Edgewater Bayfront Towers: Lease Terms and Approval Process Compared

Before you sign anything, here is what each building's recorded declaration actually says about how long you can lease, how many times per year, and what the association can charge to approve a new tenant.

Published September 3, 2026

Edgewater's bayfront towers attract buyers and investors who plan to lease. The rules that govern how often you can lease, how long each lease must run, and what the association can charge to process a new tenant application are set by each building's Declaration of Condominium — not by the listing agent, not by the management office, and not by anything you read online.

This page compares the four towers Stefania has transacted in most often: Gran Paraiso, Paraiso Bay, Bay House, and Elysee. Every figure in the table below is drawn from the recorded declaration or from Florida Statute 718.112. Where a declaration has not yet been indexed or where published sources conflict, the table says so.

At a Glance

⚑ = conflicting figures in circulation; read the recorded declaration before relying on any figure. Application fee cap per FL 718.112(2)(i); spouses count as one applicant; cap adjusts every five years against CPI.

Gran Paraiso — 480 NE 31st St

Gran Paraiso's declaration (OR Book 31271, Page 2472) sets a one-month minimum lease and a cap of three leases per calendar year. An owner who wants to lease the unit a fourth time in the same year is barred from doing so regardless of the prior tenants' identities. The Paraiso District shares amenity space across four towers; none of that changes the per-unit lease restrictions in each building's separate declaration.

With 312 units and three allowable leases per year, the building sees meaningful rental turnover. Buyers targeting a back-to-back short-term hold — leasing every other month — will reach the three-per-year ceiling quickly. The Related Group developed the building, completed 2019.

Paraiso Bay — 650 NE 32nd St

Paraiso Bay's declaration (OR Book 28913, Page 4239) mirrors Gran Paraiso: one-month minimum, three leases per year. The building has 364 units — widely misquoted as 325 in syndicated listing data; the correct figure is drawn from the Miami-Dade Property Appraiser record. Ownership application and association approval is required for each new tenancy.

Bay House — 600 NE 27th St

Bay House's declaration (OR Book 29592, Page 4053) is the binding source. At the time this page was drafted, four different minimum-lease figures appeared across various published sources: 90 days, 180 days, 6 months, and 12 months. None of those figures has been independently confirmed against the declaration text.

Do not rely on any figure in this paragraph. Obtain a copy of OR Book 29592, Page 4053 directly from the Miami-Dade Clerk of Courts, or request the declaration from the association, before making a purchase or leasing decision. Melo Group developed the building (completed 2015; approximately 165 units).

Elysee — 788 NE 23rd St

Elysee (Two Roads Development, completed 2021; approximately 95–100 units across 57 stories) has not had its declaration OR book and page indexed in the data this office uses. Until that indexing is complete, no minimum-lease or leases-per-year figure can be published here.

Buyers should request the declaration directly from the association. Given Elysee's price point (Q3 2026 median ask approximately $4.1 million; approximately $1,332/sq ft), the association's approval process is typically thorough — confirm the approval timeline with the management office before signing a contract with a close date that assumes a quick turnaround.

What Florida Statute 718.112 Requires

Regardless of what a declaration says, FL 718.112(2)(i) limits what a condominium association may charge to process a tenant application:

• The fee is capped at $150 per applicant.
• A married couple counts as a single applicant.
• No fee may be charged on a lease renewal where the tenant is the same person and the prior application fee was already paid.
• The cap adjusts every five years against the Consumer Price Index (next adjustment: 2028).

An association that charges more than $150 per applicant is charging an unlawful fee. If you encounter this, note it in writing before closing.

Approval Timelines

Florida law does not set a universal approval window for condominium associations reviewing lease applications. Individual declarations may set timelines; management company practices vary further. As a practical guide:

• Budget at least 30 days from application submission to approval for any of these four buildings.
• Elysee's smaller, boutique structure means the board may take longer; the management office is the authoritative source on current turnaround time.
• Association background-check results — required by most of these buildings — depend on the information provider's turnaround, which is outside the association's control.

Short-Term Rentals

Miami-Dade County's residential short-term rental ordinance and individual condominium declarations both bear on STR legality. For Gran Paraiso and Paraiso Bay, the one-month minimum lease means stays shorter than approximately 30 nights are below the permitted floor, which closes the door on typical Airbnb and VRBO use. For Bay House and Elysee, the applicable restriction should be confirmed from the recorded declaration before any platform agreement is signed.

Note that even where a declaration would otherwise permit a short-term rental, a local ordinance may still prohibit it. Verify both layers before operating a short-term rental.

Stefania Riverin, Licensed Real Estate Sales Associate, FL SL3620067, brokered by NB Elite Realty. This is general information about Florida condominium lease rules, not legal advice.

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