Miami FL 33125 Weather & Storm Advisory
River Run South • Miami River Basin • Station 33125All atmospheric and flood conditions are currently within normal baseline levels for Zip Code 33125 and the Miami River corridor.
River Run South Condominium
Resident Resources • 2415 & 2475 NW 16th St Rd, Miami, FL 33125
Official AppFolio Resident Portal
AppFolio is the single official cloud portal for River Run South residents to make HOA payments, submit maintenance requests, view financial budgets, and download governance documents.
AppFolio All-In-One Resident Portal
Everything for your residence in one portal! Remit monthly maintenance fee assessments via ACH or card, track real-time account ledgers, submit maintenance work orders, download official condominium governance documents (Declaration, By-laws, Financial Budgets, Meeting Minutes), and submit ARC renovation forms.
Monthly dues are payable on the 1st of each month with a 10-day grace period. Link your checking account for 100% free ACH bank transfers or schedule recurring automatic payments so you never incur late penalties. Credit and debit cards are also accepted (processing fees apply).
• Zero fee: eCheck / ACH direct debit
Submit non-emergency maintenance issues (corridor lighting, gate clickers, building common elements) directly in AppFolio with photos. You will receive live status updates and contractor notifications as tickets are assigned and resolved.
Under the "Shared Documents" tab in AppFolio, owners have 24/7 access to recorded Condominium Declarations, By-laws, Articles of Incorporation, approved Operating Budgets, meeting minutes, and the SIRS Reserve Study.
Download the official "Online Portal by AppFolio" app on iOS and Android to manage payments, upload maintenance photos directly from your phone camera, and receive community announcements.
Where Your Monthly HOA Payments Are Used
Official 2026 approved operating budget allocation percentages for River Run South Condominium Association Inc., funding 174 residences, 24/7 security, waterfront maintenance, and mandatory reserves.
🧮 Interactive Monthly Assessment Dollar Calculator
All 174 units share equal assessments (0.5747% per unit). Type in your monthly maintenance payment to calculate your exact category dollar distribution:
2026 Monthly Budget Allocation
Total Monthly Operating & Reserve Distribution: 100% Fully Allocated Across 174 Residences
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Manicured Courtyard & Riverfront Stroll
A serene, family-oriented haven that warmly welcomes children and dogs. Features breezeways connecting the 2415 & 2475 residential towers, native tropical palms, shaded sitting benches, safe enclosed courtyards, and direct access to scenic riverfront walks.
Realtor & Leasing Agent Hub
Everything you need to market, show, and close sales or rentals at River Run South.
Welcome Real Estate Professionals
River Run South offers waterfront living along the Miami River with gated security, covered garage parking, and central access to Miami's top districts. Use the selling points, copy-ready MLS remarks, and quick facts below to present the community to your prospective buyers and tenants.
⭐ Top Selling & Marketing Highlights
Miami River Waterfront
Direct frontage on the North Fork of the Miami River. Waterfront views, river breezes, and scenic waterside walking paths.
Gated Privacy & Security
Fully fenced perimeter featuring a physical entry guardhouse, controlled gate access, secure elevators, and surveillance.
4-Story Covered Garage
Assigned covered parking inside a detached 4-level parking garage protecting vehicles from sun and weather, plus dedicated visitor parking.
On-Site Amenities & In-Unit Comfort
Air-conditioned fitness center, resident clubhouse/social room, riverfront gazebo, hurricane impact glass, and in-unit washer/dryer hookups.
📍 Strategic Location & Drive Times
Key proximity highlights for client presentations and relocation clients.
📋 Copy-Ready MLS Remarks
One-click public MLS remarks for listing agents to copy directly into Matrix, FlexMLS, or marketing fliers.
🏷️ For Sale (MLS Public Remarks)
🔑 For Rent (MLS Public Remarks)
❓ Quick Answers for Showings & Client Inquiries
Immediate answers to common showing questions without flipping through governing documents.
What utilities are included in the maintenance / rent?
Where do guests park during showings and visits?
What is the community pet policy?
Are short-term rentals (Airbnb/VRBO) permitted?
Can electric vehicles be charged on-site?
Permitted & Prohibited Actions in the Condominium
Direct, practical guidance for condominium living. 6 fundamental rules every adult resident must follow to maintain community order, protect property values, and avoid fines, towing, or legal action.
1. Assigned Parking & Towing Enforcement
2. Household Trash & Chute Guidelines
3. Sound Levels & Quiet Hours Policy
4. Monthly HOA Maintenance Assessments
5. Heavy Furniture, Deliveries & Elevator Pads
6. Pets, Leash Requirements & Waste Pickup
📌 Immediate Action Steps for 4 Common Resident Situations
Essential Community Rules & Parking Bylaws
Condominium bylaws and policies translated into plain English. Review parking restrictions, visitor pass policies, quiet hours, pet guidelines, and architectural modification approvals.
