Miami Beach · South of Fifth · South Pointe
300 South Pointe Drive, Miami Beach, FL 33139
Looking for a Portofino rental? Start with your dates. Then compare layout, furnishing, parking, pet permission and move-in cash before arranging tours.
Plan My Rental Search · Share your dates, budget and must-haves.
Listing status and owner terms can change. Confirm availability, proposed dates and showing access for each residence.
Use Plan My Rental Search to share your dates, budget and must-haves. Adrian can help confirm current availability, lease terms and showing access before you tour. You can also choose Text, WhatsApp or Email in the contact options below.
Dates and term
Confirm the proposed dates and the unit’s lease-commencement history.
Home and routine
Compare the actual plan, furnishing, outlook, parking and pet permission.
Cash and arrival
Obtain the payment schedule, current application and move arrangements.
Two selected historical annual reports, one per home. The homes were not simultaneously available. These amounts are achieved rent, not current asking rents or total lease costs. Confirm current condition and outlook.
Compare the full offer: usable rooms, actual outlook, furnishings, dates and included services. Bedroom count and base rent are only a starting point.
Compare the offering | 405 | 1502 |
|---|---|---|
Achieved monthly base rent | $11,500 | $11,500 |
Reported term | Annual | Annual |
Advertised furnishing | Unfurnished | Furnished |
Reported bedrooms | 3 | 2 |
Reported interior area | 2,340 sq ft | 2,040 sq ft |
MLS closing date | December 26, 2025 | August 7, 2026 |
Sources: MIAMI MLS A11914473 (405) and A12039180 (1502), supplied through October 30, 2026. These are separate completed leases, not simultaneously available homes. They do not establish that the same price will be available now. Current 2026 evidence of 405’s landscape/building outlook does not prove its December 2025 interior condition.
Annual lease reported closed December 26, 2025; advertised unfurnished, 3 bedrooms and 2,340 interior square feet. A lower-floor Tower 3 residence with more reported interior space than the second example.
Annual lease reported closed August 7, 2026; advertised furnished, 2 bedrooms and 2,040 interior square feet. A different room arrangement, floor level and furnishing commitment at the same recorded monthly rent.
Compare what you will actually pay and use. Ask what furniture remains, which services are included, the landlord’s required upfront payment schedule, the unit’s lease-commencement history and whether current building work affects your dates. Two equal base rents can produce different setup costs and different daily experiences.
Send your exact dates, intended occupants, pet needs, furnishing preference and monthly budget before arranging tours. Use the residence brief to check layout, views and condition. Cost of Living separates base rent, recurring extras and initial cash; Moving In & Out covers the application and move sequence.
Compare the proposed term and dates, furnishings, included services, usable rooms, actual outlook and total upfront cash. Ask for the same current unit information for each home. A historical lease at that amount helps with context, but it does not establish today’s availability or terms.
Compare my Portofino rental shortlist
Hi Adrian, please help me compare Portofino rentals. Units or links: [homes]. Dates and term: [dates]. Monthly budget: [budget]. Occupants and pets: [details]. Furnished or unfurnished: [preference]. My must-haves are [rooms, view, outdoor space or condition].
Review the draft in your messaging app before sending. If a text app opens without the message, copy the suggested wording.
Start with the essentials for your dates, application and move. Select a question for the full answer and its sources.
Six calendar months under the documents reviewed. Confirm the proposed dates with management; a fixed day count in a listing does not replace the rule.
No more than one lease commencement in the same calendar year. Confirm the unit’s commencement history and any accepted later amendment.
The 2026 packet lists $100 per tenant or married couple. Confirm current payment instructions and any later update.
The 2026 packet identifies one $2,500 refundable move damage-deposit category. Confirm booking and return conditions with management.
$100 for elevator preparation and monitoring, separate from the application fee and refundable move damage deposit.
Confirm whether a separate building or lease deposit applies. The documented $2,500 amount is the move damage deposit, not proof of an additional deposit.
The packet requires renter’s insurance for liability and possessions, with at least $100,000 in personal-liability coverage. Confirm current documentation requirements.
One ordinary dog or cat total per unit under the documented rule, subject to the owner’s written permission. Assistance-animal requests follow a separate accommodation process.
Ordinary pets must weigh less than 30 pounds under the 2026 packet. Confirm the animal with management and the owner; assistance-animal requests follow the accommodation process.
Pet permission depends on building restrictions and the owner’s written lease. Confirm registration and any fees; assistance-animal requests follow the accommodation process.
For planning, use Monday through Thursday and finish by 3:45 p.m., unless management confirms otherwise. Reserve the date and elevator at least two weeks ahead.
Allow time for complete paperwork and an elevator reservation at least two weeks before moving. No guaranteed application turnaround is established.
Confirm the assigned spaces included in the actual lease. Shared Master rules do not establish the same parking allowance for every rental.
For a lease longer than one year, I can first confirm the building’s leasing requirements, then arrange for an attorney to draft the agreement and help coordinate the terms and timing.
