13780 SW 88 ST
Financial institution · Unincorporated County · 33186 · Kendall West
At a glance
13780 SW 88 ST in Unincorporated County, FL is listed on the Miami-Dade County property roll as “Financial institution”, folio 3059030070020. The roll records 6,182 sq ft of building area, 1 floors, a 1980 build year and an assessed value of $2,190,000 (2026 roll). It last sold for $100 in Aug 1994. 8 active business locations at this address appear in public records.
Permits and tenant turnover — what runs ahead of a listing
Recent activity
| Issued | Suite | Work | Cost | Status | Contractor |
|---|---|---|---|---|---|
| Jan 2026 | — | ELECTRICAL SIGN | — | F | SHARK SIGNS LLC |
| Jan 2026 | — | ELECTRICAL SIGN | — | F | SHARK SIGNS LLC |
| Nov 2025 | — | TEMP SERVICE TEST & REPAIR | — | F | MAS ELECTRICAL CONTRACTORS INC |
| Nov 2025 | — | ELECTRICAL | — | F | RIVERSIDE ELECTRIC AND CONTRACTING SERVICES LLC |
| Aug 2025 | — | WINDOWS | — | F | NEXUS CONSTRUCTION AND DESIGN LLC |
| Jul 2025 | — | FIRE ALARM SPECLT | — | F | FIRE-LINK TECHNOLOGIES INC |
| Jun 2025 | — | A/C - UNLTD · HEATING · INSULATION · MECHANICAL VENTILATION | — | F | ARRAS CORP |
| Jun 2025 | — | METAL AWNG & SHUTR | — | F | AWNINGS OF HOLLYWOOD INC |
| Jun 2025 | — | ELECTRICAL | — | F | MAS ELECTRICAL CONTRACTORS INC |
| Jun 2025 | — | PLUMBING | — | F | DO YOU NEED A GOOD PLUMBER INC |
| May 2025 | — | GRAVEL, SBS, SINGLE PLY, ETC. | — | F | VICO PAINTING CONTRACTORS LLC |
| May 2025 | — | MASTER TV ANTENNA · DATA COMMUNICATION CABLES · TELEPHONE AND COMMUNICATION | — | F | CUSTOM CALL CENTERS INC |
| May 2025 | — | GENERAL (COUNTY) | — | F | CAMCON GROUP LLC |
| Apr 2025 | — | LIGHTING POLE (STANDARD) | — | F | RIVERSIDE ELECTRIC AND CONTRACTING SERVICES LLC |
| Apr 2025 | — | LAWN SPRINKLER | — | F | ALEMAN'S SPRINKLERS & DESIGN INC |
| Feb 2025 | — | GENERAL (COUNTY) | — | F | ALL AMERICAN ENGINEERING INC |
| Feb 2025 | — | GENERAL (COUNTY) | — | F | ALL AMERICAN ENGINEERING INC |
Permits come from Miami-Dade County, with job cost and square footage added from the City of Miami's file where the building sits in the city. Arrivals and departures are business-tax receipts opened and closed at this address. None of this is an availability listing. A permit means work was authorised, not that space is for rent, and a closed receipt can mean a business moved, renamed or simply stopped renewing. It is the record that runs ahead of a listing, which is the only part of "what is coming available" that is public at all.
Recorded transfers — county roll + state sale file
Sale history
| Recorded | Price | Qualification | Source | Instrument |
|---|---|---|---|---|
| Aug 1994 | $100 | not rated | County roll | — |
Prices are the consideration the documentary stamps indicate, as recorded by Miami-Dade County. A qualification code is the property appraiser's judgement of whether a transfer was arm's length; the state publishes it only for the current roll period, so older transfers appear unrated rather than assumed clean. Whether a building is on the market today, and at what price, is not a public record and is not shown here — asking prices, listings and lease terms live in private commercial databases.
Public record — 9 matched business locations
Tenants & business locations
| Company | Suite / floor | Since | Source | Match |
|---|---|---|---|---|
| GABLES PEDIATRICS LLC | — | Jan 2026 | County business tax | folio match · high |
| KATERINA MAURY APRN | — | Jan 2026 | County business tax | folio match · high |
| ROGER STOUDT MD | — | Jan 2026 | County business tax | folio match · high |
| MORENO NATALIE APRN | — | Jan 2026 | County business tax | folio match · high |
| CATHERINA PUIG APRN | — | Jan 2026 | County business tax | address match · high |
| BIANCA SOTO MD | — | Jan 2026 | County business tax | address match · high |
| CITY NATIONAL BANK OF FLORIDA | — | Dec 2009 | County business tax | address match · high |
| City National Bankvia CITY NATIONAL BANK | — | Feb 2016 | Certificate of use | folio match · high |
Former / closed records (1)
| Company | Suite | Since | Source |
|---|---|---|---|
| VITALMD GROUP HOLDING LLC | — | Jan 2026 | County business tax |
Miami-Dade County assessment roll 2026
Parcel record
| Field | Value |
|---|---|
| folio | 3059030070020 |
| Site address | 13780 SW 88 ST |
| Land use (DOR) | 2313 — Financial institution |
| Building area (actual) | 6,182 sq ft |
| Building area (gross) | 5,997 sq ft |
| Floors / units / buildings | 1 / — / 1 |
| Lot size | 23,530 sq ft |
| Year built | 1980 |
| Zoning (primary) | 6200 |
| Land value | $1,058,850 |
| Building value | $1,131,150 |
| Total assessed value | $2,190,000 |
Recorded owner (assessment roll)
KENDALL COMMERCIAL ASSOCIATES
Owner mailing address: 2665 S BAYSHORE DR STE 1200, MIAMI, FL, 33133
Location
- Address
- 13780 SW 88 ST
- City
- Unincorporated County
- Submarket
- Kendall West
- ZIP
- 33186
- Coordinates
- 25.68478, -80.41861
Submarket labels are informal ZIP-derived groupings, not official designations.