Parking at River Run South is strictly regulated to protect emergency fire access, prevent overcrowding, and maintain property value:
- Assigned Parking Spaces: Residents must park solely within their deeded or assigned Limited Common Element (LCE) parking space. Encroaching on neighboring lines is subject to violations.
- Vehicle Size Ceiling: Maximum vehicle dimensions allowed on property: 19 feet long, 6 feet 8 inches high, under 6,000 lbs gross vehicle weight.
- Prohibited Vehicles: Trucks (including heavy-duty dual-wheel pickups), commercial work vehicles, cargo vans, trailers, campers, RVs, buses, boats, jet skis, motorcycles, and motor scooters are prohibited from parking overnight.
- Visitor Parking Restrictions: Visitor spaces are for active visitors only. Overnight visitor parking is limited to a maximum of 4 overnight stays per 10 calendar days. All visitor vehicles must display a valid visitor pass obtained at the guardhouse.
- Strict Towing Enforcement: Unauthorized vehicles, vehicles with expired license tags, or vehicles blocking fire lanes are subject to immediate towing under Florida Statute § 715.07 at vehicle owner's expense.
- EV Charging: EV charging cords cannot be plugged into building common outlets or extended from unit balconies.
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4-Level Structured Parking Deck
Assigned resident spaces with covered stairwells and iconic circular spiral drive ramp.
Gate Entrance & Visitor Staging
Dual barrier lanes: left lane for resident barcode decals, right lane for visitor check-in.
To preserve uniform coastal facade aesthetics and ensure hurricane-safety compliance:
- No Hanging Over Railings: No laundry, clothing, towels, mops, or rugs may be hung from balcony railings or balcony ledges at any time.
- White Window Liners: All window draperies, blinds, and window treatments visible from the exterior must feature white or off-white backings/liners.
- No Exterior Drilling: Drilling, bolting, or anchoring into exterior building stucco, balcony ceilings, or floor slabs (for hammocks, hanging swings, heavy planters, or shade canopies) is strictly prohibited without prior written Board approval to safeguard building waterproofing.
Living in a multi-story waterfront community requires mutual courtesy:
- Designated Quiet Hours: 10:30 PM to 8:00 AM daily. Loud music, television bass, loud parties, or construction noises are prohibited during these hours.
- Common Areas: Hallways, stairwells, and elevators are quiet zones. Children must be supervised in common hallways and courtyards.
- Reporting: Noise disruptions should first be reported to the on-site guardhouse, and chronic nuisances submitted through the AppFolio resident portal.
River Run South is an established, family-oriented community where children and dogs are warmly welcomed! To preserve a clean, healthy, and peaceful home for all families:
- Welcoming Dogs & Cats: Domestic household pets are warmly permitted (up to 15-20 lbs at full maturity per recorded declaration guidelines and board registration).
- Leash Safety for Kids & Pets: All dogs must be kept on a physical handheld leash at all times while in elevators, corridors, parking decks, and common walkways.
- Mandatory Waste Cleanup & Fine Enforcement: Residents with pets MUST immediately pick up, bag, and dispose of pet waste in outdoor waste bins. Leaving pet waste in elevators, stairwells, courtyards, or walkways is strictly prohibited and results in immediate $100 fines per violation (up to $1,000 maximum per F.S. § 718.303).
- Supportive Community Atmosphere: Quiet hours (10:30 PM – 8:00 AM) ensure peaceful rest for growing families and children.
To maintain sanitary grounds for our children and residents, pet waste must be bagged and removed immediately. Failure to clean up after your pet will result in an automatic $100 fine per occurrence levied against the resident, mandatory Board review, and potential loss of pet approval.
Florida Statute § 718.303 sets strict due process standards for condominium fines:
- Statutory Rates: Fines may be levied up to $100 per day for continuing violations, up to a statutory aggregate maximum of $1,000 per violation.
- 14-Day Notice & Independent Hearing: No fine may be imposed without at least 14 days' advance written notice and an opportunity for a hearing before an independent Fining Committee composed of residents who are not Board members or officers.
- No Property Lien: Under Florida law, condominium fines cannot become a lien against the unit. However, persistent violations can result in suspension of common amenity privileges.
Before beginning any interior renovation, flooring replacement, plumbing, or electrical work:
- ARC Application: An Architectural Review Committee (ARC) application must be submitted to Loyalty Property Management and approved in writing prior to work commencing.
- Contractor Credentials: Contractors must be licensed in the State of Florida / Miami-Dade County, carry at least $1,000,000 general liability insurance naming the Association as additional insured, and provide proof of Workers' Compensation.
- City of Miami Permits: Building, plumbing, or electrical permits must be posted on the unit front door as required by City of Miami Building Department.
- Soundproofing Underlayment: Hard surface flooring (tile, wood, laminate) requires an approved sound attenuation membrane meeting Association STC and IIC sound rating standards.