Fees, access and unit-specific arrangements remain subject to current management instructions and the signed lease.
Completed lease reports help put current asking rents in context. The latest twelve-month comparison uses reported closing dates October 31, 2025–October 30, 2026 and the MLS export supplied October 30, 2026. Market source
The documented rule is a minimum of six calendar months and no more than one lease commencement per unit per calendar year. Confirm applicable amendments and the unit’s commencement history before offering dates. Historical reports below six months do not establish permission for a new short lease.
Reported term | Reports | Median monthly rent | Median interior area, sq ft | Median source DOM |
|---|---|---|---|---|
Annual: exactly 12 months / one year | 14 | $11,750 | 2,040 | 31 |
Known term under one year | 6 | $12,000 | 2,340 | 85.5 |
All six under-year reports in this twelve-month window are at least six and under twelve months. The complete window has 23 rented reports: 14 annual, six under-year, one 24-month and two unresolved-duration records. Missing or unresolved terms are not called annual or under-year. Every available median is shown with its usable count. One report is labelled “One observed lease”; two to nine are labelled “Small sample.” Zero usable values show “No data.” These describe the observed records, not a stable market estimate or a forecast.
January 1, 2024–October 30, 2026 · achieved monthly rent in USD · source DOM in days. Counts are listing reports, not unique residences.
Bedrooms | Annual reports | Annual median rent | Annual median DOM | Under-year reports | Under-year median rent | Under-year median DOM |
|---|---|---|---|---|---|---|
1 bedroom | 9 | $5,850 | 56 | 2 | $5,375 | 157 |
2 bedrooms | 20 | $10,950 | 49 | 5 | $10,000 | 95 |
3 bedrooms | 18 | $13,625 | 31 | 11 | $12,300 | 73 |
Annual means an actual reported term of exactly 12 months or one year. Under one year means a known positive reported term shorter than 12 months. These are completed listing reports, not unique residences. Missing or unresolved terms are excluded from both groups. Every available median is shown with its usable count. One report is labelled “One observed lease”; two to nine are labelled “Small sample.” Zero usable values show “No data.” These describe the observed records, not a stable market estimate or a forecast.
The three-bedroom under-year row includes nine reports at six to under twelve months and two historical three-month reports. The six-to-under-twelve-month three-bedroom subset has nine reports, a median reported monthly rent of $12,300 and median source DOM of 85 days (nine usable for each; small sample). The broader $12,300 / 73-day result describes the stated historical mix; it is not a benchmark restricted to currently permitted terms.
The bedroom table contains 47 annual reports and 18 under-year reports: under-year counts are two one-bedroom, five two-bedroom and eleven three-bedroom. One additional under-year report for a 4,300-square-foot LPH-labelled residence is kept separate. Bedroom and area labels do not establish an official floor plan, identical condition or equivalent views.
These historical results are not current asking prices, total lease costs or promises of availability. Compare the actual residence, furnishing, outlook and dates. The owner rental guide contains the year-by-year comparison and longer mixed-term history.
For residences on floors 3–28, the last two digits identify the unit line: 405 is the 05 line on the fourth floor, and 2305 is the same line on the twenty-third floor. The plan still depends on the floor range: the declaration shows three terrace residences on the third floor and nine residences per floor on floors 7–9. Adrian Burke identifies the 05 and 06 lines as Tower 3. Confirm the floor-specific drawing and any changes inside the residence.
Ask for the plan and current photos of the actual residence. The living-room outlook, bedroom privacy, terrace arrangement and furniture layout can matter as much as the floor number. A label of “three bedrooms” may describe a modified configuration; confirm which rooms are enclosed and how you will use them.
For perspective, annual leases in the supplied records include unit 405 at $11,500 per month in December 2025, unit 801 at $13,000 in May 2026 and unit 2305 at $12,500 in September 2025. These were reported as three-bedroom, 2,340-square-foot homes, with different outlooks, dates and furnishing. They show why a higher floor alone does not determine rent.
Compare Portofino floor plans, unit lines and exposure before treating two residences as direct comparables.
Layout guidance: Adrian Burke’s firsthand building observations, November 1, 2026; recorded condominium declaration floor schedules (PDF pages 59–66) and supplied floor-plan sheets reviewed November 1, 2026. Plan areas and MLS living areas are separate source measurements. See plan sources and measurement notes.
Unit 303’s unfurnished annual leases were reported closed at $10,500 per month on December 1, 2024 and $12,300 per month on September 16, 2026. That is a $1,800 monthly difference for the same reported 3-bedroom, 2,340-square-foot residence. It does not guarantee today’s price or prove that the home was unchanged between leases.
Ask for current photos, the actual room arrangement and the proposed dates and furnishing. Some 303 gallery versions are staged or altered. See the dated same-unit comparisons and what changed before using an old lease as a negotiating benchmark.
Sources: MIAMI MLS A11609299 and A12084080; 3rd and 4th Floor Leases.pdf, PDF pages 79–86 and 108–116, reviewed November 1, 2026. These are reported closing dates, not independently verified tenant start dates.
