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Zip Code 11500
Code Violations & Unpermitted Work in 11500
15 open violations across 10 properties — cross-referenced with 39 building permits, recent sales, and tax assessments.
15
Total Violations
5
Expired Permits
1
Unsafe Structures
10
Properties
39
Building Permits
Permit Cross-Reference
Properties with violations + permits 5
Properties with violations, no permits 5
Total permits in zip 39
Issued (active) 0
Final (completed) 0
Expired / voided 14
Total permit value $17,862,329
Property Value Impact
Avg assessed (properties with violations) $1,012,405
Avg assessed (violation-free properties) $1,517,560
33% lower
assessment gap for violated properties
Properties with violations 10
Violation-free properties 132
Ownership of Violated Properties
Corporate-owned 4
Individual-owned 11
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 11500 NW 57 CT, Miami-Dade County, FL 33 | $508,000 |
All Other Code Violations (6)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20250240372 | 11500 NE 13 AVE, North Miami Beach, | $440,561 |
| 20250236020 | 11500 SW 93 ST, Kendall, FL 33176-0 | $1,150,671 |
| 20240226462 | 11500 SW 120 ST, Kendall, FL 33176- | $5,625,000 |
| 20240226533 | 11500 NE 13 AVE, North Miami Beach, | $440,561 |
| 20250238621 | 11500 SW 120 ST, Kendall, FL 33176- | $5,625,000 |
| 20250241067 | 11500 N MIAMI AVE, North Miami, FL | $700,876 |
Expired Permit (5)
Building permits that were pulled but never received final inspection — work may not meet code.
| Case # | Address | Market Value |
|---|---|---|
| A2023004286 | 11500 SW 72 ST, Kendall, FL 33173-0 | $2,582,339 |
| A1998000635 | 11500 SW 107 CT, Kendall, FL 33176- | $932,671 |
| 20260242994 | 11500 NW 57 CT, Miami-Dade County, | $424,951 |
| A1996000953 | 11500 SW 107 CT, Kendall, FL 33176- | $932,671 |
| A2025001508 | 11500 GALLOWAY RD, Kendall, FL 3317 | $1,315,623 |
Unsafe Structure (1)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
| Case # | Address | Market Value |
|---|---|---|
| F2014115434 | 11500 NW 7 AVE, North Miami, FL 331 | $1,032,440 |
Unknown (3)
| Case # | Address | Market Value |
|---|---|---|
| 202504003705 | 11500 N MIAMI AVE, North Miami, FL | $700,876 |
| 200005006098 | 11500 NW 10 AVE, North Miami, FL 33 | $272,326 |
| 202504003648 | 11500 N MIAMI AVE, North Miami, FL | $700,876 |
What Do These Violations Mean for 11500?
11500 has 15 open code violations across 10 properties. Of these, 5 are expired building permits — meaning someone pulled a permit to do construction work but never completed the final inspection required to close the permit. The work may or may not meet current building codes.
5 properties in this zip have code violations but no building permits on record at all — a strong signal that work was done entirely without permits. This is a significant risk factor for buyers, as unpermitted work can affect insurance coverage, financing eligibility, and resale value.
Properties with open violations in 11500 are assessed at an average of $1,012,405, compared to $1,517,560 for violation-free properties — a 33% assessment gap. While lower assessed values mean lower taxes today, they also reflect the market's recognition of the risk and remediation costs associated with these properties.
Of the 10 properties with violations, 11 are individually owned and 4 are corporate-owned (LLC, trust, or corp). Most violated properties are individually owned, suggesting owner-occupied homes where renovation or maintenance projects stalled.
Frequently Asked Questions
What happens if I buy a property with an expired permit in 11500?
Under Florida law, code violations and open permits transfer with the property. You become responsible for bringing the work into compliance, which may require hiring a licensed contractor, scheduling inspections, and potentially undoing or redoing work that doesn't meet code. Always request a permit search before closing.
Can I get a mortgage on a property with code violations?
It depends on the violation type. FHA and VA loans typically require all open violations to be resolved before closing. Conventional loans may allow some minor violations but not "unsafe structure" designations. Cash buyers have no such restrictions, which is why investors often target these properties.
How do I resolve an expired permit in Miami-Dade County?
Contact the Miami-Dade Building Department to request a re-inspection. If the original work meets current code, you may be able to close the permit with a single inspection visit. If the work doesn't meet code, you'll need to hire a licensed contractor to bring it into compliance before re-inspection.