Watch 01
Oceanfront versus west of Collins. The price behavior between those two is night and day.
MRG Pre-Construction / Market
Sunny Isles Beach Pre-Construction
Sunny Isles is the branded residence capital of South Florida, and its market is a polarized iceberg, not a single trend.
Tracked Developments
2
Price Range
$5M - $20M
County
Miami-Dade County
The MRG Read
The median price in Sunny Isles can look alarming on a chart, and it fools a lot of people. A flood of distressed older inventory drags the median down, while the ultra luxury oceanfront tier keeps appreciating on top. The average hides two markets moving in opposite directions.
This is the home of the branded towers, the Porsche, Bentley, and Armani style product, and that ultra prime oceanfront segment trades on cash and scarcity. The legacy buildings west of Collins and the older oceanfront stock are a different story entirely.
The lesson here is to never trust the Sunny Isles median. Look at the specific tier you are actually buying in, because the citywide number is describing a market you are probably not shopping.
What to Watch
Watch 02
Association reserves on the legacy oceanfront towers, where the structural reserve mandate is biting hardest.
Watch 03
New branded delivery timelines. The cash buyer pool for finished branded product is deep, but delivery risk is real on anything still years out.
Active Developments in Sunny Isles Beach
Pre-Construction
The St. Regis Residences, Sunny Isles Beach
$5M - $20M2-5 BR
Pre-Construction
Bentley Residences Miami
$6.3M - $16.5M3 BR