Edgewater · Miami

Paraiso Bay Condos — 650 NE 32nd St, Edgewater Miami

Paraiso Bay condos at 650 NE 32nd Street, Edgewater: what the Miami-Dade record shows, why the widely-published unit count is 39 residences short, and which amenities are actually shared with the tower next door. The building is recorded as PARAISO BAY CONDO — that is the name to use when pulling the folio, the deeds or the declaration yourself.

Two disambiguations first, because this address is a magnet for mixed-up information. Paraiso Bay is not Gran Paraiso, Paraiso Bayviews or One Paraiso — those are three separate towers in the same Related Group district, each with its own declaration and its own association. And it is not Missoni Baia, which is a different developer's building at 700 NE 26th Terrace. Facts from all five get blended together routinely, including by sources that ought to know better.

One note on a widely-cited address error: the Council on Tall Buildings lists 600 NE 31st Street for this building — and lists the same address for Gran Paraiso. Two towers cannot share one street address, and the county record is unambiguous that PARAISO BAY CONDO sits at 650 NE 32nd Street. If you see 600 NE 31st Street quoted, it is a database error propagating.

364 residences, not 325

This is the most useful correction on the page. Related's 2014 sales brochure marketed the project as twin towers "each with 325 residences", and that 325 figure is still repeated across listing portals and in the Council on Tall Buildings record today.

The as-built number is 364. Plaza Construction, the general contractor, publishes 364 condominiums across 992,149 square feet. The Miami-Dade Property Appraiser returns 364 individually assessed unit folios at this address, plus one non-assessed reference folio. Two independent sources — the contractor who built it and the county that taxes it — agree exactly. That is as solid as building data gets.

The gap matters because per-square-foot and price-per-unit statistics for a building are computed against its unit count. A 39-residence error is roughly 11 percent, and it runs in the direction that makes the building look scarcer than it is.

The 364 includes seven ground-level townhomes recorded as Bay Homes — BH1, BH2 and BH4 through BH8, with no BH3 on the roll. Bay Home 8 is recorded at 3,404 square feet, four bedrooms and five and a half baths, which is a materially different product from the tower stack above it.

Height

Arquitectonica, the architect, publishes 53 storeys, and so does the developer's own brochure. Plaza Construction publishes 54. The county's unit numbering tops out at UPH53xx with penthouse levels at 50, 51 and 52 below, and the lowest residential floor is 6; floor 13 is skipped in the numbering, as it is in most Miami towers. Both 53 and 54 are defensible depending on what you count. Ignore the 55 that circulates — it comes from the same record that has the address wrong.

Residence sizes

Unusually for this market, a developer-published range does exist. Related's original brochure lists floor plans from 967 square feet (a one-bedroom) up to 2,546 square feet (a four-bedroom with den), with the bulk of the stack between 1,140 and 1,595 square feet for one- and two-bedroom-plus-den plans, and frames the overall range as 919 to 2,546 square feet.

Two cautions. First, brokers commonly publish an upper bound of 2,246 square feet, which contradicts the developer's own 2,546 — both numbers are in circulation and they cannot both be right. Second, and more important, the brochure is pre-construction marketing for a scheme that was then being sold as twin towers, and the as-built extremes fall outside every published range: county records show tower units at 1,646 square feet and a Bay Home at 3,404.

Use the living area on the specific unit's folio, and expect it to read below the listing figure — the county measures heated living area while marketing square footage generally counts terrace.

Amenities, and which ones are actually yours

The published amenity list is long: a multi-acre elevated resort deck with a zero-entry pool, spa, cabanas and summer kitchen; a jogging circuit; a fitness centre; a screening room; a wine cellar and tasting salon; a cigar lounge; a clubroom; children's and teen rooms; two lighted tennis courts; a bayfront beach club with a marina; and a bayside park with 250 feet of Biscayne Bay frontage. Residents also have access to Amara at Paraiso, the waterfront restaurant from chef Michael Schwartz, and to the Paraiso District Beach Club.

Here is the part the marketing pages skip. Plaza Construction states plainly that this tower "shares a circular pool and deck area with its neighbouring tower, Gran Paraiso", and describes the site as having a shared resort deck. Related's own wording for the restaurant and Beach Club is that community amenities "include access to" them — district-level language, not tower-exclusive language. The Real Deal has described the gym, spa and pools as complex-wide.

So a substantial share of what you will be shown is shared across four towers of roughly 1,200 residences combined, not reserved for the 364 here. That is not a criticism — shared scale is how a district of this size affords a beach club at all — but it changes what "resort-style amenities" means in practice at peak hours, and it is a fair question to put to residents rather than to the sales gallery. Which facilities are legally exclusive to this tower, and which are governed by a shared-facilities agreement, is set out in the declaration and its exhibits. Ask for them.

Dues, leasing and pets

The association does not publish its budget, so treat any public dues figure with suspicion. Florida Statute 718.503 entitles a buyer to the current budget, the financial statements and the reserve schedule before closing — read the dues schedule there, and read it alongside the shared-facilities arrangements above, because a share of district amenity cost has to land somewhere.

Leasing minimums, guest policy and pet rules live in the recorded declaration at Official Records Book 28913, Page 4239 and its amendments, not in a listing portal's summary field. Those fields are typed by hand and routinely contradict each other between two listings in the same building.

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 require it at 25 where local circumstances such as coastal proximity warrant. On a 2018 building that is the mid-2040s, so it is not a near-term concern here.

The structural integrity reserve study is current and does apply. The original 31 December 2024 deadline was extended to 31 December 2025 by HB 913 in 2025. Ask for the completed study, its date, and what the board voted to fund after reading it.

Honest trade-offs

Paraiso Bay gives you direct bay frontage, Arquitectonica architecture, and access to an amenity district no single 364-unit building could justify on its own — with a 2018 vintage that sits clear of the milestone-inspection wave now repricing older Miami stock.

Against that: it is a large tower inside a larger campus, so elevator waits, pool-deck density and parking at peak times are real questions, and a meaningful part of the amenity package is shared with the towers next door. The public data on the building is also unusually noisy — a wrong address in a major database, a unit count 39 residences off in general circulation, and two contradictory square-footage ranges. None of that is the building's fault, but it does mean the portal summary for a unit here deserves less trust than usual.

Frequently asked questions

Current availability

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

Related reading: the Edgewater neighbourhood guide, the sibling tower Gran Paraiso, other Miami condo buildings, and what a structural integrity reserve study actually tells you.

Building details above are drawn from the Miami-Dade Property Appraiser, the published statements of The Related Group, Arquitectonica and Plaza Construction, and the developer's original sales brochure. 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.