River Run South Condominium Association — Official Rules & Regulations
Below is the complete verbatim text of the recorded Condominium Rules and Regulations and Parking Bylaws governing River Run South Condominium (2415 & 2475 NW 16th St Rd, Miami, FL 33125). Click to expand and review any section.
PART I: GENERAL RULES AND REGULATIONS (ITEMS 1–44)
- Single-Family Residential Use: A unit may be used only for single family residential purposes. No unit may be partitioned or subdivided, except in accordance with the provisions of the Declaration of Condominium.
- Occupancy Limits: The number of people occupying a condominium unit shall not exceed the amount permitted by applicable zoning regulations promulgated from time to time by the appropriate governmental authority.
- Reserved / Unassigned.
- Exterior Modifications & Flags: The exterior of the building and all areas appurtenant to the condominium shall not be painted, decorated or modified by any unit owner in any manner without the prior consent of the Association, which consent may be withheld on purely aesthetic grounds within the sole discretion of the Association. However, pursuant to section 718.113(4), Florida Statutes, Unit Owners are permitted to respectfully display a United States flag and on Armed Forces Day, Memorial Day, Flag Day, Independence Day and Veterans Day may display in a respectful way portable, removable, official flags, not larger than 4 ½ feet by 6 feet, that represent the United States Army, Navy, Air Force, Marine Corps or Coast Guard, regardless of any rules or requirements dealing with flags. No awnings, window guards, light reflective materials, hurricane or storm shutters, ventilators, fans or air conditioning devices shall be used in or about the building except as shall have been approved by the Association.
- Window Coverings & Liners: Installation of drapes or curtains visible from the exterior of the unit shall have white or off-white, black out type liners used, which liners must be approved by the Association.
- Supervision of Children: Children of guests shall at all times be supervised by their parents or the Unit Owner they are visiting. Children shall not be permitted to play or loiter in stairways, sidewalks or other Common Elements.
- Common Element Walkways: The sidewalks, catwalks, entrances, passages, fire exits, patios, stairways, and like portions of the Common Elements or Limited Common Elements shall not be obstructed and shall not be used for any purpose other than ingress and egress; nor shall carts, carriages, bicycles, chairs, tables or any other similar objects be stored therein.
- Personal Property Storage: The personal property of Unit Owners must be stored in their respective units.
- Balconies & Laundry Drying: No garbage cans, supplies, or other articles shall be placed in or on the patios, balconies or staircase landings, nor shall any linen, blankets, clothing, curtains, rugs, mops, or laundry of any kind or other articles, be shaken or hung from any of the windows, doors, patios or balconies. No visible clothes lines or other outside facility for drying or airing clothes shall be erected.
- Shaking Rugs & Dropping Objects: No cloth, clothing, rugs or mops shall be hung open or shaken from windows or doors. No Unit Owner shall permit anything to fall from a window or of a Unit, or sweep or throw from the Unit any dirt or other substance into any of the sidewalks, patios or Common Elements.
- Trash Disposal: All garbage must be deposited in bags with all other refuse in areas designated for such purpose.
- Skateboarding & Bicycles: No skateboarding or bicycle riding shall be permitted in the Common Elements or on the Condominium Property.
- Association Employees: Employees of the Association may not be sent by Unit Owners for personal errands. The Board shall be solely responsible for supervising Association employees.
- Inoperable Vehicles: No motor vehicle which cannot operate on its own power shall remain on the Condominium Property for more than forty-eight (48) hours.
- Vehicle Repairs: No vehicle shall be repaired on the Condominium Property.
- Prohibited Parking: No trucks, trailers, mobile homes, vans, campers, buses, motorcycles or similar vehicles shall be parked on the condominium Property.
- Boats & Watercraft: No boats, rafts, canoes or other similar craft shall be allowed on the Condominium Property.
- Balcony Cleanliness & Furnishings: All balconies and decks shall be kept in an orderly, clean and sanitary fashion at all times. Consistent with the foregoing, the placement of any chairs, benches and tables on same shall be of such a number, nature and type as are customarily used for leisure purposes and in all cases subject to the Board's prior approval.
- Disruptive Conduct: No Unit Owner shall make or permit any disruptive noises or noxious fumes in the buildings, or permit any conduct of any persons that will interfere with the rights, comforts or conveniences of other residents.
- Musical Instruments & TV Volume: No Unit Owner shall play or permit to be played any musical instruments, or operate or permit to be operated a phonograph, television, radio or sound amplifier in his Unit, porch balcony or patio in such a manner as to disturb or annoy other residents.
- Vocal Instruction: No Unit Owner shall conduct or permit to be conducted vocal or instrumental instruction at any time which disturbs other residents.
- Quiet Hours (10:30 PM to 8:00 AM): Radios, televisions and other instruments which may create noise should be turned down to a minimum volume between the hours of 10:30 p.m. and 8:00 a.m. All other unnecessary noises, such as bidding good night to departing guests and slamming car doors between these hours should be avoided.
