Downtown Doral Condos and Homes for Sale — Doral

Downtown Doral sits in ZIP 33166 on both sides of NW 53rd Street between NW 79th and NW 87th Avenues, beside the Trump National Doral resort. Codina Partners, the master developer, hired Duany Plater-Zyberk & Company for a plan of a central paseo, a public park and short walkable blocks. When 5252 Paseo went on sale in 2014, the project was marketed as roughly 120 to 125 acres with 2,840 residences, almost one million square feet of offices and 140,000 to 180,000 square feet of retail.

In early 2016 Codina and Lennar agreed to buy the adjacent 130-acre White Course for a reported figure near $100 million, split evenly; Codina's half with CC Homes was planned for about 390 houses and 90 townhouses. That purchase is why the district is now marketed at 250 acres with 70 shops and restaurants and about 5,000 planned residences. The Doral Government Center at 8401 NW 53rd Terrace, a LEED-certified city hall, anchors the civic end, and the county library's Doral branch moved here in June 2019.

5252 Paseo at 8500 NW 52nd Street was the first condo tower: 20 stories and 203 units by Sieger Suarez Architectural Partnership with interiors by Adriana Hoyos, twelve units per floor below the penthouse levels, from 755 to 1,927 square feet in one to three bedrooms; construction started in summer 2014. 5300 Paseo followed with 219 residences on 20 stories in the same size range, built from January 2015 toward a mid-2016 delivery. 5350 Park, at 8551 NW 53rd Street beside the park, holds 238 units from 430-square-foot studios to three-bedrooms near 1,379 square feet, designed by Cohen, Freedman, Encinosa & Associates and built by Grycon; it was nearly sold out by October 2019.

Rentals matter here because they set the comps. The Palma has 231 apartments in Tower One and 228 in Tower Two across from the charter elementary school and the park, and Cordoba offers one- to three-bedroom apartments. On the former golf land, Urbana by Lennar mixes condos and townhouses with sky-view terraces, and Canarias, part of The Residences at Downtown Doral, is detached houses of three to six bedrooms.

Each tower runs its own condo association. At 5252 Paseo and 5300 Paseo the dues carry a porte-cochère entrance, a two-story lobby, a zero-entry pool with sun deck, fitness, yoga and massage rooms, a sauna, party and conference rooms, 24-hour security and guest valet. 5350 Park adds a pool with cabanas, a gym overlooking the park, event rooms and electric-vehicle charging. These buildings date from 2016 to 2019, so structural recertification is far off, but reserve funding for pool decks, elevators and generators is the number to read.

5350 Park lists units for both sale and rent, with rentals from about $2,000 to $5,500 a month on one brokerage page. Ask each association for its minimum lease term, approval process and the share of units currently rented, since lenders price on that ratio. Urbana and Canarias operate under homeowners associations with their own architectural rules and builder warranties from Lennar and CC Homes.

Downtown Doral Charter Elementary School at 8390 NW 53rd Street opened in 2015 as a Miami-Dade charter for kindergarten through fifth grade; federal data lists 1,085 students, and the school runs a dual-language program in Spanish and Portuguese. Downtown Doral Charter Upper School at 7905 NW 53rd Street opened for fall 2019. Both are charters, so enrollment runs through each school's application process rather than an attendance boundary.

Downtown Doral Park, first planned at three acres and described by 2019 as four and a half, sits beside 5350 Park and across from The Palma. The Shops at Downtown Doral line the paseo with restaurants such as Bulla Gastrobar, Dragonfly Izakaya & Fish Market and Pisco y Nazca, plus The Doral Yard, and the district runs a calendar of movie nights and music. City hall, the library and the offices are on foot, and NW 87th and NW 79th Avenues connect to the Dolphin Expressway and the Palmetto.

Decide between resale in the three finished towers and new product from Lennar or Codina on the former course, because the newer buildings set the ceiling for resale prices. In a tower, get the condo questionnaire, the budget, the reserve schedule, the master insurance declarations and the rental rules, and confirm in writing which parking space and storage convey; valet buildings often assign rather than deed them. Ask for the owner-occupancy ratio, since it affects loan approval.

Check the exposure: units facing the park or the golf land price differently from those over the retail street, and restaurant noise on weekend nights reaches the low floors. At Canarias and Urbana, read the builder warranty, the HOA documents and any special taxing line on the tax bill. Run every address through our flood tool; the district is inland but low, like the rest of Doral.

A Downtown Doral condo seller competes on three fronts: identical floor plans in the same tower, the developer's newer buildings, and the rent a buyer could earn instead. Buyers compare floor, exposure, the park view, balcony size and dues per square foot. Have the estoppel letter, the questionnaire and the rent history ready, because investor buyers here move on numbers.

Present the district as part of the unit: the school across the street, the park, the paseo and the Government Center are why a buyer chooses this address over a gated house in Doral Isles at the same price. If your unit has a deeded parking space, storage or a shorter allowed lease term than the tower norm, say so in the first line.