Edgewater · Miami

Aria on the Bay · 488 NE 18th St, Edgewater Miami

A 50-plus-floor bayfront tower at the southern edge of Edgewater, Aria on the Bay opened in 2018 at 488 NE 18th St. Here are the verified building facts and the key questions to ask before you buy.

Aria on the Bay is a luxury condominium tower on Miami’s Edgewater waterfront at 488 NE 18th St, ZIP 33132. Miami-Dade County records identify the property as ARIA ON THE BAY CONDO (Declaration of Condominium: Official Records Book 29469, Page 3919). The building opened in 2018 and rises more than 50 floors above Biscayne Bay.

How many units does Aria on the Bay have?

Miami-Dade Property Appraiser records list 652 total folios for ARIA ON THE BAY CONDO. This count encompasses all separately assessed parcels: residential units, parking spaces, cabana units, and commercial units (CU-01 through CU-03). The number of residential-only units is lower than 652. Buyers who need a precise residential unit count should request it from the condominium association, which maintains official records breaking out unit types.

How tall is Aria on the Bay?

Miami-Dade PA records include unit numbers reaching 5003 (identified as PH03), indicating at least 50 residential floors plus penthouse levels. The exact total floor count was not confirmed from a reachable secondary source during this research cycle.

Residence sizes

One confirmed example from Miami-Dade PA records:

• Unit 300: 1,564 sq ft · 3 bedrooms · 3 bathrooms

This is a single data point from the third floor. Floor plan configurations across the full building — including one-bedroom, two-bedroom, and penthouse residences — were not available from a reachable source during this research cycle. Buyers should request the current floor plan catalog from the association or a listing agent with direct building access.

Amenities

Aria on the Bay’s amenity list was not independently confirmed from a reachable secondary source during this research cycle. The building’s 2018 construction vintage and waterfront positioning are consistent with the full-service amenity packages common to Edgewater luxury towers of that era.

Buyers should request from the association:

• The current rules and regulations
• A complete list of common area amenities and hours
• Which amenities require reservation or carry separate fees
• Parking allocation per unit

Commercial component

Aria on the Bay includes commercial units CU-01 through CU-03 in Miami-Dade PA records. Buyers purchasing residential units should review the declaration for any provisions governing commercial tenant activity, noise, shared access, or use restrictions. Commercial tenancy can affect building character and HOA budget in ways that pure residential condominiums do not.

Leasing, dues, and pets

Leasing rules: Leasing minimum and maximum leases per year were not confirmed from a reachable source during this research cycle. Verify directly with the Aria on the Bay condominium association before purchasing.

Association dues: Monthly dues by unit type were not available from a reachable source during this research cycle. Request the current budget, reserve study, and dues schedule from the seller before contracting.

Pets: Pet policy not confirmed. Verify with the association.

Milestone inspection and structural reserves

Florida’s Milestone Inspection Law and Structural Integrity Reserve Study requirements apply to this building. Aria on the Bay was built in 2018 and will reach the 25-year milestone inspection threshold in 2043. SIRS requirements apply now for buildings three or more stories.

Before contracting, request:

1. The most recent Structural Integrity Reserve Study
2. The current reserve account funding level
3. Any outstanding special assessments
4. Board meeting minutes from the past 24 months

Honest trade-offs

In Aria’s favor: Bayfront Biscayne Bay location with water views; 2018 construction; 50-plus floors with penthouse residences; building scale (600-plus total folios) consistent with full-service amenity infrastructure; proximity to the Design District, Wynwood, and downtown Miami.

Worth examining before you buy: Developer and architect were not confirmed from reachable sources during this research cycle — buyers should verify independently. The 652 PA folio count includes non-residential parcels; the true residential unit count requires direct confirmation from the association. The ZIP code (33132) places the building at the southern edge of Edgewater, at the boundary with the Omni/Park West corridor, which is developing at a different pace and character from the core Edgewater waterfront north of NE 20th St. Published asking price data for Aria was excluded from this page because available market data could not be validated to the standard required for publication. Buyers should request current pricing and sold comparable data from a licensed professional with active MLS access.

FAQ

Current availability

For current listings at Aria on the Bay, contact a licensed Florida real estate professional. Real Estate by Fania · NB Elite Realty · Get in touch

Facts sourced from Miami-Dade Property Appraiser public records, retrieved September 2026. Folio count, year built, and declaration references reflect PA database records at time of retrieval. Developer, architect, amenities, leasing rules, pet policy, and dues were not confirmed from reachable secondary sources during this research cycle — verify with the condominium association before contracting. Published asking price data was excluded due to data quality concerns. This page does not constitute legal or financial advice.

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