2430 NE 184th Terrace North Miami Beach, FL 33160
17475 Collins Avenue · Sunny Isles Beach
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01Chateau Beach Residences
Kobi Karp drew Chateau Beach Residences with sinuous balconies meant to echo the rhythm of ocean waves; the builder, Coastal Construction, says the curves follow the shape of the beach dunes. The 33-story tower stands on the ocean side of Collins Avenue at 17475, in Sunny Isles Beach, and holds 81 residences. The builder gives its completion as 2015, and the state registry records the condominium as Chateau Beach, a Condo.
With 81 residences, the record is thin, and each sale moves the figures. In 2025 and 2026 the building recorded 10 arm's-length sales, the latest in June 2026, at a median of $3.975 million; 3 of them reached $5 million or more. Arm's-length is the code the state's 2026 tax roll gives a sale between unrelated parties on market terms.
§ 02Chateau Beach Residences
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
§ 03Chateau Beach Residences
Chateau Beach stands with open land on either side. To the south lie two municipally owned parcels (17451 and 17425 Collins Avenue), and beyond them Ocean Point Beach Club Condo (17375 Collins Avenue), completed in 2000. To the north is a vacant site at 17501 Collins Avenue, which appears on the city's Approved Developments list, and then The Pinnacle (17555 Collins Avenue), completed in 1998.
The tower lies in the City of Sunny Isles Beach, Miami-Dade County, not in the City of Miami; the city's own operating rate for 2025 was 1.7000 mills. No source used for this page documents views by floor or orientation.
§ 04Chateau Beach Residences
Illustration
Kobi Karp Architecture of Miami designed the tower and keeps it in its own portfolio. The architect describes a form "inspired by the movement and fluidity of the surrounding coastline", with a "sculptural form and sinuous balconies" that echo the rhythm of ocean waves. Architect and developer both describe expansive glass façades and flowing terraces.
The interiors are by Fanny Haim & Associates of Miami, and Coastal Construction was the general contractor. Kobi Karp's other work includes Panorama Tower and Palazzo del Sol, and its portfolio includes a house in Golden Beach. No landscape architect was found in the sources consulted. Architecture of the coast places this tower among the work of its neighbors' designers.
§ 05Chateau Beach Residences
The developer's floor plans and brochure were not found in the sources consulted, so this page gives no plan types. The county records living areas of 1,465 to 9,051 sq ft (136 to 841 m²), with a median of 2,703 sq ft (251 m²). Developer areas, where quoted elsewhere, are measured under different rules.
The shared rooms read more like a private house than a resort. The builder lists a wine lounge, a cigar bar, an indoor wellness facility, a fitness center and a relaxation deck, with interiors credited to Fanny Haim & Associates. The sources consulted describe no pool, lobby or building services.
§ 06Chateau Beach Residences
The market has no single definition of a luxury home, so this site draws the line at a recorded sale of $5 million or more. The Department of Revenue codes every recorded deed in Florida as an arm's-length sale or not. Of the 12 deeds at this address dated 2025 or 2026 on the 2026 roll, 10 qualify, split evenly: 5 in 2025 and 5 in 2026, the latest in June 2026.
01
Median price:
$3.975 million.
02
Range:
$1.22 million to $14.85 million.
03
Sales at $5 million or more:
3, with a median of $6.8 million.
04
Price per square foot:
$589 to $1,829 of county-recorded living area (about $6,300 to $19,700 per m²), median $1,314 (about $14,100 per m²).
How these figures compare. The coast's busiest addresses at that level recorded 15 arm's-length sales at $5 million or more on the 2026 roll: The Estates at Acqualina South Tower and Turnberry Ocean Club. In all, 13 condominium addresses in Sunny Isles Beach recorded at least one such sale, and 18 have at least one residence valued at $5 million or more.
By median just value, Chateau Beach ranks 10th of the 44 towers in this site's register. Among towers of similar size, Muse also has fewer than 100 units, and The Mansions at Acqualina, with 84, recorded 7 sales at $5 million or more against 3 here. Price per square foot is the median across all arm's-length sales in each building:
| Building | Sales at $5M+ | Median of those sales | Price per m² (per sq ft) |
|---|---|---|---|
| Chateau Beach | 3 of 10 | $6.8M | about $14,100 ($1,314) |
| The Mansions at Acqualina | 7 of 7 | $7.0M | about $16,400 ($1,519) |
| Muse | 2 of 7 | $5.9M | about $16,700 ($1,548) |
| Jade Signature | 6 of 19 | $9.8M | about $18,300 ($1,703) |
How to read them. The count is a floor. The roll keeps only each residence's two most recent sales, and deeds closing long pre-construction contracts can fall outside the arm's-length code. Asking prices on listing portals, Zillow among them, are sellers' figures, not recorded prices. No unit numbers and no owners are shown anywhere on this site.
Values for tax. The county appraiser's estimate of market value, the just value, tops out here at $12.38 million, and across the 81 residences it adds up to $257.1 million; 10 are valued at $5 million or more. Just value is an appraisal, not a price, and the highest recorded sale, $14.85 million, sits above the highest just value. Homestead exemptions cover 11.1% of residences, a floor for the share of homes their owners live in.
