2430 NE 184th Terrace North Miami Beach, FL 33160
15701 Collins Avenue · Sunny Isles Beach
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
01The Ritz-Carlton Residences, Sunny Isles Beach
The county appraiser values the top residence at The Ritz-Carlton Residences, Sunny Isles Beach, at $29.3 million. The highest recorded sale in 2025 and 2026 was $7.4 million, about a quarter of that, so the record so far says nothing about what the penthouses would fetch.
What the record does show is the rest of the building. The state's 2026 tax roll counts 18 arm's-length sales in 2025 and 2026, the latest in February 2026, all between unrelated parties on market terms, at a median of $4.475 million; 5 reached $5 million or more. Fortune International Group and Chateau Group developed the tower, Arquitectonica designed it, and it was completed in 2020 with 210 residences on that roll. At 15701 Collins Avenue, on the ocean side, it is the southernmost of the 44 towers in this site's register; the state registry records the condominium as 15701 Collins, a Condo.
§ 02The Ritz-Carlton Residences, Sunny Isles Beach
Photo: Jimmy Baikovicius (jikatu), CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
§ 03The Ritz-Carlton Residences, Sunny Isles Beach
To the south is The Tropicana (15645 Collins Avenue), a condominium of 48 units completed in 1983, and beyond it the city limit. To the north is the building recorded on the roll as TDR Tower III Condo (15811 Collins Avenue), completed in 2009 and 2010. The architect gives the site 2.2 acres (0.9 ha), and the developer gives it 250 ft (76 m) of beachfront.
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. Views by floor or orientation are not documented in any source used for this page.
§ 04The Ritz-Carlton Residences, Sunny Isles Beach
Photo: Jimmy Baikovicius (jikatu), CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Arquitectonica designed the tower and served as architect of record, and its sister studios carried the work indoors and out: Arquitectonica Interiors the spa, spa suites and fitness center, ArquitectonicaGEO the landscape and pool decks. Michele Bönan designed the residence interiors. The developer describes the idea as "a return to classic elegance with a contemporary edge"; no source consulted gives the architect's own statement of it.
The architect gives 800,000 sq ft (74,300 m²) on the site and no more than five residences per floor, with one penthouse on each of the top five floors. Shared spaces sit on the 1st, 4th and 32nd floors, and a structured garage holds 416 cars. Thornton Tomasetti was structural engineer of record, JGP Engineering Group the mechanical, electrical and plumbing engineer and Suffolk Construction the contractor. The developer and the architect give 50 stories and about 650 ft above the sand; CTBUH gives 52 floors and 640 ft (195.1 m). The architects of the neighboring towers are on Architecture of the coast.
§ 05The Ritz-Carlton Residences, Sunny Isles Beach
The developer's five penthouses, one per floor on the top five floors, range from 7,400 to 14,000 sq ft (687 to 1,301 m²) in its figures, which are measured under different rules from the county's. Across all 210 residences, the county records living areas of 1,447 to 8,569 sq ft (134 to 796 m²), with a median of 2,137 sq ft (199 m²). The developer's plan sheets were not found in the sources consulted, so this page gives no floor plans by type.
The developer names a private club on the 33rd floor, a spa, fitness facilities, an oceanfront pool and a sunset pool; the architect places the upper amenity floor on the 32nd. The building's name is used here only to identify it; this page does not describe any hotel brand's services.
§ 06The Ritz-Carlton Residences, Sunny Isles Beach
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. Twenty-six deeds at this address carry 2025 or 2026 dates on the 2026 roll; 18 qualify, 13 in 2025 and 5 in 2026, the latest in February 2026.
01
Median price:
$4.475 million.
02
Range:
$2.925 million to $7.4 million.
03
Sales at $5 million or more:
5, with a median of $6.15 million.
04
Price per square foot:
$1,637 to $2,673 of county-recorded living area (about $17,600 to $28,800 per m²), median $2,189 (about $23,600 per m²), counting residences of 600 sq ft or more.
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. It was shared by The Estates at Acqualina South Tower and by Turnberry Ocean Club, also completed in 2020. 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.
