2430 NE 184th Terrace North Miami Beach, FL 33160
17749 Collins Avenue · Sunny Isles Beach
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
01The Mansions at Acqualina
At The Mansions at Acqualina, a top-floor residence has a glass-bottomed pool cantilevered out over Collins Avenue, a feature the press has reported. Below that pool, every one of the building's 84 residences carries a county value above $5 million on the 2026 roll.
The Trump Group developed the tower and completed it in 2015 at 17749 Collins Avenue, the southernmost of the four Acqualina buildings on the ocean side of Sunny Isles Beach. It rises 643 feet, and the state registry records the condominium simply under its address, 17749 Collins Avenue, a Condo. The sales match the values. Between February 2025 and June 2026 the state's 2026 tax roll records 7 arm's-length sales, between unrelated parties on market terms, and all 7 were at $5 million or more, with a median of $7.0 million.
§ 02The Mansions at Acqualina
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§ 03The Mansions at Acqualina
To the south is The Pinnacle (17555 Collins Avenue), completed in 1998. To the north is Acqualina Resort & Residences (17875 Collins Avenue), built in 2006–2008, with the two Estates towers beyond it. The address falls within the City of Sunny Isles Beach, Miami-Dade County, rather than the City of Miami, and the city's own operating rate for 2025 was 1.7000 mills.
No source used for this page documents views by orientation or floor, or any rules on beach access. What a given residence sees is a matter for the viewing.
§ 04The Mansions at Acqualina
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
CFE Architects (Cohen, Freedman, Encinosa and Associates) lists itself as architect of record, and the builder's page names the same firm as architect. CFE credits the interiors to STA Architectural Group, and press reports say the common areas are furnished with Fendi Casa pieces. Coastal Construction was the main contractor, and the structure is all-concrete.
The cantilevered pool belongs to the top-floor residence, whose interiors are also by STA. Lower down, the developer describes a marble lobby under a 26-ft (7.9 m) arched and coffered ceiling. The height varies by source: CTBUH gives 643 ft (196 m) and 46 floors, the builder 650 ft, and the architect's site 47 stories and 79 units. No source consulted names a landscape architect or states the design idea. The architects of the neighboring towers are on Architecture of the coast.
§ 05The Mansions at Acqualina
The developer publishes three plan types, each with a summer kitchen and a spa on the terrace:
01
Villa Di Acqua:
three bedrooms, six and a half baths.
02
Villa Di Botticelli:
four bedrooms, six and a half baths.
03
Palazzo Di Spiaggia:
five bedrooms, seven and a half baths, with a pool and spa on the terrace.
The builder gives residence sizes of 4,029 to 11,286 sq ft (374 to 1,049 m²). The county roll does not measure each residence here. It records 4,609 sq ft for 82 of the 84 residences and 9,218 sq ft for the other 2, a building-level figure, so brochure and roll areas do not compare and price per square foot is indicative only.
At the top, press reports describe six penthouses with indoor pools and one with 30-ft (9.1 m) ceilings and the cantilevered glass-bottomed pool; a typical ceiling height was not found.
For shared space, the developer lists two pools, 14 cabanas available by reservation, a Grand Room, a private cinema, a fitness center, a Hammam spa, virtual golf, outdoor dining with a bar and a dog park. Owners may also use the venues of Acqualina Resort and the Estates. Its list of services includes a concierge, room service, pool and beach attendants, 24-hour valet, security and engineering staff.
§ 06The Mansions at Acqualina
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. Florida's Department of Revenue marks every recorded deed as an arm's-length sale or not. Eleven deeds at this address carry 2025 or 2026 dates on the 2026 roll; 7 qualify, recorded between February 2025 and June 2026.
01
Median price:
$7.0 million.
02
Range:
$6.1 million to $13.3 million.
03
Price per square foot:
$1,323 to $2,886 of county-recorded area, median $1,519 (about $16,400 per m²); indicative only, for the reason above.
How these figures compare. With a uniform roll area, this building is better compared by price than by price per square foot. On the 2026 roll, the highest count of arm's-length sales at $5 million or more at any Sunny Isles Beach condominium address was 15, shared by The Estates at Acqualina South Tower and Turnberry Ocean Club. Across the city, 13 condominium addresses recorded at least one such sale, and 18 hold at least one residence valued at $5 million or more.
