19051 Collins Avenue

The approved site plan, still subject to revision, shows mostly three residences per floor, and two on levels 47 to 60. Above them come four full-floor levels and two penthouse levels of about 9,000 sq ft (836 m²); residences have three to six bedrooms. The plan also includes a private restaurant of 2,390 sq ft (222 m²). No floor plans, interiors or renderings are shown on this page.

Until the tower is built, every description of the residences comes from the approved plan or the development group, not from the record of a finished building.

Property tax. The combined property-tax rate in Sunny Isles Beach for 2025 was 16.7227 mills: $16.72 for every $1,000 of taxable value, or about 1.67% a year. A residence assessed at $5 million that is not the owner's Florida homestead would pay about $83,600 a year. After a purchase, the assessment resets to full market value on the next 1 January. The county appraiser's estimate of market value, the just value, can differ from the price paid; no residence of the new tower is on the 2026 roll.

Assessment caps. For a residence that is not the owner's Florida homestead, the assessed value used for non-school taxes may rise by no more than 10% a year. Amendment 3, which Florida voters approved on 3 November 2026, lowers that cap to 5% from the 2027 roll; the state had not yet certified the result on 9 November 2026. The homestead exemption itself is open only to an owner who makes the home a permanent Florida residence in good faith, a test a person in the United States on a temporary visa cannot meet.

Association fees. No association exists yet, so no budget has been adopted and the fees are not known. Before signing, ask the developer what its disclosure documents set for fees, reserves and insurance. Ask too about special assessments: extra payments the association votes for a specific purpose.

At purchase. Florida's documentary stamp tax on the deed is $0.60 for every $100 of the price in Miami-Dade County, about $30,000 on a $5 million price; the purchase contract decides which party pays it. Miami-Dade's additional surtax of $0.45 per $100 does not apply, because state law counts a condominium unit as a single-family residence, which is exempt. A mortgage adds documentary stamp tax of $0.35 per $100 of the loan and an intangible tax, a state tax on the loan itself, of $2 per $1,000.

Three rules weigh most for a buyer from abroad, and each carries conditions. When the seller is a foreign person, the buyer generally must withhold 15% of the price and pay it to the IRS, under the federal rule known as FIRPTA. A nonresident who is not a US citizen and holds US real estate directly is exposed to US estate tax. The third rule is Florida's own.

Florida's foreign-ownership law of 2023 covers people domiciled in China, Russia, Iran, North Korea, Cuba, Syria or under the Venezuelan regime of Nicolás Maduro who are not US citizens or green-card holders. It limits their purchases near military and critical-infrastructure sites and, for those domiciled in China, anywhere in Florida, with one narrow exception for a single home.

On this coast that exception is the only way in. The law counts a facility only where it is fenced, barred or guarded, and two that meet the test lie within 10 miles of every address. Fort Lauderdale-Hollywood International Airport is secured under the federal airport security program and Port Everglades under federal port security rules; both are about 6 to 10 miles away.

Two more facilities of the kinds the law lists are nearby: the Miami-Dade North District wastewater treatment plant, about 1 to 4 miles away, and North Perry airport, about 6 to 10. The nearest military installation, at Dania Beach, is about 8 to 12 miles away, beyond the 5 miles the exception requires.

A covered person may therefore buy here only one residential property of up to 2 acres, in their own name, with a current US visa not limited to tourism or with official asylum documentation. The purchase must be registered with the Florida Department of Commerce within 30 days. Companies and other entities covered by the law may not buy here. Each rule is set out in full in the guide to buying from abroad; this is general information, not legal or tax advice.

Rentals of six months or less need, among other requirements, a city short-term rental license for each unit and either the association's written consent or a copy of its bylaws; the condominium's documents may restrict rentals further. The same documents will decide whether the association must approve a buyer, whether a company may hold title and what minimum lease term applies. They are not yet recorded.