Want a closer look at the numbers? Compare annual and under-one-year rents by unit line, including sample sizes, ranges and days on market.
Amenities are part of choosing a home at Portofino. Here are the facilities described in the association materials, along with the access details to check before your move.
The association materials describe fitness facilities, a steam room and sauna, and spa services. Tenant access requires resident registration, identification and the Club waiver. [2]
Pool and spa use is covered by the Portofino / South Pointe Master Association rules. [2]
Residents can reserve court use through BuildingLink, subject to the shared court rules. [2]
The shared Portofino / South Pointe dog park is governed by its own resident-use rules. Pet permission for the rental itself must also be confirmed. [2]
Some amenities are shared through the Portofino / South Pointe Master Association. Confirm current access, reservations and guest arrangements for your proposed lease; the list does not promise that every facility or service will be available throughout your stay.
For a two-bedroom or three-bedroom Portofino Tower rental, compare the actual floor plan, usable rooms, storage and outlook. Review photographs taken from the residence and ask what is included with the lease. Furnished and unfurnished options vary by residence; a furnished listing does not by itself establish a six-month offering.
Send me your preferred dates, budget, bedroom needs and furnishing preference. I’ll help you compare the current options and confirm whether the owner’s dates and terms fit the building’s requirements.
Browse a topic and expand a question. These answers reflect documents reviewed October 30, 2026. Confirm current management instructions, available facilities and the terms of the individual lease before making arrangements.
Portofino Tower is at 300 South Pointe Drive, Miami Beach, Florida 33139. Confirm that every listing or inquiry refers to this building and the correct unit.
Tower requirements · 2026 lease packet, p. 2
Tower rules apply to the condominium, while a separate Portofino/South Pointe Master Association governs specified shared facilities and parking. The rental packet includes both sets of requirements.
Tower and shared Master requirements · April 2024 association FAQ, p. 1; 2026 lease packet, pp. 14, 32, 36, 41
This guidance is based on the 41-page Lease Package 2026.pdf, together with the Tower Declaration and the April 2024 association FAQ. The 2025 packet is used for comparison where a form changed or was omitted; confirm current management requirements before applying.
Tower requirements · 2026 lease packet; Tower Declaration; 2025 lease packet; April 2024 association FAQ, p. 1
The governing documents on file specify a minimum of six months. Plan using six calendar months and verify the specific proposed dates with management; a listing entry of 180 or 182 days does not replace the governing wording.
Tower requirements · Tower Declaration, p. 37; April 2024 association FAQ, p. 1
The six-month minimum in the governing documents does not support a short vacation or a three-month lease. A seasonal rental would need dates that satisfy the governing minimum and the owner’s lease terms.
Tower requirements · Tower Declaration, p. 37; April 2024 association FAQ, p. 1
Six calendar months meets the documented minimum term, but the specific owner may require an annual lease or different dates. Availability and owner willingness must be checked for the individual unit.
Tower requirements · Tower Declaration, p. 37; 2026 lease packet, p. 13
The residential lease form included in the packet covers terms from six calendar months through one year. Annual availability, start dates and pricing depend on the specific owner and unit. For a proposed longer lease, Adrian can first check the building’s requirements and coordinate attorney drafting.
Tower requirements · 2026 lease packet, p. 13
The Declaration states that no more than one lease of a unit may commence in the same calendar year. The April 2024 association FAQ also says one lease per calendar year. Verify the unit’s lease commencement history and any accepted later amendment before committing to dates.
Tower requirements · Tower Declaration, p. 37; April 2024 association FAQ, p. 1
The Declaration measures the limit by lease commencement dates, and the packet’s addendum requires prior written association approval for extension or renewal. The documents reviewed do not resolve every renewal scenario; submit the actual proposed arrangement to management.
Tower requirements · Tower Declaration, p. 37; 2026 lease packet, p. 20
For a lease longer than one year, I can first confirm the building’s leasing requirements, then arrange for an attorney to draft the agreement and help coordinate the terms and timing.
Adrian’s lease service; Tower lease form · Adrian’s planning and lease service guidance; 2026 lease packet, p. 13
The packet’s lease form requires the landlord’s prior written consent for assignment or subletting. The association addendum also restricts assignments and occupants. Obtain review of the actual proposal before assuming it is permitted.
Tower requirements · 2026 lease packet, pp. 14, 20; Tower Declaration, p. 37
The application and addendum identify the people authorized to occupy the condo. A proposed additional resident should be disclosed to the owner and management and processed before moving in.
Tower requirements · 2026 lease packet, pp. 2, 20
Confirm the proposed term and commencement history, owner-authorized pet terms, included parking and storage, current application requirements, unit readiness and available move date. These details should match the listing and signed lease.
Tower requirements · Tower Declaration, p. 37; 2026 lease packet, pp. 5, 6, 11, 15, 32
Prepare the completed association application, signed lease and required addenda, identification for all tenants, renter’s insurance, current required payments and applicable move-in, access, vehicle and pet forms. Both landlord and tenant must sign or initial where required.
