2430 NE 184th Terrace North Miami Beach, FL 33160
16901 Collins Avenue · Sunny Isles Beach
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
01Jade Signature
Jacques Herzog and Pierre de Meuron, the Basel architects who received the Pritzker Architecture Prize in 2001, drew Jade Signature on a parallelogram plan, turned so that the tower keeps the sun on the beach. It rises 57 floors on the ocean side of Collins Avenue at 16901, in Sunny Isles Beach, and holds 192 residences. Fortune International Group developed it, and it officially opened on 16 March 2018; the state registry records the condominium as Jade Signature, a Condo.
Jade Signature sells as two markets under one roof. The state's 2026 tax roll codes 19 sales here in 2025 and 2026 as arm's-length, meaning between unrelated parties on market terms; the latest was in May 2026. Their median was $4.25 million. The six that reached $5 million or more had a median of $9.825 million.
§ 02Jade Signature
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§ 03Jade Signature
On this stretch of Collins Avenue three generations of tower stand side by side. To the south is Sands Pointe Ocean Beach Condo (16711 Collins Avenue), completed in 1996; to the north, Jade Beach (17001 Collins Avenue), completed in 2008. The developer states that the entrance and lobby open directly onto the pool and the beach.
The parallelogram answers the sun. The architect describes the plan as oriented to keep light on the beach. How that plays out from floor to floor is another matter, and no source used for this page documents views by floor or orientation.
The tower lies in the City of Sunny Isles Beach, Miami-Dade County, not in the City of Miami. That decides the tax bill; the city's own operating rate for 2025 was 1.7000 mills.
§ 04Jade Signature
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Jason Frantzen led the project as partner in charge at Herzog & de Meuron. Add Inc. of Miami, now Stantec, was executive architect, and CTBUH lists Stantec as architect of record. The interiors are by PYR, the Paris studio of Pierre-Yves Rochon, and the landscape by Raymond Jungles, Inc. of Miami, who also designed the gardens of 1111 Lincoln Road with Herzog & de Meuron.
The architects call the building "a tower on the beach" and write that "the overall form is quiet" while "the details provide the architectural identity". The details are easy to name. Floor slabs mark each level, the windows are recessed, and the overhanging slabs shade terraces equal to about 30% of the interior floor area. At the base, the lobby, restaurant and spa sit in a curved ribbon that weaves through the structure.
McNamara/Salvia engineered the structure and Edwards & Zuck the mechanical, electrical and plumbing systems; Revolver Design lit the building and Suffolk Construction built it. Design ran from 2012 to 2014, construction from 2014 to 2018. The height depends on the source: the architect gives 649 ft (198 m) and 57 floors, CTBUH 636 ft (193.9 m). In 2019 the tower received an American Architecture Award from The Chicago Athenaeum and the European Centre, and the architect credits its photographs to Iwan Baan and Robin Hill. More on the architects of this coast: Architecture of the coast.
§ 05Jade Signature
The developer's published plan sheets did not surface in the sources consulted, so this page gives no floor plans by type. The county's record shows the spread instead: living areas of 638 to 9,975 sq ft (59 to 927 m²), with a median of 2,915 sq ft (271 m²). Developer brochures measure area under different rules, so the two sets of figures do not compare directly.
At the top, the developer describes a single upper penthouse of 11,661 sq ft (1,083 m²), across the 56th floor and part of the 57th, with 12-ft (3.7 m) ceilings and a private pool. For shared spaces it names the restaurant and spa in the ribbon and a pool reached straight from the lobby. No gym, cafe or fuller list of amenities and services appeared in the sources consulted.
§ 06Jade Signature
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. Every recorded deed in Florida carries a code from the Department of Revenue that marks it as an arm's-length sale or not. Of the 23 deeds at this address dated 2025 or 2026 on the 2026 roll, 19 qualify: 15 in 2025 and 4 in 2026, the latest in May 2026.
01
Median price:
$4.25 million.
02
Range:
$1.83 million to $28.64 million.
03
Sales at $5 million or more:
6, with a median of $9.825 million.
04
Price per square foot:
$1,418 to $2,871 of county-recorded living area (about $15,300 to $30,900 per m²), median $1,703 (about $18,300 per m²), counting residences of 600 sq ft or more.
How these figures compare. For scale, the highest count of arm's-length sales at $5 million or more at a single Sunny Isles Beach condominium address on the 2026 roll was 15, shared by The Estates at Acqualina South Tower and Turnberry Ocean Club. In all, 13 condominium addresses in the city recorded at least one such sale, and 18 hold at least one residence valued at $5 million or more.
By median just value, Jade Signature ranks 7th of the 44 towers in this site's register. The Ritz-Carlton Residences ranks 5th and recorded 5 sales at $5 million or more; Muse, completed the same year, has a similar median just value of $3.66 million across 62 units. Price per square foot, taken as the median across all arm's-length sales in each building, draws them apart:
| Building | Sales at $5M+ | Median of those sales | Price per m² (per sq ft) |
|---|---|---|---|
| Jade Signature | 6 of 19 | $9.8M | about $18,300 ($1,703) |
| The Ritz-Carlton Residences | 5 of 18 | $6.15M | about $23,600 ($2,189) |
| Muse | 2 of 7 | $5.9M | about $16,700 ($1,548) |
| The Estates at Acqualina, South Tower | 15 of 15 | $10.2M | about $26,400 ($2,454) |
How to read them. Treat the count as a floor. The roll keeps only the two most recent sales of each residence, and deeds that close 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. This site shows no unit numbers and no owners.
