2430 NE 184th Terrace North Miami Beach, FL 33160
18975 Collins Avenue · Sunny Isles Beach
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
01Residences by Armani/Casa
The practice behind the Petronas Towers, the world's tallest building from 1996 to 2004, drew Residences by Armani/Casa as two intertwined sail-like forms that, in the architect's words, "appear to billow and expand as they rise". Pelli Clarke Pelli designed it for Dezer Development and The Related Group, with the Armani/Casa Interior Design Studio inside, and the architect gives its completion as 2020.
Size shows in the record. With 308 residences, the tower recorded 19 arm's-length sales on the state's 2026 tax roll in 2025 and 2026, all between unrelated parties on market terms, the latest in July 2026. Their median was $3.7 million, and 2 reached $5 million or more. It stands on the ocean side of Collins Avenue at 18975 in Sunny Isles Beach, recorded in the state registry as 18975 Collins Condo.
§ 02Residences by Armani/Casa
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
§ 03Residences by Armani/Casa
The developer gives the site 300 ft (91 m) of beachfront. To the south is Ocean Three (18911 Collins Avenue), completed in 2003. To the north is the site at 19051 Collins Avenue, where a low-rise building stands on land approved for a new tower, and then Ocean Two (19111 Collins Avenue), completed in 2001.
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.
§ 04Residences by Armani/Casa
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Pelli Clarke Pelli Architects, now Pelli Clarke & Partners, designed the tower, with Gregg E. Jones as lead designer; Sieger Suarez Architects was architect of record. The chamfered ends of the two forms reach outward at the top. The architect names "the beauty of simplicity" as an idea it shared with the Armani/Casa studio, which designed the interiors.
Enzo Enea's firm, Enea GmbH, designed the landscape and the green walls. CHM Structural Engineers designed the structure, Steven Feller P.E. the mechanical, electrical and plumbing systems, and Coastal Construction was the contractor. The architect gives 649 ft (198 m), 60 stories and 784,000 sq ft (72,835 m²); CTBUH gives 639 ft (194.7 m) and 55 floors. More on who shaped this coast: Architecture of the coast.
§ 05Residences by Armani/Casa
The developer describes layouts of two to six bedrooms, with terraces that include summer kitchens; detailed floor plans were not found in the sources consulted. The county records living areas of 1,080 to 5,336 sq ft (100 to 496 m²), with a median of 2,468 sq ft (229 m²), leaving out 14 ancillary parcels of 209 sq ft. Developer areas, where quoted elsewhere, are measured under different rules.
Two floors are given over to more than 35,000 sq ft (about 3,250 m²) of shared space, according to the developer. They hold a private lounge, a restaurant, a cigar room and a wine cellar, as well as a heated pool, a spa, a fitness center, a cinema and a club room. The building's name is used here only to identify it; this page does not describe any brand's services.
§ 06Residences by Armani/Casa
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. Thirty-four deeds at this address carry 2025 or 2026 dates on the 2026 roll; 19 qualify, 15 in 2025 and 4 in 2026, the latest in July 2026.
01
Median price:
$3.7 million.
02
Range:
$0.85 million to $5.8 million.
03
Sales at $5 million or more:
2, with a median of $5.4 million.
04
Price per square foot:
$1,561 to $1,893 of county-recorded living area (about $16,800 to $20,400 per m²), median $1,699 (about $18,300 per m²).
How these figures compare. On the 2026 roll the highest count of arm's-length sales at $5 million or more at a single Sunny Isles Beach condominium address was 15. Turnberry Ocean Club, a tower of the same period, reached it, as did The Estates at Acqualina South Tower. 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, this tower ranks 9th of the 44 towers in this site's register, almost level with Porsche Design Tower at $3.16 million against $3.14 million 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) |
|---|---|---|---|
| Residences by Armani/Casa | 2 of 19 | $5.4M | about $18,300 ($1,699) |
| Porsche Design Tower | 2 of 12 | $9.1M | about $13,100 ($1,214) |
| Turnberry Ocean Club | 15 of 15 | $5.6M | about $20,600 ($1,913) |
| The Ritz-Carlton Residences | 5 of 18 | $6.15M | about $23,600 ($2,189) |
How to read them. In a tower of 308 residences, these 19 sales are a floor rather than a full count. The roll keeps just the two latest sales of each residence, and a deed that closes a long pre-construction contract may fall outside the arm's-length code. Asking prices on listing portals, Zillow among them, come from sellers and are not recorded prices. Unit numbers and owners appear nowhere on this site.
Values for tax. The county appraiser's estimate of market value, the just value, tops out at $10.86 million here, and across the 322 parcels it adds up to $972.4 million; 4 residences are valued at $5 million or more. Just value is an appraisal, not a price. Homestead exemptions cover 14.3% of residences, a floor for the share of homes their owners live in.
§ 07Residences by Armani/Casa
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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 $3.14 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 $22,200 at this building's median of $3.7 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.
§ 08Residences by Armani/Casa
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, 18975 Collins 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.
§ 09Residences by Armani/Casa
The building stays outside the 1% flood area on both FEMA maps. The revised maps of 2027 do, however, raise its own rating from minimal to moderate risk and draw a band of shallow flooding between the tower and the sea.
On the current maps, in force since 11 September 2009, the building lies in Zone X (unshaded), where flood risk is minimal. Toward the beach the parcel enters Zone AE, the area with a 1% chance of flooding in any year, at a base flood elevation of 9 feet (2.7 m).
Nearer the water lies Zone VE, at 10 feet (3.0 m), 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. In Zone AE a mortgage lender usually requires flood insurance.
The revised maps, effective 19 February 2027, place the building in Zone X (shaded), with a 0.2% annual chance of flooding, and the beach side of the parcel in Zone VE. Between them lies Zone AO, an area of shallow flooding where the figure is the expected depth of water: 3 feet (0.9 m) here. The revised VE zone has base flood elevations of 9 to 10 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 $77 million for the 308 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.
§ 10Residences by Armani/Casa
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.
Residences by Armani/Casa
On the state's 2026 roll, 19 arm's-length sales in 2025 and 2026 ran from $0.85 million to $5.8 million, with a median of $3.7 million. The 2 sales at $5 million or more had a median of $5.4 million. Listing prices are sellers' figures, not part of the record.
About $18,300 per m² ($1,699 per sq ft), the median of 19 arm's-length sales.
18975 Collins Ave, Sunny Isles Beach, FL 33160, recorded as 18975 Collins Condo. It is in Miami-Dade County, inside the City of Sunny Isles Beach rather than the City of Miami.
Pelli Clarke Pelli, now Pelli Clarke & Partners, designed the tower, with Sieger Suarez Architects as architect of record. The Armani/Casa Interior Design Studio designed the interiors, and Enzo Enea the landscape.
649 ft (198 m) on 60 stories, by the architect's count, with 308 residences.
The developer describes two- to six-bedroom layouts with terraces and summer kitchens. The county records living areas of 1,080 to 5,336 sq ft; detailed plans were not found in the sources consulted.
None is described in the sources consulted. The largest residence on the roll measures 5,336 sq ft (496 m²).
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.
City law sets no cap. Its 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, but they were not found in a public source.
§ 11Photographs
03
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Viewings at Residences by Armani/Casa are arranged through a licensed real estate broker. For a buyer abroad, a video walk-through can take the place of the first visit.
Three documents are worth 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 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; Pelli Clarke & Partners' project page. Developer statements are marked as such. Photos of Residences by Armani/Casa 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
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.
