Edgewater · Miami

Bay House Condos — 600 NE 27th St, Edgewater Miami

Bay House condos at 600 NE 27th Street, Edgewater: what the Miami-Dade record actually shows, why the published lease minimum for this building is contradicted four different ways, and the documents to demand before you offer. The tower is recorded as BAY HOUSE MIAMI CONDO — that is the name you need to pull the folio, the deeds or the declaration yourself.

One point of confusion to clear immediately: Bay House is not Icon Bay. Those are two different Edgewater towers at two different addresses, and they get mixed up constantly in search results and in casual conversation. This page is about 600 NE 27th Street.

The architect question

Most building pages will give you a confident name here. I am not going to, because the sources do not support one. Melo Group's own project page for this building names no architect at all. The project site credits NC Studio for architecture, interiors, lighting and furniture — but NC Studio's own portfolio does not list Bay House among its work. Broker pages variously credit Carlos Melo, who does hold an architecture degree but is not credited as this building's architect by any primary source, and one listing portal credits a firm that appears nowhere else.

Three names, no agreement, and the developer silent. If the architect matters to you, that is a question for the association's records, not for a website. The interiors are most likely NC Studio's, on the strength of the project site, but I would not state it as fact.

Height and unit count

Storeys. Melo Group publishes 36, and The Real Deal has reported 36. The Council on Tall Buildings publishes 38, along with a height of 110 metres and 276 parking spaces. The county's residence numbering runs to 3605 with penthouse and lower-penthouse levels above, which is consistent with 36 numbered residential floors inside a 38-level structure. Both figures are defensible; they are measuring different things.

Residences. The developer and The Real Deal both say 164. The Council on Tall Buildings says 165. The Miami-Dade Property Appraiser returns 165 active unit folios at this address plus one reference-only master folio. On the weight of the county record I would work from 165, while noting that not every folio is necessarily residential.

What the developer states about the building

From Melo Group and the project's own materials: a 20,000 square foot resort deck with a swimming pool and spa, a hammock garden, a summer kitchen, a fire pit and cabanas; a gym; social, business and media rooms; WiFi throughout the common areas; private and semi-private elevator entry; seven-foot-deep terraces; and floor-to-ceiling glass.

Broker pages additionally list a children's playroom, 24-hour valet, 24-hour attended security, a club room, a yoga studio and storage. I could not confirm any of those from the developer, so treat them as claims to verify at the showing rather than as features you are buying.

Residence sizes and layouts

The developer publishes bedroom counts but not square footage: "expansive 2 and 3 bedroom floor plans" with den options, plus five ground-level townhouses numbered TH101 to TH105 and penthouse and lower-penthouse levels at the top.

Square footage is where this building's public information falls apart. The original sales brokerage published 1,601 to 1,725 square feet interior. Other broker sites publish 1,432 to 2,572, or 1,601 to 2,766, or 1,168 to 2,572. Individual county records show real units at 1,435 and 1,547 square feet, which rules out the 1,601 floor. There is no developer-published range, and four widely-repeated ranges contradict each other and the county roll.

The only number that means anything is the living area on the specific unit's folio. Expect it to read lower than the listing figure — the Property Appraiser measures heated living area, while marketing square footage generally includes the terrace, and on a building advertising seven-foot-deep patios that gap is substantial.

Leasing: the number everyone quotes, and nobody agrees on

If you are buying here to rent the unit out, read this part twice.

Neither Melo Group, nor the project site, nor the association publishes a leasing policy — the association's documents sit behind a resident login. Every number in circulation comes from a weak source, and they do not agree with one another. Two current listings for units in this same building carry different minimums in the same MLS field: one says 90 days with two leases a year, the other says 180 days. A broker site publishes "6 months minimum, twice a year". Another states flatly that no lease may be shorter than one year.

Those cannot all be true. Each of them looks authoritative in isolation, which is exactly the problem — an investor who reads one page and builds a model on it has a one-in-four chance of being right. No source states that short-term rental is permitted, and Bay House does not appear on the circulating lists of Miami buildings that allow it, but that is absence of evidence rather than a published rule.

The binding answer is in the recorded declaration at Official Records Book 29592, Page 4053, and in the association's current rules and any amendments. Ask for both before you write an offer that depends on a lease term. I will pull them for a client on request.

Dues, pets and what you are entitled to see

The association does not publish its budget, so no reliable public dues figure exists for this building. Under Florida Statute 718.503 a buyer may demand the current budget, the financial statements and the reserve schedule before closing. Pet rules sit in the same declaration as the leasing rules.

Milestone inspection and reserves

Florida requires a milestone inspection of condominium buildings three habitable storeys or more at 30 years of age, and since a 2024 amendment a local enforcement agency may set it at 25 years where local circumstances such as coastal proximity warrant. For a 2015 building that is 2040 at the earliest and 2045 on the standard timetable — so milestone inspection is not a near-term factor here.

The structural integrity reserve study is a different matter and it is current. Florida requires one for buildings of three habitable storeys or more; the original deadline of 31 December 2024 was extended to 31 December 2025 by HB 913. Ask for the completed study, its date, and what the board decided to fund after reading it. That document tells you more about your next ten years of ownership cost than any amenity list will.

Honest trade-offs

Bay House is a comparatively small building for Edgewater — on the order of 165 residences rather than the 300-plus of the towers immediately around it — and the floor plans start large, at two and three bedrooms rather than studios and one-bedrooms. For a buyer who wants bayfront Edgewater without living in a 500-unit tower, that scarcity is the whole argument, and the 2015 vintage keeps it clear of near-term milestone obligations.

The trade-offs: the amenity package is modest next to the newer Related and OKO towers a few blocks north, which is what you would expect from a 2015 building at this size. Public information about the building is unusually thin and unusually contradictory, as the sections above show — that is not a reason to avoid it, but it does mean that buying here on portal data alone is a genuinely bad idea. And the lease-term uncertainty makes it a building where an investor must read the declaration first, not last.

Frequently asked questions

Current availability

I represent buyers, sellers and tenants at Bay House and across Edgewater. For what is available now, or for help pulling the declaration, budget and reserve study on a specific unit before you commit, get in touch.

Related reading: the Edgewater neighbourhood guide, other Miami condo buildings, what a structural integrity reserve study actually tells you, and how milestone inspection deadlines work.

Building details above are drawn from the Miami-Dade Property Appraiser, the published statements of Melo Group and the project's own materials, and the Council on Tall Buildings and Urban Habitat. Where those sources disagree, both figures are shown. Nothing here is a representation about any particular residence; verify unit-specific facts against the recorded declaration and the association's current documents before relying on them.