Tower requirements · 2026 lease packet, pp. 2, 3, 4, 5, 6, 8, 9, 10, 11, 19, 20, 21
The packet asks for applicant and occupant contact details, an emergency contact, employment and residence history, Realtor information and two character references. Complete every required field and use N/A where the packet instructs.
Tower requirements · 2026 lease packet, pp. 2, 3, 4, 6
The packet asks for a valid photo ID for every tenant occupying the unit, such as a driver’s license and/or passport.
Tower requirements · 2026 lease packet, p. 6
Yes. The application includes space for two character references and says not to use relatives, attorneys, employees or business partners.
Tower requirements · 2026 lease packet, p. 3
The lease package reviewed says no background check is required. It does not establish that an individual landlord will waive credit, financial or other screening, and the current association process should be confirmed.
Tower requirements · 2026 lease packet, pp. 5, 6
Follow management’s current application and move-in process and obtain written confirmation that the required paperwork and access arrangements are complete before the move. The historical Declaration and operational application use different language about approval.
Tower requirements · Tower Declaration, p. 37; 2026 lease packet, pp. 5, 6, 20
Begin early enough to complete the paperwork and reserve the elevator at least two weeks before the intended move. The documents reviewed do not establish a guaranteed application approval turnaround.
Tower requirements · 2026 lease packet, pp. 5, 11
The packet permits submission by email and also describes mail or in-person delivery. Confirm the current recipient and secure submission instructions with management before sending personal documents.
Tower requirements · 2026 lease packet, pp. 5, 6, 7
The welcome page says tenants may not move in without a signed lease. Complete the required paperwork and coordinate access and the elevator reservation before arranging movers.
Tower requirements · 2026 lease packet, pp. 5, 11
The packet specifically warns that incomplete forms and missing required signatures or initials can delay processing. Missing identification, required documents or move arrangements should be resolved before the intended start date.
Tower requirements · 2026 lease packet, pp. 5, 6, 11
Confirm all intended occupants and guest plans with management, including registration and any required approval. The packet includes a restrictive guest clause, so obtain confirmation of the current occupancy and guest requirements before relying on a proposed stay.
Tower requirements · 2026 lease packet, pp. 5, 20
The 2026 packet lists $100 per tenant or married couple. Confirm the payment instructions and any later update when submitting the application.
Tower requirements · 2026 lease packet, pp. 5, 6
The 2026 packet clearly identifies a $2,500 move-in/out damage deposit. Any separate building or lease deposit must be confirmed with management before it is included in the budget.
Tower requirements · 2026 lease packet, pp. 6, 11; 2025 lease packet, p. 6
The 2026 move form requires a $2,500 refundable security deposit for damage, and the summary calls for a $2,500 deposit check for move-in/out day. Confirm the return conditions and booking instructions with management.
Tower requirements · 2026 lease packet, pp. 6, 11
The 2026 move form lists $100 for elevator preparation and monitoring, separate from the $2,500 refundable damage deposit.
Tower requirements · 2026 lease packet, p. 11
The landlord’s security deposit is negotiated in the individual lease. The building’s blank lease form does not establish a universal owner deposit amount or a fixed first-last-security formula.
Tower requirements · 2026 lease packet, p. 13
Budget for the owner’s negotiated deposit or prepaid rent, the application charge, the documented move damage deposit and elevator preparation charge, renter’s insurance, and any needed fobs or decals. Confirm whether an additional association deposit applies before totaling the costs.
Tower requirements · 2026 lease packet, pp. 5, 6, 11, 13; 2025 lease packet, p. 6
The moving form asks for two checks for its $100 preparation/monitoring charge and $2,500 damage deposit and says cash is not accepted. Ask management for the current payee and payment instructions.
Tower requirements · 2026 lease packet, p. 11
The 2026 moving form identifies its $2,500 damage deposit as refundable but does not establish a complete return timetable. Obtain written terms for the move deposit, any separately required association deposit and the owner’s lease deposit.
Tower requirements · 2026 lease packet, pp. 6, 11, 13
The package identifies required payment categories, but it does not establish the allocation agreed in every rental. Confirm responsibility in the negotiated lease and written move-in cost sheet.
Tower requirements · 2026 lease packet, pp. 6, 11, 13
The 2026 application summary requires rental insurance for personal liability and possessions, with at least $100,000 in liability coverage. Confirm management’s current documentation requirements before submission.
Tower requirements · 2026 lease packet, p. 6
The packet lists additional fobs at $20 payable to Portofino Tower Condo Association, and garage access decals at $45 payable to Portofino/South Pointe Master Association. Confirm current prices and which devices transfer with the lease.
Tower fobs; shared Master garage decals · 2026 lease packet, p. 6
The lease template assigns electricity, telephone and other separately metered utilities to the tenant. The actual rental agreement must identify what is included, such as internet, cable, water or optional services.