Within ~650 m
Nearby office buildings
- 9000 SW 137 AVE148 tenants
81,680 sq ft · 2 fl · 1985
- 13701 SW 88 ST112 tenants
39,984 sq ft · 3 fl · 1981
- 14050 SW 84 ST46 tenants
9,096 sq ft · 2 fl · 1985
- 13700 N KENDALL DR1 tenants
7,848 sq ft · 1 fl · 1977
- 14090 SW 84 ST5 tenants
4,965 sq ft · 1 fl · 1973
- 13500 SW 88 ST 2451 tenants
1,788 sq ft · 1981
How does 13780 SW 88 ST compare with other Miami office buildings?
At 6,182 sq ft, 13780 SW 88 ST is about 79% smaller than the average office building on the Miami-Dade County roll, which comes to 29,215 sq ft across 4,288 buildings.
Its assessed value works out to $354 per square foot of building area, against $203 across all office floor area on the roll.
The last recorded sale priced it at $0 per square foot.
What has happened at 13780 SW 88 ST recently?
1 recorded transfer is on file for this parcel, the latest dated Aug 1994.
17 building permits on record, 17 issued in the last 24 months.
In the last 12 months 7 businesses opened a receipt here and 1 closed one.
What does “FINANCIAL INSTITUTION : OFFICE BUILDING” mean for this parcel?
The Miami-Dade County roll classifies folio 3059030070020 as “FINANCIAL INSTITUTION : OFFICE BUILDING” (use code 2313). BuildingCensus includes a parcel in its office census when the roll gives it an office-class use, so the label is the county's, not an inference.
Its primary zoning on the roll is 6200.
Frequently asked questions
Who owns 13780 SW 88 ST?
The recorded owner on the Miami-Dade County assessment roll (2026) is KENDALL COMMERCIAL ASSOCIATES. Owner mailing address on file: 2665 S BAYSHORE DR STE 1200, MIAMI, FL, 33133.
What companies have offices at 13780 SW 88 ST?
8 active business locations at this building appear in Miami-Dade County public records, including GABLES PEDIATRICS LLC, KATERINA MAURY APRN, ROGER STOUDT MD, MORENO NATALIE APRN, CATHERINA PUIG APRN. Public records under-count tenants that don't hold a local receipt or register the address.
How big is 13780 SW 88 ST?
The Miami-Dade County roll records 6,182 sq ft of building area, 1 floors, a build year of 1980. It sits on a 23,530 sq ft lot.
What is the assessed value of 13780 SW 88 ST?
$2,190,000 on the 2026 Miami-Dade County roll — $1,058,850 land and $1,131,150 building. Assessed values are taxable-roll figures, not market prices.
When did 13780 SW 88 ST last sell?
The last recorded transfer was in Aug 1994 for $100 ($0 per square foot).
What is the folio for 13780 SW 88 ST?
Folio 3059030070020, site address 13780 SW 88 ST, Unincorporated County. It is the key to look the parcel up in the Miami-Dade County Property Appraiser — assessment roll.
More around 13780 SW 88 ST
Everything here comes from public records, and public records go stale. If you know better, say so.
Data provenance — public records only
- Miami-Dade County Property Appraiser — assessment roll — Parcel identity, site address, recorded owner, use code, areas, year built and assessed values, via the county's public GIS services (MD_LandInformation, PaGis layer).
- Miami-Dade County Local Business Tax roll — Business-tax receipts: business name, premises address (incl. suite/floor), account status and start date, via the county's public GIS services.
- Florida Division of Corporations (Sunbiz) — corporate data file — Registered entities: document number, status, filing date, registered agent and principal address, from the state's public quarterly data file.
- Miami-Dade County Property Appraiser — recorded sale — The last recorded transfer price and date for the parcel, from the county's public property point view.
- Florida Department of Revenue — Sale Data File — Every transfer in the current roll period with the property appraiser's sale qualification code, vacant/improved code, multi-parcel flag and the clerk's recording reference.
- Miami-Dade County building permits, and City of Miami permits since 2014 — Issued permits on the parcel: scope of work, suite where recorded, contractor, status and completion date, plus job cost and square footage from the city's file.
- Miami-Dade County certificates of use — Certificates authorising a business to occupy a space: the date it was issued, the corporate and trading names, the county's business-use label, the suite, and the officers named on the application.
Every fact on this page is drawn from the government records above — no listing sites, no scraped platforms, no third-party images. Facts from public records are uncopyrightable; each tenancy row carries its source and match confidence. Records can lag reality — a business-tax receipt or registration at an address is evidence of occupancy, not a lease confirmation.
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Dataset updated . Source: Miami-Dade County assessment roll, folio 3059030070020.
About this data
Source: Miami-Dade County Property Appraiser — assessment roll, as published October 8, 2026. See the methodology for how records are matched, cleaned and scored.
Cite as: BuildingCensus, “13780 SW 88 ST, Unincorporated County, FL (folio 3059030070020)”, https://buildingcensus.com/offices/miami/office-building-7f6289c8 (data as of October 8, 2026).