- Interference with Reception: No radio or television installation shall be permitted in a Unit, balcony or patio which interferes with the television or radio reception of another unit.
- Antennas & Aerials: No antenna or aerial maybe erected or installed by a Unit Owner on the roof or exterior walls of the buildings.
- Signs & Notices: No sign, advertisement, notice or other lettering, except signs used by Developer, shall be exhibited, displayed, inscribed, printed or affixed in, on or upon any part of a Unit which may be seen from the Common Elements pursuant to Section 718.103 (70 F.S.).
- Cooking Restrictions: Cooking shall be allowed only in the kitchen of each Unit and within those Common Elements of the Condominium Property which are designated by the Board for such use.
- Banners & Pictures: No signs, pictures, banners, posters or other objects of any nature shall be displayed from, affixed to, or painted upon a Unit or the Common Elements.
- Plant Diseases & Insects: No Unit Owner shall permit any condition to exist which shall induce, breed or harbor plant diseases or noxious insects.
- Flammable Substances: No flammable, combustible, or explosive fluids, chemicals or substances shall be kept in any Unit, balcony or patio, except as maybe required for normal household or permitted business use.
- Hurricane Season Absence: A Unit Owner who plans to be absent during the hurricane season must prepare his Unit prior to his departure by removing objects from patios and designating a responsible local contact.
- Consumption Areas: Food and beverages may not be consumed outside of a Unit and its appurtenant patio(s) or balcony except in designated areas.
- Enclosing Balconies: A Unit Owner shall not cause anything to be affixed or attached to, hung, displayed or placed on the roofs exterior walls, patios, or windows, nor shall any Unit Owner screen or otherwise enclose his balcony or patio.
- Window Ledge Objects: Plants, pots, receptacles and other movable objects must not be kept, placed or maintained on ledges of windows. No object shall be hung from window sills.
- Throwing Objects from Windows: Unit owners shall not throw cigars, cigarettes or any other objects from windows or doors.
- Pets & Animals: No PETS shall be maintained or harbored within a condominium unit, except as permitted per recorded community guidelines and F.S. 718.303.
- Drilling Floors & Walls: No drilling of floors, patios, exterior walls or ceilings is allowed for attachment or hanging of any material, including planters and hammocks, without prior written approval.
- Door Mats & Holiday Decor: No door mats may be placed outside of a Unit and no ornaments or decorations may be hung on the exterior walls, gates or fences, except for U.S. flags permitted under F.S. 718.113(4).
- Commercial Business Prohibition: No commercial or business purpose shall be conducted or solicited in any Unit.
- Window A/C Units: No Unit Owner may install or permit to be installed any window air conditioning unit in his Unit or in Common Elements.
- Moving Scheduling: No Unit Owner may schedule the moving of furniture or furnishing into or out of the Condominium unless scheduled with management to assure parking and access.
- Window Films & Reflective Glass: No Unit Owner shall attach any film or sun-reflective device or matter to the glass windows and glass doors without Board approval.
- Balcony Planter Heights: No plantings in a balcony or patio which can be observed over the horizontal or vertical planes of patio walls are permitted.
- Enforcement Costs & Attorney Fees: Those Unit Owners who violate these rules shall be responsible for all costs incurred by the Association, including court costs and reasonable attorney fees.
- Fining Procedures & Due Process: The Association shall provide reasonable notice and a hearing before levying a fine up to $100 per day / $1,000 aggregate before a committee of other unit owners.
PART II: PARKING RULES AND REGULATIONS (ITEMS 1–25)
- Designated Spaces Only: The streets within the Association shall not be used for vehicular parking and all vehicles shall be parked in a designated parking space, out of the right of way.
- Deeded Space Parking: Owners and residents shall park their motor vehicles in the parking space assigned to their unit without encroaching in the right of way or adjacent parking spaces.
- Motorcycles & Scooters: Motorcycles and scooters are not allowed within the condominium's parking area.
- Parking Permits / Decals: With the exception of emergency vehicles, every vehicle shall display the Association's parking permit in a conspicuous place.
- Visitor Spaces: Guests of owners/residents shall park in those parking spaces designated as "Visitor."
- Guest Stay Limits: No guest shall park in a "Visitor" parking space for more than a total of 4 overnight days each 10 calendar days without requesting advance permission.
- Visitor Sign Display: Any vehicle driven by a guest must prominently display a "Visitor Sign".
- Towing of Unregistered Guest Cars: Any guest vehicle parked in a space that is not designated as "Visitor" parking shall be subject, without notice, to immediate towing.
- Fire Lanes & Obstructions: Parking in a fire lane, in front of ingress and egress points, or emergency access lanes is expressly prohibited and subject to emergency towing without notice.
- Handicapped Parking: No vehicle shall park in a Handicapped space unless displaying a valid Disabled Parking Permit or License Plate.
