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Zip Code 11761
Code Violations & Unpermitted Work in 11761
24 open violations across 14 properties — cross-referenced with 22 building permits, recent sales, and tax assessments.
24
Total Violations
7
Expired Permits
1
Unsafe Structures
14
Properties
22
Building Permits
Permit Cross-Reference
Properties with violations + permits 4
Properties with violations, no permits 10
Total permits in zip 22
Issued (active) 0
Final (completed) 0
Expired / voided 13
Total permit value $358,423
Property Value Impact
Avg assessed (properties with violations) $224,837
Avg assessed (violation-free properties) $410,390
45% lower
assessment gap for violated properties
Properties with violations 14
Violation-free properties 53
Ownership of Violated Properties
Corporate-owned 3
Individual-owned 21
Recent Sales on Properties with Violations
Transactions since 2023 on properties that currently have open code violations
| Address | Sale Price |
|---|---|
| 11761 SW 18 ST 6-37, Kendall, FL 33175-0000 | $285,000 |
| 11761 SW 226 TER, Palmetto Bay, FL 33170-0000 | $650,000 |
All Other Code Violations (13)
General building code, zoning, and property maintenance violations.
| Case # | Address | Market Value |
|---|---|---|
| 20260246990 | 11761 SW 18 ST 4-37, Kendall, FL 33 | $206,116 |
| 20260246992 | 11761 SW 18 ST 4-37, Kendall, FL 33 | $206,116 |
| 20250239289 | 11761 SW 18 ST 6-37, Kendall, FL 33 | $206,116 |
| 20250239291 | 11761 SW 18 ST 8-37, Kendall, FL 33 | $230,546 |
| 20250239292 | 11761 SW 18 ST 9-37, Kendall, FL 33 | $206,116 |
| 20250239290 | 11761 SW 18 ST 7-37, Kendall, FL 33 | $172,070 |
| 20250239216 | 11761 SW 18 ST 2-37, Kendall, FL 33 | $156,272 |
| 20250239219 | 11761 SW 18 ST 5-37, Kendall, FL 33 | $206,116 |
| 20250239217 | 11761 SW 18 ST 3-37, Kendall, FL 33 | $206,116 |
| 20250239215 | 11761 SW 18 ST 1-37, Kendall, FL 33 | $230,546 |
| 20250239218 | 11761 SW 18 ST 4-37, Kendall, FL 33 | $206,116 |
| 20210211316 | 11761 SW 176 ST, South Miami Height | $458,177 |
| 20080115813 | 11761 SW 190 ST, South Miami Height | $449,974 |
Expired Permit (7)
Building permits that were pulled but never received final inspection — work may not meet code.
| Case # | Address | Market Value |
|---|---|---|
| A2025003977 | 11761 SW 180 ST, South Miami Height | $505,361 |
| 20250239715 | 11761 SW 176 ST, South Miami Height | $458,177 |
| A2025002709 | 11761 SW 176 ST, South Miami Height | $458,177 |
| 20240233317 | 11761 SW 180 ST, South Miami Height | $505,361 |
| 20240232494 | 11761 SW 176 ST, South Miami Height | $458,177 |
| 20110142082 | 11761 SW 226 TER, Palmetto Bay, FL | $593,598 |
| A2010003640 | 11761 SW 190 ST, South Miami Height | $449,974 |
Unsafe Structure (1)
Properties formally designated unsafe by Miami-Dade County — may be condemned or require demolition.
| Case # | Address | Market Value |
|---|---|---|
| 20130159993 | 11761 SW 173 ST, South Miami Height | $386,135 |
Unknown (3)
| Case # | Address | Market Value |
|---|---|---|
| 201302004494 | 11761 SW 173 ST, South Miami Height | $386,135 |
| 201302004493 | 11761 SW 173 ST, South Miami Height | $386,135 |
| 201302004491 | 11761 SW 173 ST, South Miami Height | $386,135 |
What Do These Violations Mean for 11761?
11761 has 24 open code violations across 14 properties. Of these, 7 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.
10 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 11761 are assessed at an average of $224,837, compared to $410,390 for violation-free properties — a 45% 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 14 properties with violations, 21 are individually owned and 3 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 11761?
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.