Values for tax. The county appraiser's estimate of market value, called just value, tops out here at $22.42 million; across the 192 residences it adds up to $756.6 million, and 30 residences stand at $5 million or more. Just value is an appraisal rather than a price, as the top of the building shows: the highest recorded sale, $28.64 million, sits above the highest just value. Homestead exemptions cover 16.7% of residences, a floor for the share of homes their owners live in.
§ 07Jade Signature
Illustration
Property tax. The combined property-tax rate in Sunny Isles Beach for 2025 was 16.7227 mills, which means $16.72 for every $1,000 of taxable value, about 1.67% a year. On a residence assessed at $5 million that is not the owner's Florida homestead, the bill comes to 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 $3.66 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.
Association fees. The association's budget was not found in a public source. Before an offer, ask the seller for the last two budgets, the reserve schedule and the building's insurance policies. 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 $25,500 at this building's median of $4.25 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.
§ 08Jade Signature
After the 2021 collapse in Surfside, Florida requires two checks of every condominium building three or more habitable stories high.
Status here. Neither of the SIRS databases kept by the state's Department of Business and Professional Regulation (DBPR) lists the condominium or its association, Jade Signature Condo Assn Inc, as of 9 November 2026. The databases show only complete reporting forms, as submitted. A missing entry is not proof that no study was done, nor a finding of non-compliance. By law the study was due by 31 December 2025, or by 31 December 2026 if combined with a milestone inspection, so one should exist: ask the seller for it. 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.
§ 09Jade Signature
On both FEMA maps, today's and the one that takes effect in 2027, the tower itself stands outside the area with a 1% chance of flooding in any year. The current maps, in force since 11 September 2009, place the building in Zone X (unshaded), where flood risk is minimal.
Toward the sea the parcel crosses Zone X (shaded), with a 0.2% annual chance of flooding, then Zone AE, the 1% annual-chance area, with a base flood elevation of 8 feet (2.4 m). At the beach it enters Zone VE, where storm waves strike and building rules are strictest; there the elevation is 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); it is never a depth of water above the ground.
The revised maps, effective 19 February 2027, keep the building in Zone X (unshaded) and the beach in Zone VE, at 10 feet measured from a newer reference level (NAVD88). Between the two they draw Zone AO, an area of shallow flooding where the figure given is the expected depth of water: 3 feet (0.9 m) here. The VE line moves some 50 meters closer, to about 50 meters east of the building's map point from about 100 meters today. All of 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 $48 million for the 192 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.
§ 10Jade Signature
Illustration
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.
Jade Signature
On the state's 2026 roll, the 19 arm's-length sales of 2025 and 2026 ran from $1.83 million to $28.64 million, with a median of $4.25 million. The 6 sales at $5 million or more had a median of $9.825 million. Listing prices are sellers' figures, not part of the record.
About $18,300 per m² ($1,703 per sq ft), the median of 19 arm's-length sales.
16901 Collins Ave, Sunny Isles Beach, FL 33160, in Miami-Dade County, inside the City of Sunny Isles Beach rather than the City of Miami. The condominium is recorded as Jade Signature, a Condo.
Fortune International Group, through the client entity Sunny Isles Beach Associates, LLC, according to the developer and the architect. Herzog & de Meuron designed the tower and Suffolk Construction built it.
649 ft (198 m) on 57 floors by the architect's count, 636 ft (193.9 m) by CTBUH's, with 192 residences.
The developer describes an upper penthouse of 11,661 sq ft across the 56th floor and part of the 57th, with 12-ft ceilings and a private pool. The highest recorded sale in 2025 and 2026 was $28.64 million.
The developer names a pool reached directly from the lobby, and a restaurant and a spa in the building's curved ribbon. No gym or cafe was found in the sources consulted; the association can give its current list.
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.
Neither state database listed one on 9 November 2026, which does not prove that none exists. A resale buyer is entitled to the study, or a statement that none was done, at the seller's cost.
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 databases and the FEMA map.
The city's short-term rental ordinance sets no limit on how often a condominium unit is rented. Any limit on frequency, and any minimum term, would come from the condominium's documents, which were not found in a public source.
§ 11Photographs
03
Viewings at Jade Signature are arranged through a licensed real estate broker; for a buyer abroad, a video walk-through can stand in for the first visit.
Three documents repay reading before any viewing: the association's last two budgets, the SIRS 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 12086C0161L, and FEMA's pending layer for the revised maps, panel 12086C0161M (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. CTBUH Skyscraper Center; Herzog & de Meuron's project page; The Chicago Athenaeum's American Architecture Awards; the Pritzker Architecture Prize. Developer statements are marked as such. Photos of Jade Signature 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
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
17475 Collins Ave
Chateau Beach Residences, 17475 Collins Ave: 81 residences by Kobi Karp; 10 recorded sales in 2025–26, median $3.975 million, a reserve study on file.
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
Muse
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