- No Assignment of Spaces: Owners or registered residents may not assign, rent or otherwise allow for the use or transfer of their parking spaces to other Owners or Residents.
- Clear Ingress & Egress: Vehicles shall be parked such that there is no interference with other motor vehicles or pedestrian pathways.
- Size & Weight Limits: No vehicle exceeding 19 ft in length, 6 ft 8 in in height, or weighing in excess of 6,000 lbs shall be allowed to park in the building.
- Mandatory Registration: Vehicles must be registered with the association and belong to the occupant in the unit.
- Space Boundaries: The vehicle must fit within the boundaries set by its parking space lines drawn on the floor.
- Commercial Vehicles: No commercial vehicles (used for business purposes) shall be allowed to park.
- Compliance Grace Period: Vehicles presently in violation shall be given sixty (60) days to correct said violations.
- Abandoned or Inoperable Vehicles: No abandoned or inoperable vehicles (lacking current registration/tags, or not driven for 72+ hours) shall be stored or parked in the Association.
- No Vehicle Maintenance: No maintenance, repair, rebuilding, dismantling, repainting, or servicing of any kind on any vehicle may be performed anywhere in the Association.
- No EV Charging from Units: No electrical vehicle shall be charged from any electrical source originating from the Unit of an owner or resident.
- Cumulative Board Enforcement: The board may enforce these rules in accordance with the Declaration, Bylaws, and Florida Law, including fines and towing.
- Towing Risk & Notice: Any vehicle parked in violation may be towed at the sole risk and expense of the owner after 24 hours of written notice (or immediately for fire lanes/handicap/unauthorized visitor spots).
- Fining Limits: The Association may impose fines not exceeding $100.00 for each day the violation continues, up to $1,000.00 in the aggregate.
- No Circumvention / Rotation: Rotation of vehicles owned by the same owner/resident for the purpose of circumventing these rules is prohibited.
- Non-Waiver: Failure of the Association or its board to enforce any of these Rules and Regulations shall in no event be deemeda waiver of the rights to do so thereafter.
Resident Responsibility Matrix
Summary of rights, dues obligations, repair responsibilities, and procedural requirements.
| Responsibility / Right | Resident | Tenant / Renter | HOA / Common Area |
|---|---|---|---|
| Monthly HOA Dues & Special Assessments | Primary Obligation | No Direct Dues | Receives & Budgets |
| Building Roof, Exterior Facade & Balcony Structure | Common Element | Common Element | 100% HOA Insured & Maintained |
| Interior Plumbing, Drywall Finishes & A/C Unit | Resident Responsibility | Per Lease Agreement | Not Covered |
| Annual Elections & Voting Interests | 1 Vote Per Unit | No Voting Rights | 35% Quorum Threshold |
| Gate Barcode Decals & Visitor Parking Passes | Eligible (Max Assigned) | Eligible with Valid Lease | Enforces F.S. § 715.07 Towing |
| Lease Screening & Background Approval | Must Submit App to Board | Must Pass Screening | Conducts Background Check |
| Liability for Bylaw Violations & Fines | Ultimately Responsible | Subject to Notice | 14-Day Notice + Hearing |
Interactive Noise Guidelines & Decibel Comparison Chart
Test noise levels in decibels (dB), evaluate neighbor audibility through concrete walls and floor slabs, and review community quiet hour rules.
A kid throwing a ball against a wall or door is not good at any time. Impact noise from bouncing balls against corridor doors, unit walls, or exterior concrete surfaces causes severe reverberation and structural vibration throughout the building. This is strictly prohibited at all hours.
Building Insurance & Flood Coverage (RCBAP)
Master insurance disclosures for residents, mortgage lenders, underwriters, title companies, and appraisers. Resolve Fannie Mae & FEMA compliance questions instantly.
100% Blanket Hazard & Wind
Underwritten by Lloyd's of London for complete replacement cost across both towers & parking garage.
Selective Master Flood (RCBAP)
Included in monthly dues (FEMA Zone AE). Exceeds Fannie Mae § B7-3-06. No duplicate flood policy permitted.
Resident HO-6 Policy
Residents solely require standard interior "Walls-In" coverage for drywall, flooring, and personal property.
1. What Residents Need
Residents and lenders only require an HO-6 "Walls-In" policy. The structural shell is 100% covered under the master policy.
- Required Policy HO-6 "Walls-In"
- Resident Covers Drywall Paint, Trim, Cabinets
- Flooring & Fixtures Inward from Framing
- Personal Contents Resident Responsibility
- Building Structure 100% HOA Master
2. Master Hazard & Wind
Underwritten by Lloyd's of London covering towers, parking deck, and common property.
- Carrier Underwriters at Lloyd's
- Policy Status Active in Good Standing
- Coverage Scope Blanket Special Hazard & Wind
- Structures Covered Towers 2415 & 2475, Deck & Grounds
- Replacement Value 100% Blanket Replacement Cost
- Building Code Rating Miami-Dade HVHZ Certified
- Ordinance or Law Coverages A, B & C Endorsed
- Lender COI Issued via Master Desk
3. Master Flood (NFIP RCBAP)
Included in HOA dues: Residents DO NOT need separate building flood policies. Flood Zone AE.