By median just value, this tower ranks 5th of the 44 towers in this site's register; Jade Signature ranks 7th and recorded 6 sales at $5 million or more. On price per square foot, the median across all arm's-length sales in each building, this tower stands higher:
| Building | Sales at $5M+ | Median of those sales | Price per m² (per sq ft) |
|---|---|---|---|
| The Ritz-Carlton Residences | 5 of 18 | $6.15M | about $23,600 ($2,189) |
| Turnberry Ocean Club | 15 of 15 | $5.6M | about $20,600 ($1,913) |
| Jade Signature | 6 of 19 | $9.8M | about $18,300 ($1,703) |
| Residences by Armani/Casa | 2 of 19 | $5.4M | about $18,300 ($1,699) |
How to read them. These 18 sales are a floor. Each residence keeps only its two most recent sales on the roll, and deeds closing long pre-construction contracts can fall outside the arm's-length code. The prices on listing portals, Zillow among them, are sellers' asking figures, not recorded prices. No unit numbers or owners are named anywhere on this site.
Values for tax. The county appraiser's estimate of market value, the just value, tops out at $29.3 million here, and across the 210 residences it adds up to $873.4 million; 45 are valued at $5 million or more. Just value is an appraisal, not a price. Homestead exemptions cover 11% of residences, a floor for the share of homes their owners live in.
§ 07The Ritz-Carlton Residences, Sunny Isles Beach
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 $3.85 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. Without a published budget, the fees here are unknown; none was found in a public source. Before an offer, the seller can be asked 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 $26,850 at this building's median of $4.475 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 Ritz-Carlton Residences, Sunny Isles Beach
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 15701 Collins Condominium Association, Inc., and from July 2025 under 15701 Collins, a Condo. 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 Ritz-Carlton Residences, Sunny Isles Beach
From 19 February 2027 the revised maps place the building in FEMA's high-risk flood area, and they bring the wave zone within about 30 meters of its map point. On the revised maps the building lies in Zone AO, an area of shallow flooding where the figure given is the expected depth of water: 3 feet here.
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 they show Zone AE, the area with a 1% chance of flooding in any year, at a base flood elevation of 8 feet (2.4 m), then Zone VE at 10 feet (3.0 m).
Zone VE is 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 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 30 meters east of the building's map point, against about 90 meters today: some 60 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 $52.5 million for the 210 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 Ritz-Carlton Residences, Sunny Isles Beach
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 Ritz-Carlton Residences, Sunny Isles Beach
On the state's 2026 roll, 18 arm's-length sales in 2025 and 2026 ran from $2.925 million to $7.4 million, with a median of $4.475 million. The 5 sales at $5 million or more had a median of $6.15 million. Asking prices of current listings are a separate matter.
About $23,600 per m² ($2,189 per sq ft), the median of 18 arm's-length sales.
15701 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 15701 Collins, a Condo.
Arquitectonica designed it, Michele Bönan the residence interiors, and Suffolk Construction built it for Fortune International Group and Chateau Group. It was completed in 2020.
About 650 ft above the sand on 50 stories, by the developer's count; CTBUH gives 640 ft (195.1 m) and 52 floors.
The developer lists five penthouses, one per floor on the top five floors, of 7,400 to 14,000 sq ft. No arm's-length sale above $7.4 million was recorded in 2025 and 2026, so the record says nothing about their prices.
The architect credits Arquitectonica Interiors with the spa, spa suites and fitness center, and the developer names an oceanfront pool and a sunset pool. The sources consulted do not describe the lobby or front-desk 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.
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.
On FEMA's revised maps, effective 19 February 2027, the building's map point moves from Zone X into Zone AO, with an expected flood depth of 3 feet. The association's insurance agent can say how this affects the building's policy and any lender's requirements.
The city sets no limit on how often a condominium unit is rented under its short-term rental ordinance. The condominium's own documents may limit frequency and require 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 listing and the FEMA map.
§ 11Photographs
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Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
Photo: Jimmy Baikovicius (jikatu), CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Photo: Jimmy Baikovicius (jikatu), CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
Viewings at The Ritz-Carlton Residences, Sunny Isles Beach are arranged through a licensed real estate broker. A buyer abroad can begin with a video walk-through instead of a first visit.
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; Arquitectonica's project page. Developer statements are marked as such. Photos of The Ritz-Carlton Residences, Sunny Isles Beach 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: 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.
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
Jade Signature
Photo: Jimmy Baikovicius, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
