2430 NE 184th Terrace North Miami Beach, FL 33160
17141 Collins Avenue · Sunny Isles Beach
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
01Muse
Carlos Ott, the architect of the Opéra Bastille in Paris, designed two neighboring towers on this stretch of Sunny Isles Beach: Jade Ocean, completed in 2009, and beside it Muse, which the state roll dates to 2018. Muse stands on the ocean side of Collins Avenue at 17141, and the state registry records the condominium as Muse, a Condo.
Property Markets Group developed it with S2 Development, and The Sieger Suarez Architectural Partnership worked with Ott. The developer markets 68 residences; the 2026 roll lists 62. Few residences mean few sales: 7 arm's-length sales, between unrelated parties on market terms, were recorded in 2025 and 2026, the latest in June 2026, at a median of $4.8 million, and 2 reached $5 million or more.
§ 02Muse
Photo: Rob Olivera, CC BY 2.0, via Wikimedia Commons — cropped and edited (restored with AI) · Licence
§ 03Muse
To the south is Jade Ocean (17121 Collins Avenue), Ott's earlier tower; to the north, Ocean Four (17201 Collins Avenue), completed in 2006. The architect gives the Muse lot 0.85 acres for 68 residences.
For tax purposes the tower sits in the City of Sunny Isles Beach, Miami-Dade County, not the City of Miami; the city's own operating rate for 2025 was 1.7000 mills. Views by floor or orientation are not documented in any source used for this page.
§ 04Muse
Illustration
CTBUH credits the design to Carlos Ott Architect and names The Sieger Suarez Architectural Partnership as architect of record; the developer describes the work as a collaboration between the two. Ott's Opéra Bastille was inaugurated on 13 July 1989. The structure of Muse is all-concrete.
Its basic figures differ by source. CTBUH gives 649 ft (197.8 m), 47 floors and completion in 2018. The architect's sheet gives 637 ft (194.2 m), 50 floors, 68 units on 0.85 acres and 2019. The developer's data sheet gives 49 floors, while the same page says 50 stories and nearly 650 ft above the sand. No source consulted names an interior designer or a landscape architect, or states the design idea. For the coast's other architects, see Architecture of the coast.
§ 05Muse
In the county's record no residence here falls below 2,000 sq ft. Living areas run from 2,042 to 6,524 sq ft (190 to 606 m²), with a median of 3,195 sq ft (297 m²). Developer areas, where quoted elsewhere, are measured under different rules, and the developer's floor plans were not found in the sources consulted, so this page gives no plan types.
The developer lists a pool deck, a fitness center and a spa. The sources consulted do not describe the lobby or building services.
§ 06Muse
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. Each deed recorded in Florida carries a Department of Revenue code that says whether it was an arm's-length sale. Eleven deeds at this address carry 2025 or 2026 dates on the 2026 roll; 7 qualify, 4 in 2025 and 3 in 2026, the latest in June 2026.
01
Median price:
$4.8 million.
02
Range:
$3.16 million to $6.37 million.
03
Sales at $5 million or more:
2, with a median of $5.8975 million.
04
Price per square foot:
$1,189 to $1,957 of county-recorded living area (about $12,800 to $21,100 per m²), median $1,548 (about $16,700 per m²).
How these figures compare. The busiest Sunny Isles Beach condominium addresses at $5 million and above recorded 15 arm's-length sales each on the 2026 roll: 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 have at least one residence valued at $5 million or more.
By median just value, Muse ranks 6th of the 44 towers in this site's register. Jade Signature, built in the same year, has the same median just value across 192 units. Among buildings of similar size, Chateau Beach has 81 units and The Mansions at Acqualina 84. The Mansions has a median just value of $5.71 million. By median price per sq ft, Muse sits between Jade Signature and Chateau Beach:
| Building | Sales at $5M+ | Median of those sales | Price per m² (per sq ft) |
|---|---|---|---|
| Muse | 2 of 7 | $5.9M | about $16,700 ($1,548) |
| Jade Signature | 6 of 19 | $9.8M | about $18,300 ($1,703) |
| The Mansions at Acqualina | 7 of 7 | $7.0M | about $16,400 ($1,519) |
| Chateau Beach | 3 of 10 | $6.8M | about $14,100 ($1,314) |
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 or owners are shown on this site.
Values for tax. The county appraiser's estimate of market value, the just value, tops out at $11.76 million here, and across the 62 residences it adds up to $265.4 million; 8 are valued at $5 million or more. Just value is an appraisal, not a price. Homestead exemptions cover 14.5% of residences, a floor for the share of homes their owners live in.
§ 07Muse
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 $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 fees are not public, since no budget for the association was found in a public source. Ask the seller, before an offer, 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 $28,800 at this building's median of $4.8 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.
§ 08Muse
After the 2021 collapse in Surfside, Florida requires two checks of every condominium building three or more habitable stories high.
Status here. Neither SIRS database of the state's Department of Business and Professional Regulation (DBPR) lists the condominium or its association, Muse Condo Assn Inc, as of 9 November 2026. A missing entry is not proof that no study was done. 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.
§ 09Muse
Today the building lies inside the 1% flood area; from 19 February 2027 it falls outside it.
The current maps, in force since 11 September 2009, place it in Zone AE, the area with a 1% chance of flooding in any year, where a mortgage lender usually requires flood insurance. The base flood elevation there is 8 feet (2.4 m). Toward the beach the parcel stays in Zone AE, at 10 feet (3.0 m), and then enters Zone VE, also at 10 feet, where storm waves strike and building rules are strictest. 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 move the building into Zone X (unshaded), where flood risk is minimal, and keep the beach side of the parcel in Zone VE. The revised VE zone has a base flood elevation of 11 feet, measured from a newer reference level (NAVD88), so the two elevations do not compare directly. It begins about 50 meters east of the building's map point, against about 100 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 $15.75 million for the 63 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.
§ 10Muse
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.
Muse
On the state's 2026 roll, 7 arm's-length sales in 2025 and 2026 ran from $3.16 million to $6.37 million, with a median of $4.8 million. The 2 sales at $5 million or more had a median of $5.8975 million. Current asking prices are sellers' figures and sit outside this record.
About $16,700 per m² ($1,548 per sq ft), the median of 7 arm's-length sales.
17141 Collins Ave, Sunny Isles Beach, FL 33160, recorded as Muse, a Condo. It is in Miami-Dade County, inside the City of Sunny Isles Beach rather than the City of Miami.
Property Markets Group with S2 Development, according to the developer. Carlos Ott designed the tower, and The Sieger Suarez Architectural Partnership was architect of record.
649 ft (197.8 m) on 47 floors, by CTBUH's count.
None is described in the sources consulted. The largest residence on the roll measures 6,524 sq ft (606 m²).
The developer lists a pool deck, a fitness center and a spa. The sources consulted do not describe the lobby or staffing.
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.
Today's maps place the building in Zone AE. On FEMA's revised maps, effective 19 February 2027, its map point moves into Zone X (unshaded). The association's insurance agent can say how this affects the building's policy and any lender's requirements.
On frequency the city's short-term rental ordinance is silent; it does not limit how often a condominium unit is rented. The condominium's documents may do so and may set a minimum term; 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 databases and the FEMA map.
Viewings at Muse are arranged through a licensed real estate broker. For a buyer overseas, the first visit can be made by video.
The association's last two budgets, the SIRS and the declaration's rules on leasing, pets and buyer approval are best read before the visit. 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; The Sieger Suarez Architectural Partnership's project page; the developer's data sheet. Developer statements are marked as such. Photos of Muse 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
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
Chateau Beach Residences
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