§ 07Chateau Beach Residences
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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 appraiser's just value can differ from the price paid; for this building the median just value on the 2026 roll is $2.92 million.
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.
HOA fees. The association's budget was not found in a public source, so its fees are not known here. Before an offer, ask the seller for the last two budgets, the reserve schedule and the building's insurance policies.
At purchase. Florida's documentary stamp tax on the deed is $0.60 for every $100 of the price in Miami-Dade County, about $23,850 at this building's median of $3.975 million; 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.
§ 08Chateau Beach Residences
After the 2021 collapse in Surfside, Florida requires two checks of every condominium building three or more habitable stories high.
Status here. Both SIRS databases of the state's Department of Business and Professional Regulation (DBPR) list a study for this building. Before July 2025 it appears under Chateau Beach Condominium, and from July 2025 under Chateau Beach Condo Assn Inc. A listing shows that a study was reported, not what it found. No building-by-building milestone list was found on the City of Sunny Isles Beach Building Safety page.
What a resale buyer is entitled to. On a resale the seller must give the buyer, at the seller's cost, the declaration of condominium, the articles, bylaws and rules, the annual financial statement and budget, and the association's question-and-answer sheet and governance form. The package also carries the most recent structural integrity reserve study, or a statement that none was done, and the summary of the milestone inspection report where one applies. If the developer handed control to the owners after 1 July 2023, the turnover inspection report is included too.
The buyer may cancel within 7 days of receiving the documents, weekends and legal holidays not counted. That right falls away if the contract records receipt more than 7 days before signing, and it ends at closing. A buyer who purchases from the developer has 15 days instead.
§ 09Chateau Beach Residences
On both FEMA maps the tower stands outside the 1% flood area, and the revised maps lower its own rating from moderate to minimal risk, even as the wave zone moves closer. The current maps, in force since 11 September 2009, place the building in Zone X (shaded), with a 0.2% chance of flooding in any year. Toward the beach the parcel enters Zone AE, the 1% annual-chance area, at a base flood elevation of 8 feet (2.4 m). Nearer the water lies Zone VE, where storm waves strike and building rules are strictest, at 10 feet (3.0 m). In Zone AE a mortgage lender usually requires flood insurance.
A base flood elevation is the height water is expected to reach in a 1%-a-year flood, measured from the map's reference level (NGVD29 on the current maps), never a depth of water above the ground.
The revised maps, effective 19 February 2027, place the building in Zone X (unshaded), where flood risk is minimal, and the beach side of the parcel in Zone VE; the AE band between them disappears. The revised VE zone has a base flood elevation of 12 feet, measured from a newer reference level (NAVD88), so the two elevations do not compare directly. It begins about 60 meters east of the building's map point, against about 110 meters today: some 50 meters closer. These are readings of FEMA's National Flood Hazard Layer, not official flood-zone determinations.
Like all of Sunny Isles Beach and Golden Beach, the address sits in Miami-Dade Storm Surge Planning Zone B, where storm surge, the sea water a hurricane pushes ashore, is a risk from Category 2 storms upward. The county orders evacuations by each storm's track and projected surge, not by category alone.
Flood insurance. The National Flood Insurance Program (NFIP) covers up to $250,000 for a residential building and $100,000 for contents. A condominium association's building policy can reach $250,000 multiplied by the number of units, or $20.25 million for the 81 units in the recorded condominium. At these values, cover above the NFIP limits is bought privately.
Windstorm insurance. Citizens, Florida's state-backed insurer of last resort, may not write a unit owner's policy where the unit's combined dwelling and contents replacement cost is $700,000 or more. The threshold rises to $1 million in counties where the state insurance regulator finds too little competition. What counts is the cost of rebuilding and refitting the unit, not the price paid; the association's policy for the building is a separate matter. An insurance agent can say whether a given unit qualifies.
§ 10Chateau Beach Residences
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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 decide whether the association must approve a buyer, whether a company may hold title and what minimum lease term applies. They were not found in public sources.
Chateau Beach Residences
On the state's 2026 roll, the 10 arm's-length sales of 2025 and 2026 ran from $1.22 million to $14.85 million, with a median of $3.975 million. The 3 sales at $5 million or more had a median of $6.8 million. Current asking prices are sellers' figures and sit outside this record.
About $14,100 per m² ($1,314 per sq ft), the median of 10 arm's-length sales.
17475 Collins Ave, Sunny Isles Beach, FL 33160, recorded as Chateau Beach, a Condo. It is in Miami-Dade County, inside the City of Sunny Isles Beach rather than the City of Miami.
Coastal Construction built it for the Chateau Group to Kobi Karp's design. The builder gives 2015 as the year of completion; the state roll records 2016.
33 stories and 81 residences, a count the developer, the state registry and the roll share.
None is described in the sources consulted. The largest residence on the roll measures 9,051 sq ft (841 m²).
The builder lists a fitness center, an indoor wellness facility and a relaxation deck. A pool was not described in the sources consulted; the association can confirm its current facilities.
