at sale — at this price and a Miami-Dade rate near 2.0%: without homestead, about $9,380/yr (≈ $782/mo); with the homestead exemption on a primary residence, about $8,380/yr (≈ $698/mo). Confirm with the Miami-Dade Property Appraiser and a tax professional — these are estimates, not quotes.
Frequently Asked Questions
What is the list price, and what typically conveys with a home like this?
The list price for 18550 NE 23rd Ct # 304 is $468,950. Fixtures and built-in appliances generally convey with the home, but the MLS record does not state if the unit is furnished; you must confirm which specific items convey.
Shared community amenities include the pool, exercise room, and elevators, which are separate from the property's conveyed assets. Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these details.
Where exactly is it, and what should I know about the location?
The property is located at 18550 NE 23rd Ct # 304, Miami FL 33180, situated within the coastal corridor. This unit is listed at $468,950.
Contact Christopher Lazaro, Miami Real Estate Advisor, to verify location details.
What are the HOA / association fees, and what do they cover?
The monthly HOA fee is $818. This payment covers the building exterior, elevator, security, sewer, and trash removal.
This community is subject to city ordinances found at https://library.municode.com/fl/miami/codes/code_of_ordinances. Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these details.
What are the property taxes and homestead implications?
The tax of record is $18,033 (2025). As an ESTIMATE ONLY, Florida reassesses at sale; at this price and a Miami-Dade rate near 2.0%, the cost is about $9,380/yr (≈ $782/mo) without homestead, or about $8,380/yr (≈ $698/mo) with the homestead exemption on a primary residence. Florida's homestead exemption lowers taxable value only for a primary residence.
Confirm with the Miami-Dade Property Appraiser and a tax professional, as these are estimates, not quotes. Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these figures.
Is the home in a flood zone, and what does that mean?
Flood zones identify areas prone to flooding, which you can understand through FEMA definitions. Lenders often require flood insurance for properties located in high-risk zones. View the FEMA flood map for this address to see the specific designation for this unit.
Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these details.
Are pets allowed?
Pets are allowed, with restrictions (or possible restrictions) according to the MLS record. We will pull the association's exact current pet rules for this unit on request. Separate federal accommodation rules can apply if a documented service animal or ESA is involved.
Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these terms.
How is the price set and is there room to negotiate?
Miami-Dade condos have recently been closing at 94% of list, about 64 days on market (MIAMI REALTORS®, May 2026). The $468,950 list price for 18550 NE 23rd Ct # 304 is derived from a CMA focusing on the building and its vicinity.
I provide a Miami-specific CMA to buyers before they set an offer to ensure the price is grounded. Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these figures.
What financing step do you recommend before touring?
Secure a pre-approval before touring 18550 NE 23rd Ct # 304. You should seek the advice of a Florida Licensed Mortgage Loan Officer to establish your budget for this $468,950 listing.
Contact Christopher Lazaro, Miami Real Estate Advisor, to verify these details.
Monthly Fees & Carrying Costs
| Association Fee | $9,822 / year ($819/mo) |
| Total Monthly Fees | $819 / month |
- Membership Required: No
- Application Fee: $150 (one-time)
Have a question about this Miami listing?
Talk directly with Christopher Lazaro, your Miami real estate advisor. No pressure — real answers.
Address
Open on Google Maps-
Address: 23rd Ct
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City: Miami
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State/county: Miami-Dade County
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Zip/Postal Code: 33180
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Area: CANAL BY IQ
Details
Updated on August 17, 2026 at 3:50 am-
Property ID A12011227
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Price $468,950
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Bedroom 0
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Room 0
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Bathroom 1
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Garage 1
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Year Built 2026
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Type Condominium
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Property Status Active, Residential
Additional details
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Flooring Concrete
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Waterfront Features Canal Front
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Bedroom Features Studio
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Cooling Central Air
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Association Type Condo
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Building CANAL BY IQ
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Association Fee Frequency Annually
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Area Canal By Iq
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Annual Tax 18033
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Association Yes
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Elementary School Ojus
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Private Pool No
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Listing Terms All Cash, Conventional
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Waterfront Yes
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Full Bathrooms 1
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Subdivision CANAL BY IQ
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Total Stories 6
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Restrictions See Broker Remarks
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Maintenance Includes Building Exterior, Elevator, Security, Sewer, Trash Removal
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Amenities Elevator(s), Exercise Room, Pool
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Parking 1 Space, Covered, Valet, Limited # Of Vehicle
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Heating Central
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Structure Type Condo 5+ Stories, Condo
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Tax Year 2025
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Construction CBS Construction
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Building Area 0
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Covered Spaces 1
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Middle School Hidden Oaks
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Unit Floor 2
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View Canal, Other View
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Year Built Details Under Construction
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High School Michael Krop
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Pets Allowed Yes
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Attached Yes
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Unit Number 304
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Inclusions Dock Available,Other, Dock Available
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Flood Zone AE
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Patio / Porch Deck
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New Construction No
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Garage Spaces 1
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Style Condo 5+ Stories
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Association Fee 9822
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Lot Size (Sq Ft) 0
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Membership Purchase Required No
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