- NFIP Flood Program RCBAP Master Policy
- Carrier / Underwriter Selective Insurance (NFIP)
- FEMA Flood Zone Zone AE (BFE 10.5 ft)
- Towers Included Building 2415 & Building 2475
- Fannie Mae Standard Fully Compliant (§ B7-3-06)
- Freddie Mac Standard Compliant (Guide § 8202.3)
- Separate Flood Policy NOT REQUIRED (Duplication Prohibited)
Key West Sage Standing-Seam Gables
Engineered with interlocking standing-seam metal roofs and reinforced concrete masonry. Exceeds Miami-Dade High-Velocity Hurricane Zone (HVHZ) building codes, providing optimal windstorm credits under our Lloyd's of London master hazard policy.
Under Fannie Mae Selling Guide Section B7-3-06 and National Flood Insurance Program (NFIP) statutory guidelines, an association's master RCBAP policy fully satisfies secondary mortgage market standards for residential condominium projects. River Run South Condominium exceeds these statutory requirements across both towers (2415 & 2475 NW 16th St Rd). FEMA strictly prohibits individual residents from duplicating building flood coverage on residential condominium buildings.
Real Estate & Valuation Comps
Direct links to verified valuation profiles for buyers, realtors, lenders, and appraisers assessing recent sales, rental values, and floor plan comps at River Run South.
Active rental listings, floor plan specs, and resident verified amenity details.
View Apartments.com →🏢 Nearby Comparable Condominium HOA Fee Benchmarks & Map
Monthly HOA maintenance dues comparison for established residential condominium complexes along the Miami River and Civic Center health district corridor (Ordered by Fee Amount).
| HOA / Complex Name | Property Address (Click to Open in Zillow ↗) | Stories / Units | Monthly HOA Amount |
|---|
Resident Address & Unit Directory
Official public property index for all 174 residential units at River Run South (2415 & 2475 NW 16th St Rd, Miami, FL 33125). Find neighbors by building and floor, verify square footage, statutory undivided resident shares, Miami-Dade County folios, and public safety permits.
174 Registered Unit Deeds & County Folios
All 174 condominium addresses and folios are indexed for public records research & SEO. Hidden by default to maximize viewscreen real estate.
Frequently Asked Questions & Solutions
Categorized solutions for new and existing residents, buyers, and mortgage lenders. Fast answers to reduce repetitive administrative questions and resolve common community needs.
Every resident vehicle must be registered with Loyalty Property Management and the on-site guardhouse. Present your current vehicle registration, driver's license, and proof of unit residency or approved lease. The barcode decal will be affixed to your front driver-side windshield for automated gate barrier access.
Contact Guardhouse →Visitors must enter via the right-hand visitor lane and announce their destination to the guardhouse. Visitor passes are limited to 4 overnight stays per 10-day rolling window. Visitors must only park in designated visitor spaces. Parking in assigned resident spaces, blocking driveways, or parking in fire zones will result in immediate towing under Florida Statute § 715.07.
View Complete Parking Bylaws →River Run South is proudly a family-oriented community that warmly welcomes children and dogs! Families enjoy our peaceful waterfront promenade, fresh river breezes, and secure gated environment. Under Declaration Section 5.6, domestic household pets (dogs and cats up to 20 lbs) are welcomed with standard board approval. For child and pet safety, dogs must be on a handheld leash in common hallways, elevators, and outdoor walkways, and pet waste must be bagged and disposed of promptly. Children thrive with our quiet courtyards and close proximity to nearby riverside parks like Sewell Park and Curtis Park!
Nearby Family Parks & Pet Care →Move-ins and move-outs must be scheduled at least 48 hours in advance with Loyalty Property Management. Permitted moving hours are Monday through Friday, 8:30 AM to 4:30 PM only (no weekend or holiday moving permitted). Maintenance must hang elevator protective wall pads prior to loading large furniture. A refundable security deposit may be required.
Contact Management Office →No. The marina and boat slips along the Miami River are managed by an entirely separate, independent private entity. The River Run South Condominium Association, Inc. and Loyalty Property Management do not own, operate, or maintain the boat docks, nor are any condominium HOA maintenance dues allocated toward the marina. Slip rentals, pricing, availability, and shore power agreements must be arranged directly through the independent Marina Operator / Dockmaster. Furthermore, condominium rules strictly prohibit parking boat trailers, boats, or jet skis in the residential parking garage or surface lots (towing enforced under F.S. § 715.07).
Read Complete Marina & Boat Slip Guidelines →USPS mailboxes are located in the ground floor lobby of each tower (Building 2415 and Building 2475). Mailbox keys are transferred from previous residents or landlords. Commercial delivery carriers (Amazon, UPS, FedEx) check in at the guardhouse gate and deliver parcels directly to resident unit doors or coordinated staging areas.