Tower requirements · 2026 lease packet, p. 13
The packet includes a tenant pet-registration form and a lease provision allowing the owner to permit or prohibit pets. A tenant’s pet therefore needs to fit the building’s restrictions and the individual owner’s written lease terms.
Tower requirements · 2026 lease packet, pp. 10, 15, 30
The ordinary-pet rule states no more than one domesticated dog or cat per unit—one animal total. Tenant pet permission also depends on the owner’s written lease. Assistance-animal requests follow the applicable accommodation process.
Tower requirements · Tower Declaration, p. 36; 2026 lease packet, p. 30
The ordinary-pet rule in the 2026 lease packet requires a dog or cat to weigh less than 30 pounds. Confirm the specific animal with management and the owner before committing to a rental. Assistance-animal requests follow the applicable accommodation process.
Tower requirements · 2026 lease packet, p. 30; Tower Declaration, p. 36
The documents exclude Pit Bulls and other breeds considered dangerous under applicable rules or governmental authority. Confirm the specific animal and current policy with management and the owner.
Tower requirements · Tower Declaration, p. 36; 2026 lease packet, p. 30
Ordinary pets require the owner’s written permission in the lease as well as compliance with the building’s restrictions. Assistance-animal requests follow the applicable accommodation process.
Tower requirements · 2026 lease packet, pp. 5, 6, 15
The tenant pet form asks for the pet’s name, breed, weight and color, and permits an optional photograph. The separate pet rule requires registration with management.
Tower requirements · 2026 lease packet, pp. 10, 30
The pet-rule page requires pets to be carried and leashed on common elements and association property, and prohibits leaving them unattended on balconies or lanais. The general rules also require adult control, designated routes and waste pickup.
Tower requirements · 2026 lease packet, pp. 28, 30; Tower Rules, Schedule A, p. 2
Ordinary pets are restricted from recreation facilities under the Tower rules and from the pool and pool deck under the shared-master pool rules. Assistance-animal questions require the applicable accommodation process.
Tower recreation rules; shared Master pool · Tower Rules, Schedule A, p. 2; 2026 lease packet, pp. 28, 31
Contact management about its current accommodation process and applicable documentation for the circumstances. The packet references service-animal forms, but it is not a complete statement of current accommodation law.
Tower requirements · 2026 lease packet, pp. 5, 6, 31
A universal association pet deposit or pet fee was not established in the pages reviewed. Ask both management and the owner about any applicable ordinary-pet charges and the actual lease terms.
Tower requirements · 2026 lease packet, pp. 6, 10, 15, 30
The lease packet describes a private dog park operated by the Portofino/South Pointe Master Association for Portofino and South Pointe residents. Its rules require a secure leash no longer than six feet, waste pickup, current vaccinations and removal of aggressive dogs. Confirm current access and availability.
Shared Master requirements · 2026 lease packet, p. 25
No. The dog park rule allows a maximum of two dogs per adult in that shared facility; the Tower’s ordinary-pet rule separately limits a unit to one domesticated dog or cat. Those limits answer different questions. Assistance-animal requests follow the applicable accommodation process.
Tower pet rules; shared Master dog park · 2026 lease packet, pp. 25, 30; Tower Declaration, p. 36
Plan for Monday through Thursday and finish by 3:45 p.m., unless management confirms a different arrangement. Reserve the date and elevator at least two weeks ahead.
Adrian’s move-planning guidance; Tower move form · Adrian’s planning and lease service guidance; 2026 lease packet, pp. 5, 11
Use Monday through Thursday for planning. The 2026 move form expressly excludes Friday moves but also contains a conflicting Monday–Friday hours line, so obtain management’s written confirmation before considering Friday.
Adrian’s move-planning guidance; Tower move form · 2026 lease packet, p. 11; Adrian’s planning and lease service guidance
The 2026 move form excludes Saturday and Sunday moves. Holiday availability is not established by the packet and must be checked with management.
Tower requirements · 2026 lease packet, p. 11
The packet asks for at least two weeks’ advance notice of the move-in or move-out date and an elevator reservation.
Tower requirements · 2026 lease packet, pp. 5, 11
Yes. The 2026 move form requires a certificate of insurance before the move, and its sample names both the Tower and Master associations. Give your mover management’s current sample and have management confirm the required endorsements and coverage.
Tower move process; Tower and shared Master insurance · 2026 lease packet, pp. 11, 12
The moving form gives a door opening of 84 inches high by 42 inches wide, and a cab approximately 100¾ inches high, 51 inches deep and 79 inches wide, with a 2,500-pound capacity. Confirm the route and measurements with management and your mover before purchasing or scheduling oversize items.
Tower requirements · 2026 lease packet, p. 11
The moving form says oversize items that will not fit need management coordination for transport through Otis Elevator. Obtain a specific plan before arranging delivery.
Tower requirements · 2026 lease packet, p. 11
No overnight storage is allowed under the move form, and items may not be left in the receiving area. The moving company must remove cartons, crates and packing materials.