The newer Estates towers, beyond Acqualina Resort, sell for more per residence and per square foot alike; Chateau Beach, a smaller building to the south, sells for less. Price per square meter is the median of all arm's-length sales:
| Building | Sales at $5M+ | Median of those sales | Price per m² (per sq ft) |
|---|---|---|---|
| The Mansions at Acqualina | 7 of 7 | $7.0M | about $16,400 ($1,519) |
| The Estates at Acqualina, South Tower | 15 of 15 | $10.2M | about $26,400 ($2,454) |
| The Estates at Acqualina, North Tower | 8 of 8 | $9.9M | about $25,300 ($2,350) |
| Chateau Beach | 3 of 10 | $6.8M | about $14,100 ($1,314) |
How to read them. Seven sales are a small sample, and 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, runs from $5.06 million to $11.94 million here, so every residence is valued above $5 million; it is an appraisal, not a price. Twenty of the 84 residences (23.8%) carry a homestead exemption, a floor for the share of homes their owners live in.
§ 07The Mansions at Acqualina
Illustration
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 $5.71 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. No budget for the association was found in a public source. The seller can supply the last two budgets, the reserve schedule and the building's insurance policies, and they are best read before an offer. 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 $42,000 at this building's median of $7.0 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.
§ 08The Mansions at Acqualina
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. Before July 2025 it is filed under "17749 Collins Condominium Association, Inc.", and from July 2025 under "17749 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.
§ 09The Mansions at Acqualina
Here the revised flood maps matter. From 19 February 2027 the building's map point moves out of minimal risk into Zone AE, the area with a 1% chance of flooding in any year, where a mortgage lender usually requires flood insurance. Its base flood elevation there is 7 feet, measured from a newer reference level (NAVD88), so the two elevations do not compare directly.
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 current maps, in force since 11 September 2009, place the building in Zone X (unshaded), where flood risk is minimal. Toward the beach the parcel passes through Zone X (shaded), with a 0.2% annual chance of flooding, then Zone AE at 10 feet and Zone VE at 12 feet. Zone VE is where storm waves strike and building rules are strictest.
East of the building, the revised maps show Zone X, minimal risk, and then Zone VE at 12 feet. The VE line moves about 50 meters closer, to about 60 meters east of the building's map point from about 110 meters today. 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 $21.5 million for the 86 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.
§ 10The Mansions at Acqualina
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.
The Mansions at Acqualina
On the state's 2026 roll, 7 arm's-length sales between February 2025 and June 2026 ran from $6.1 million to $13.3 million, with a median of $7.0 million. Asking prices of current listings are a separate matter.
17749 Collins Ave, Sunny Isles Beach, FL 33160, which is also the condominium's recorded name. It is in Miami-Dade County, inside the City of Sunny Isles Beach rather than the City of Miami.
Indicatively about $16,400 per m² ($1,519 per sq ft), the median of all arm's-length sales, on a near-uniform roll area.
The Trump Group developed it, CFE Architects is architect of record and Coastal Construction built it; STA Architectural Group did the interiors.
643 ft (196 m) on 46 floors, by CTBUH's count, with 84 residences on the state's 2026 roll.
Press reports describe six penthouses with indoor pools, and one with 30-ft ceilings and a glass-bottomed pool cantilevered over Collins Avenue. The developer's largest published plan is Palazzo Di Spiaggia, with five bedrooms and a pool and spa on its terrace. The highest recorded sale in the window was $13.3 million.
The developer lists a fitness center and a Hammam spa, two shared pools and 14 cabanas by reservation. Every residence has a spa on its terrace, and the Palazzo Di Spiaggia plan adds a terrace pool.
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.
The developer lists a dog park among the amenities. The rules sit in the declaration, which no public source reproduces; ask for it before an offer. Assistance animals must be allowed in every case.
On FEMA's revised maps, effective 19 February 2027, the building's map point moves from Zone X into Zone AE, where a mortgage lender usually requires flood insurance. The association's insurance agent can say how the change affects the building's policy.
The city's short-term rental ordinance places no cap on how often a condominium unit is rented. The condominium's documents may restrict frequency and set a minimum term; for this building they were not found in a public source.
This page 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.
§ 11Photographs
03
Viewings at The Mansions at Acqualina are arranged through a licensed broker. A buyer who cannot travel can start with a video walk-through.
Read three things before the viewing: the association's last two budgets, the SIRS and the declaration's rules on leasing, pets and buyer approval. Given the 2027 map change, a note from the association's insurance agent belongs in the same file. 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, 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. CTBUH Skyscraper Center; CFE Architects' project page; the builder's project page. Developer and press statements are marked as such. The project's own website is not linked, and its logo is not reproduced; photos on this page carry their author and license. 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
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 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.
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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.
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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.
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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
Acqualina Resort & Residences
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Wikimedia Commons — cropped and edited (restored with AI) · Licence