The Association carries an active master NFIP Residential Condominium Building Association Policy (RCBAP) through Selective Insurance (Zone AE), providing blanket master flood coverage across both residential towers (2415 & 2475 NW 16th St Rd). This satisfies Fannie Mae Selling Guide Section B7-3-06 and Freddie Mac underwriting requirements. Individual unit purchasers only require an HO-6 "Walls-In" policy. Official unit-specific Certificates of Insurance (COI) are issued directly to mortgagees via the Master Insurance Desk.
Review Flood Disclosure & Rebuttal →Mortgage underwriters and closing officers must email the Master Insurance Desk at insurance@lpmservices.info with the borrower's name, loan number, specific unit number, and full mortgagee clause. You may also contact the desk at (305) 446-5474.
Estoppel certificates and lender questionnaires must be ordered directly through Loyalty Property Management Services, Inc. (175 Fontainebleau Blvd, Suite 2-M5, Miami, FL 33172 | Phone: (305) 908-5644). Statutory turnaround times and fee schedules apply in compliance with F.S. § 718.116.
Contact Property Management →Residences fall under the Miami-Dade County Property Appraiser folio prefix 01-31-34-121-xxxx. The property is legally incorporated in the City of Miami municipal jurisdiction (Commission District 1, Health District / Allapattah submarket).
View Valuation & Comps →Units may be leased for a minimum lease term of 12 consecutive months. Short-term rentals, subletting, Airbnb, and VRBO rentals are strictly prohibited by the Declaration. All prospective tenants must complete a background check application through Loyalty Property Management and receive formal written Association approval prior to occupancy.
Resident Responsibility Matrix →For routine maintenance of common areas (hallways, exterior lighting, access gates, elevators), submit a work order through the AppFolio Resident Portal. For urgent common area emergencies (active pipe breaks on main vertical stacks, gate entrapment, elevator stoppage), call Loyalty Property Management dispatch at (305) 908-5644.
Open AppFolio Work Order →Yes, but all interior renovations involving flooring, plumbing, electrical, or walls require prior approval from the Architectural Review Committee (ARC). Hard surface flooring (tile, wood, laminate) must include a certified soundproofing membrane meeting Association STC and IIC standards. Contractors must provide $1,000,000 liability insurance and valid City of Miami building permits.
Review Remodeling Guidelines →Residents are 100% responsible for interior appliances and equipment servicing exclusively their unit, including the A/C compressor and air handler, hot water heater, interior electrical breaker panel, and plumbing fixtures inward from the wall framing. The Association maintains vertical sewer stacks, main domestic water risers, roof systems, and building exteriors.
Contractor construction and noisy remodeling work are strictly limited to Monday through Friday, 8:00 AM to 5:00 PM. No contractor work or loud power tools are permitted on Saturdays, Sundays, or federal holidays. Residential quiet hours are observed across all units daily from 10:30 PM to 8:00 AM.
Standard household trash must be securely tied in plastic garbage bags and placed into the trash chutes located on each residential floor. Never jam cardboard boxes or construction debris into chutes. For bulk items (furniture, mattresses, appliances), coordinate disposal with on-site staff or contact City of Miami Solid Waste dispatch at (305) 960-2800.
Miami Riverfront Skies
Twin 6-floor towers enjoying direct Miami River frontage, tranquil sunset vistas, and sailboat dockage.
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Gated Access Control
24/7 guarded security check-in, automated resident barcode scanner, and monitored visitor lane.
Still Need Help?
If your question is not listed above, connect directly with Loyalty Property Management or on-site security.
Open Contact Directory →Nearby Amenities, Family Parks & Pet Care
Family parks with playgrounds, walking trails along the river, veterinary clinics, supermarkets, and sports stadiums within minutes of 2415 NW 16th St Rd, Miami, FL 33125.
3810 SW 8th St, Coral Gables / Miami, FL • (305) 448-7387
Full-service veterinary hospital providing routine vaccinations, dental care, wellness checkups, and diagnostic treatment for dogs and cats.
1000 NW 27th Ave, Miami, FL • (305) 649-1234
Immediate 24-hour emergency trauma hospital, intensive care, and specialized surgical care located less than 5 minutes from River Run South.
501 Marlins Way, Miami, FL 33125 • Via NW 22nd Ave
World-class retractable-roof stadium home to MLB's Miami Marlins, international baseball classics, and major concert tours.
NW 37th Ave & SR-836 • 58-Acre Public Park & Stadium
Future 25,000-seat stadium for Inter Miami CF featuring public athletic fields, 58 acres of community green space, and retail district.
Publix at River Landing
1400 NW N River Dr, Miami, FL 33125
Waterfront retail destination with flagship Publix supermarket, pharmacy, bakery, waterfront dining, and covered parking.