Tower requirements · 2026 lease packet, p. 11
Arrange unit and mailbox keys, any storage keys included with the lease, and the applicable key fobs with the owner or Realtor. Take fobs to management for activation and name changes before relying on access.
Tower requirements · 2026 lease packet, pp. 5, 6, 29
The packet says management disables fobs and RF tags when a tenant moves out, a lease expires or a unit is sold. New occupants should bring the devices they receive to management for reactivation.
Tower requirements · 2026 lease packet, p. 29
Confirm the number and identity of spaces included in the specific lease. The shared-master rules regulate assigned parking, but they do not establish a uniform parking entitlement for every rental.
Shared Master parking; individual lease · 2026 lease packet, p. 32
The shared-master rules allow owners to rent assigned spaces only to authorized tenants or owners of Portofino Tower and South Pointe Towers I, with written notice to Master management. Availability and price must be confirmed separately.
Shared Master requirements · 2026 lease packet, p. 33
Registered residents may self-park in their unit’s assigned spaces with the required decal. The rules do not permit guest self-parking in those spaces, and a vehicle without a garage decal must use valet.
Shared Master requirements · 2026 lease packet, p. 32
The shared-master rules require vehicle registration and documentation showing the vehicle belongs to and is insured in the resident’s name. They call for registration within 24 hours of arrival or the next business day, whichever occurs first, and a nontransferable decal.
Shared Master requirements · 2026 lease packet, p. 32
The shared-master rules describe daily valet as complimentary for residents and authorized guests, subject to space availability. Valet uses the unit’s assigned spaces first; use of valet-designated spaces is limited and availability-dependent. Confirm current service and fees with management.
Shared Master requirements · 2026 lease packet, p. 36
The rules limit a unit to two valet-designated parking spots at one time, after its assigned spaces are occupied, and subject to valet availability.
Shared Master requirements · 2026 lease packet, p. 36
The valet rules require a gatehouse guest pass and registration and specify a 72-consecutive-hour limit. A separate stored-vehicle rule refers to prior management approval beyond 72 hours, so longer stays need specific written arrangements.
Shared Master requirements · 2026 lease packet, pp. 33, 36
The detailed shared-master rules restrict oversized and commercial vehicles, require permitted vehicles to fit within the space, and list a handicapped-van exception. Confirm the exact vehicle with management before signing or arriving.
Shared Master requirements · 2026 lease packet, p. 33
Do not assume so. An older instruction page allows boats and jet skis within an assigned space, while the detailed shared-master rules prohibit boats. Obtain a current written answer from Master management.
Shared Master requirements · 2026 lease packet, pp. 23, 33
The shared-master rules provide designated bicycle storage with permits on a first-come, first-served basis. They prohibit bicycle storage on balconies, terraces and hallways, and require bikes to be carried or carted through lobby areas rather than rolled on the floors.
Shared Master requirements · 2026 lease packet, p. 38
The shared-master rules direct scooters, motorcycles, mopeds and mini-bikes to a designated parking space or the designated P1 area. Register them and confirm the current assigned area with management.
Shared Master requirements · 2026 lease packet, pp. 5, 38
Storage is unit- and lease-specific. The welcome checklist refers to storage-bin and storage-room keys only if applicable, so confirm the actual locker and access included with the rental.
Individual lease · 2026 lease packet, pp. 5, 6
The Club rules provide resident access after residency verification and completion of a liability waiver, with identification and sign-in requirements. Confirm current access arrangements and available facilities before relying on them.
Tower requirements · 2026 lease packet, pp. 8, 24
The Club rules exclude day visitors. Guests staying in the unit must register with the association, complete a waiver and obtain temporary identification for their stay. Confirm current guest access and permitted duration with management.
Tower requirements · 2026 lease packet, p. 24
The Club page sets age 16 as the minimum for unrestricted use and says younger residents may use steam-room, sauna or spa services while accompanied by an adult resident. Confirm the current facility-specific policy.
Tower requirements · 2026 lease packet, p. 24
The Club rules allow residents to bring personal trainers, with identification arrangements, and state that trainers cannot use the facilities for their own workouts. Confirm current registration, insurance and booking requirements before the first visit.
Tower requirements · 2026 lease packet, p. 24
The Club page describes certain spa services and training as fee-based. Do not assume these services are included in rent or currently offered; ask for the present service list and rates.
Tower requirements · 2026 lease packet, p. 24
The shared-master pool rules prohibit glass, smoking, diving and audible music, require food and drinks to stay out of the water and at least five feet away, and state that no lifeguard is on duty. Confirm current hours and availability.
Shared Master requirements · 2026 lease packet, p. 31
The shared-master pool rules prohibit cigarette, cigar and pipe smoking in that area. The documents reviewed do not establish a universal current smoking rule for units, balconies and all common areas; confirm those locations with management and the owner.
Shared Master pool rules · 2026 lease packet, p. 31
The packet contains shared-master rules for tennis, pickleball and basketball courts used by Portofino and South Pointe residents. Confirm current access and availability; the documented courts are shared facilities.