Fanny Haim & Associates of Miami, according to the builder. Kobi Karp Architecture designed the building.
No budget was found in a public source. A resale buyer is entitled to the budget and the annual financial statement, which show the fees, the reserves and any special assessments.
Pet rules sit in the declaration, which no public source reproduces; ask for it before an offer. Assistance animals must be allowed in every case.
This page is not a review and quotes no testimonials. What an adviser can check is the public record cited below: the condominium registry, the recorded sales, the SIRS listing and the FEMA map.
The city's short-term rental ordinance does not limit how often a condominium unit is rented. The condominium's documents may restrict frequency and set a minimum term; they were not found in a public source.
Viewings at Chateau Beach Residences are arranged through a licensed real estate broker. A buyer who cannot travel can start with a video walk-through.
Here the reserve study is on file, so the seller should be able to produce it along with the association's last two budgets and the declaration's rules on leasing, pets and buyer approval. Pet rules always allow assistance animals as the law requires.
Andrey Rossin, licensed Florida real estate broker, CASHFLOWINMIAMI REALTY LLC, broker license BK3069599 · 2430 NE 184th Terrace, North Miami Beach, FL 33160 · +1 (786) 942-0502 · 247deal@gmail.com
Florida Department of Revenue, 2026 final tax roll for Miami-Dade, file dated 16 October 2026 (sales, values, living areas, homestead), including a query of every condominium address in Sunny Isles Beach. DBPR condominium registry and SIRS databases (as of 9 November 2026). FEMA National Flood Hazard Layer, panel 12086C0153L, and FEMA's pending layer for the revised maps, panel 12086C0153M (study case 15-04-4157S). Miami-Dade County storm surge planning zones (county GIS layer, 2023 update) and the City of Sunny Isles Beach hurricane page. Florida Statutes 553.899, 718.112, 718.503, 692.201–692.205, 193.1554, 196.031, 201.02, 201.031 and 627.351. Miami-Dade Property Appraiser millage table. Internal Revenue Code, 26 U.S.C. 1445 (FIRPTA), 2001, 2102 and 2104 (estate tax); 44 CFR 61.6. City of Sunny Isles Beach short-term rental rules and Building Safety page. Kobi Karp Architecture's project page (its image file names point to Golden Dusk Photography, which is not a stated credit); the builder's project page. Developer statements are marked as such. Photos of Chateau Beach Residences on this page carry their author and license; no developer logo is reproduced. Full source list with dates: Method and sources; corrections: corrections log.
Collins Avenue
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
15701 Collins Ave
The Ritz-Carlton Residences, Sunny Isles Beach, 15701 Collins Ave: 18 recorded sales in 2025–26, median $4.475 million; five at $5 million or more.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
16901 Collins Ave
Jade Signature condominium by Herzog & de Meuron, 16901 Collins Ave: 19 recorded sales in 2025–26, median $4.25 million, six at $5 million or more.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
17141 Collins Ave
Muse condo by Carlos Ott, 17141 Collins Ave: 7 recorded sales in 2025–26, median $4.8 million, and a lower flood zone from 2027. Costs and filings, sourced.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
17749 Collins Ave
The Mansions at Acqualina, 17749 Collins Ave: 7 recorded sales since February 2025, all above $5 million, median $7.0 million, and a new flood zone in 2027.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Wikimedia Commons — cropped and edited (restored with AI) · Licence
17875 Collins Ave
Acqualina Resort & Residences, 17875 Collins Ave: a hotel and residences in one condominium. 19 recorded sales since February 2025, median $3.4 million.
Photo: Avi Werde on Unsplash — cropped and edited (restored with AI) · Licence
17901 Collins Ave
The Estates at Acqualina south tower, 17901 Collins Ave, recorded as 777 Via Acqualina: 15 recorded sales above $5 million, median $10.2 million.
Photo: still from drone video by The Nomad With The Drone, CC BY 3.0, via Wikimedia Commons (frame extracted and — cropped and edited (restored with AI) · Licence
17975 Collins Ave
The Estates at Acqualina north tower, 17975 Collins Ave, recorded as 888 Via Acqualina: all 8 recorded sales above $5 million, median $9.9 million.
Photo: Avi Werde via Unsplash — cropped and edited (restored with AI) · Licence
18201 Collins Ave
Trump Royale, 18201 Collins Ave, in the Trump Grande complex: 26 recorded sales in 2025–26, median $1.39 million; one at $5 million or more. Sourced.
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
18501 Collins Ave
Turnberry Ocean Club Residences, 18501 Collins Ave: 15 recorded sales at $5 million or more since January 2025, median $5.6 million. Costs and filings.
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
18555 Collins Ave
Porsche Design Tower, 18555 Collins Ave: 12 recorded sales since January 2025, median $4.1 million. The car elevator, costs, filings and 2027 flood maps.
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
18975 Collins Ave
Residences by Armani/Casa, 18975 Collins Ave: 308 residences by Pelli Clarke Pelli; 19 recorded sales in 2025–26, median $3.7 million. Costs and filings.
Next tower
The Mansions at Acqualina
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