Sedano's Supermarket
2425 NW 7th St, Miami, FL 33125
Fresh produce, butcher counter, seafood, and authentic Hispanic groceries convenient to the neighborhood.
CVS & 24-Hr Walgreens Drive-Thru
CVS: 1919 NW 7th St • Walgreens: 2700 NW 17th Ave
Prescription refills, convenience sundries, photo services, and late-night drive-thru pharmacy support.
1801 NW South River Dr, Miami, FL • 10 Acres on River
Historic 10-acre riverfront sanctuary shaded by virgin live oak canopies. Features a modern children's playground, scenic walking paths, dog-friendly riverbank strolls, and waterfront picnic benches.
1901 NW 24th Ave, Miami, FL • 25 Acres on River
Direct public boat launch ramp into the Miami River, lighted athletic fields, tennis courts, children's playground, and walking trail.
Sunset Balcony Vista
Unobstructed sunset reflections across the water with passing water taxis and recreational vessels.
Miami River Marina & Boat Slips Information
Essential maritime disclosure for residents, prospective buyers, and boaters. The boat slip docks along the Miami River bulkhead are owned, operated, and maintained by a completely separate private entity, distinct from River Run South Condominium Association, Inc.
The Marina is Separately Managed — Not Run by the Condominium Association
While River Run South enjoys prime waterfront vistas along the historic Miami River, the boat slips, wet slips, dock pilings, and maritime dock facilities located along the river seawall are not owned, operated, leased, or governed by River Run South Condominium Association, Inc. or Loyalty Property Management Services, Inc. The marina functions as an entirely independent commercial and private maritime facility under its own dockmaster, corporate ownership, licensing, insurance, and lease regulations.
HOA Dues & Management Scope
Condominium monthly maintenance assessments exclusively fund the 174 residential units, 2 twin towers (2415 & 2475 NW 16th St Rd), residential elevators, 4-level parking structure, 24/7 security guardhouse, building domestic water, and master structural insurance.
Slip Rentals & Dockmaster Protocol
Wet slips are leased independently through private dockage contracts. Slip availability, vessel length restrictions, draft clearance along the Miami River channel, electrical shore power hookups (30-amp / 50-amp), and freshwater supply are handled directly by the private marina management.
No Boat or Trailer Parking on Property
Under River Run South recorded condominium rules (General Rule #17 and Parking Rule #16), boats, boat trailers, jet skis, personal watercraft, and marine equipment are strictly prohibited from being parked anywhere on condominium property, including inside the parking garage or in visitor spots.
Miami River Basin Live Dashboards
Live zero-API embeds providing real-time Google Maps satellite location, Waze bascule bridge traffic delays, Windy interactive radar, NOAA river tide station, and National Hurricane Center outlook. (Lazy loaded on scroll for maximum performance).
Operations, Security & Contact Directory
Direct contact information for property management, gatehouse security, master insurance agency, towing enforcement, and municipal emergency dispatch.
Building Specifications & Association Metrics
Recorded property filings, statutory voting thresholds under Chapter 718 F.S., and building infrastructure data for 2415 & 2475 NW 16th St Rd, Miami, FL 33125.
Twin 6-floor concrete towers (Building 2415 with 84 units, Building 2475 with 90 units) with ground-floor structured parking on the Miami River waterfront.
Minimum 61 voting interests required to conduct HOA elections & annual votes under Florida Condominium Act.
Iconic spiral vehicular ramp, assigned deeded stalls, covered breezeway tower links, and gated visitor staging area.
3D Aerial Architecture & Spiral Ramp
Captured from Google Earth's high-definition 3D satellite photogrammetry, this authentic perspective showcases the unique structural signatures represented in our official vector emblem: the twin 6-floor parallel towers, ground-floor structured parking under the towers and central courtyard terrace, signature seafoam green hip rooflines, and the iconic circular spiral vehicular ramp on the East deck.
Historic Miami River Waterfront Presence
Built in 1989, River Run South's twin seven-story concrete buildings represent a landmark presence along the historic maritime river basin, blending dedicated recreational dockage with lush subtropical gardens, shady breezeways, and tranquil riverfront vistas.
All information published on this resident portal has been aggregated from public records, recorded condominium filings under Chapter 718 of the Florida Statutes, municipal filings, and association disclosures. All content is provided strictly on an “as is” basis solely for the convenience and general informational reference of residents, prospective buyers, and mortgage lenders. No warranty, legal representation, or liability is assumed for outdated information, inadvertent typographical errors, municipal schedule changes, or unrecorded rule amendments. Residents, buyers, title agents, and lenders must independently verify all active declarations, insurance binders, account balances, and estoppel packages directly with Loyalty Property Management Services, Inc. or through the public records of Miami-Dade County.
Model A • Architectural Floor Plan
2 Bed / 2 Bath • 925 Sq Ft Living Area • Floor 4 • Undivided Share: 0.5747%