Shared Master requirements · 2026 lease packet, p. 41
The shared-master rules call for reservations through BuildingLink using resident credentials. Reservations may be made up to three days ahead, and players with reservations have priority. Confirm the current booking process with management.
Shared Master requirements · 2026 lease packet, p. 41
The court page lists 8 a.m.–9 p.m. daily, with the last reservation at 7:30 p.m.; it allows 1½ hours for singles or doubles and one hour for ball-machine or basketball play. A reservation is forfeited after a 15-minute no-show. Confirm current hours, availability and booking terms.
Shared Master requirements · 2026 lease packet, p. 41
The court rules say basketball uses Tennis/Basketball Court 1 and cannot be played simultaneously with tennis on that court. Book the appropriate use in advance.
Shared Master requirements · 2026 lease packet, p. 41
The shared-master pool rules permit private swimming lessons for residents and their nonpaying guests, subject to association insurance requirements. Confirm the current instructor requirements and schedule first.
Shared Master requirements · 2026 lease packet, p. 31
The valet rules describe service for the first five vehicles attending a private event and require advance arrangements for an extra valet when more than five vehicles are anticipated. Confirm event approval, parking and costs with Master management.
Shared Master requirements · 2026 lease packet, p. 36
Confirm current facility access, construction notices and any unit-specific impact with management before a lease commitment. The rules packet identifies facilities and usage requirements but does not establish today’s construction or closure status.
Tower and shared Master facilities · 2026 lease packet, pp. 24, 25, 31, 41
The Tower rules prohibit noise and conduct that disturb other residents, including music and pets. No fixed clock-based quiet-hours window was established in the pages reviewed.
Tower requirements · Tower Rules, Schedule A, p. 1; 2026 lease packet, pp. 26, 27
The Tower rules allow patio-type furniture and prohibit hanging laundry, towels or similar items from windows, doors, balconies or terraces. The shared rules also prohibit bicycle storage on balconies or terraces.
Tower balcony rules; shared Master bicycle rules · Tower Rules, Schedule A, p. 1; 2026 lease packet, pp. 26, 38
The documents reviewed do not establish a current, specific balcony-grill rule. Confirm the exact appliance and fuel type with management and the owner before use.
Tower requirements · Tower Rules, Schedule A, pp. 1, 2
The packet’s lease form requires prior written landlord and association consent for alterations such as holes, lock changes, fixtures, painting and wallpaper. Obtain approval before making changes.
Tower requirements · 2026 lease packet, p. 14; Tower Declaration, pp. 36, 38
The Tower rules require passages and common areas to remain unobstructed and prohibit storage of carts, bicycles, chairs or other objects except in designated areas.
Tower requirements · Tower Rules, Schedule A, p. 1; 2026 lease packet, p. 26
Confirm the current receiving and package-delivery instructions at move-in. The earlier packet offered pickup or delivery outside the unit door, but that preference form is not included in the 2026 packet.
Tower requirements · 2025 lease packet, p. 11; 2026 lease packet
The packet includes a pest-control unit-access authorization form. Review the current form and access arrangements with the owner and management.
Tower requirements · 2026 lease packet, p. 9
Ask management whether an air-filter replacement service is currently offered and what it costs. A $15 prepaid service appeared in the 2025 packet, but that form is not included in the 2026 packet.
Tower requirements · 2025 lease packet, p. 12; 2026 lease packet
The Declaration calls for shoes, a shirt and appropriate attire in the lobby and areas visible from it; the Club rules also require a shirt or top and athletic footwear, with specified locker-area exceptions.
Tower requirements · Tower Declaration, p. 36; 2026 lease packet, p. 24
The general rules require children under 12 to be accompanied by a responsible adult in recreation facilities. The Club separately has age-16 rules for unrestricted use, so facility-specific requirements should be checked.
Tower requirements · Tower Rules, Schedule A, p. 2; 2026 lease packet, pp. 24, 27
Adrian can help compare current unit options against the requested dates, budget, furniture needs, parking and pet requirements. Availability, exact furnishings and lease terms need to be verified for each unit.
Adrian’s rental service; individual lease · 2026 lease packet, pp. 13, 14, 15
Adrian can help organize the rental requirements, owner decisions, unit-readiness checklist, application documents and move-in coordination. Current building requirements and the signed service scope should guide execution.
Adrian’s landlord service; Tower requirements · 2026 lease packet, pp. 5, 6, 11
Confirm the unit and owner authority, dates, lease commencement history, pet permission, parking/storage, furniture and condition, current costs, application status, insurance, move booking and current building access. Resolve any rule conflict before making a commitment.
Individual lease; Tower and shared Master requirements · Tower Declaration, p. 37; 2026 lease packet, pp. 5, 6, 11, 13, 14, 15, 20, 32
Current asking rents and availability should be checked against the latest MLS information and confirmed for the specific residence. Completed leases provide comparison context when their dates, lease term, size, condition and furnishings are comparable. The market summary on this page uses the MLS snapshot supplied October 30, 2026; it does not establish present availability.
Dated MLS information; residence-specific verification · October 30, 2026 MLS snapshot
Continue to the building overview for broader context.
Compare South Pointe and South of Fifth rentals
Review the wider neighborhood selection when you want more options.
Use the rental guide to organize dates, costs and the questions to resolve.
Consider the neighborhood alongside the individual residence.
Own at Portofino Tower? Before setting an asking rent, compare completed leases with a similar layout, condition, furnishing and term. A private leasing review can help select the useful comparisons, resolve questions and plan the presentation. If you are deciding whether to lease, sell or hold, start with a private property review.
Request a private owner leasing review
Hi Adrian, I'd like a rental-listing review for my Portofino Tower condo, including lease term, furnishings, pricing, marketing and tenant approval preparation.
Page: https://adrianknowsmiamiluxury.com/neighborhood-south-of-fifth/buildings/portofino-tower-miami-beach/condos-for-rent
Review the draft in your app before sending. If it opens blank, copy the suggested message above.
Adrian Burke · Real Estate Broker Associate · ONE Sotheby’s International Realty · Florida license BK3317897. Market source: SEFMLS via Matrix, across participating brokerages.
Building guidance is based on the supplied 2026 lease application packet, the April 2024 association FAQ and the governing documents identified below. Updated October 30, 2026. Rules, fees, amenity access and move arrangements can change; confirm current requirements with management and the owner before signing.
Page references use the physical PDF page order. Source dates and filename years identify the materials used. They do not establish when every compiled rule took effect. Tower and shared Master requirements have separate scopes.
The supplied 2026 application packet contains 41 physical PDF pages. It includes Tower forms and rules alongside separately identified Portofino/South Pointe Master Association rules. The filename identifies the packet version; it does not establish an adoption date for every form.
Key physical pages: application and insurance, 5–6; pet registration, lease election and pet rule, 10, 15 and 30; moving and the insurance sample, 11–12; Club Portofino, 8 and 24; Tower general rules, 26–29; shared dog park, 25; shared pool and spa, 31; shared parking and valet, 32–37; bicycle storage, 38; shared court rules, 41.
The association sheet is expressly dated April 2024. Physical page 1, question 3, addresses the six-calendar-month minimum and one lease per calendar year; question 5 identifies the Master Association relationship. Read the frequency statement together with the Declaration’s lease-commencement wording.
Historical recorded Tower Declaration. Relevant physical pages are 36 for §17.3 on pets and other unit-use provisions; 37 for §17.8 on leases and lease commencement; and 38 for §§17.10–17.11 on alterations. Confirm the currently applicable Declaration and any later amendments with management.
Historical Tower rules, physical pages 1–2, covering common areas, balconies, noise, recreation use and pets. Corresponding general-rule pages appear in the 2026 packet at physical pages 26–29. These Tower rules are distinct from the separately identified shared Master rules.
The 2025 packet is used for comparison where the newer packet changed or omitted a form. Relevant physical pages are 6 for the earlier deposit summary, 11 for the package-delivery preference form and 12 for the optional air-filter service form. Confirm any separate building deposit and the continuation or pricing of optional services; an omitted form does not settle their current status.
MLS rental records supplied October 30, 2026. Source: SEFMLS via Matrix, across participating brokerages. Latest reporting window: October 31, 2025–October 30, 2026 inclusive; pooled bedroom comparison: January 1, 2024–October 30, 2026. Analysis by Adrian Burke. Figures count completed listing reports, not distinct residences or every lease. Annual means exactly 12 months or one year; under year means a known positive achieved term shorter than twelve calendar months. Longer, missing and unresolved durations remain separate. The pooled three-bedroom under-year group includes two historical three-month reports. The documented baseline remains six calendar months minimum and no more than one lease commencement per unit per calendar year; historical shorter terms create no exception.
Every available median is shown with its usable count. One report is labelled “One observed lease”; two to nine are labelled “Small sample.” Zero usable values show “No data.” These describe the observed records, not a stable market estimate or a forecast. Amounts use the source monthly-rent definition; DOM is recorded days on market, not cumulative DOM, vacancy or approval time. The display policy was updated November 1, 2026; the source snapshot remains October 30, 2026.
For planning, use Monday through Thursday and finish by 3:45 p.m., unless management confirms a different arrangement. Management must confirm the actual move date and hours because the 2026 move form contains inconsistent schedule wording. The packet separately calls for at least two weeks’ notice and an elevator reservation.
For a proposed lease longer than one year, Adrian can first check the building’s leasing requirements, then arrange for an attorney to draft the agreement and help coordinate the terms and timing.
Updated October 30, 2026. Contact Adrian with source questions or corrections.
Contact Adrian
Hi Adrian, I have a question or correction about the sources and rental guidance on your Portofino Tower rental page.
Page: https://adrianknowsmiamiluxury.com/neighborhood-south-of-fifth/buildings/portofino-tower-miami-beach/condos-for-rent
Review the draft in your app before sending. If it opens blank, copy the suggested message above.