2430 NE 184th Terrace North Miami Beach, FL 33160
18201 Collins Avenue · Sunny Isles Beach
Photo: Avi Werde via Unsplash — cropped and edited (restored with AI) · Licence
01Trump Royale
Trump Royale is the northern tower of the Trump Grande complex, three buildings that the builder, Coastal Construction, places on 11 acres and about 1,000 ft (305 m) of beach. It is also, by its record, a building that trades mostly well below the $5 million line this site uses for the coast.
Dezer Development built it at 18201 Collins Avenue, on the ocean side of the road in Sunny Isles Beach. The state's 2026 tax roll gives its years built as 2008 to 2009 and lists 382 residences; the state's condominium registry records it as Trump Royale, a Condo. Size keeps the record busy. The roll shows 26 arm's-length sales in 2025 and 2026, between unrelated parties on market terms, the latest in June 2026; their median was $1.39 million, and only 1 of the 26 reached $5 million or more.
§ 02Trump Royale
Photo: Leandro Neumann Ciuffo, CC BY 2.0, via Flickr — cropped and edited (restored with AI) · Licence
§ 03Trump Royale
To the south is its twin, Trump Palace (18101 Collins Avenue), completed in 2006; the complex also includes Trump International Beach Resort. To the north the scale drops: a low-rise multi-family building from 1951 (18325 Collins Avenue), the Sahara Beach Club, a motel condominium from 1953 (18335 Collins Avenue), and then Bentley Residences, under construction at 18401 Collins Avenue.
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. No source used here records which way each floor looks or what it sees.
§ 04Trump Royale
Photo: Ken Lund, CC BY-SA 2.0, via Flickr — cropped and edited (restored with AI) · Licence
The Sieger Suarez Architectural Partnership designed the Trump Grande complex and served as architect of record. Its sheet for the complex gives three towers, 550 ft (168 m), 987 units on 11 acres (4.5 ha), built in 2007. The developer describes rooftop pillars "that jut out like sails" and a mid-level deck; the builder describes a lobby with a three-story atrium and a glass staircase to the mezzanine.
For Trump Royale itself the figures differ by source: the developer gives 55 stories and 380 residences, the builder 52 floors, 391 residences and completion in 2008. No source consulted names an interior designer or a landscape architect, or states the design idea. Architecture of the coast places this tower among the work of its neighbors' designers.
§ 05Trump Royale
The developer describes residences of one to four bedrooms with private elevators and floor-to-ceiling windows. Higher up the builder lists seven tower suites with private infinity-edge pools and 45 penthouse units. Detailed floor plans and a brochure were not found in the sources consulted.
The county records living areas of 881 to 8,203 sq ft (82 to 762 m²), with a median of 1,577 sq ft (147 m²); developer areas, where quoted elsewhere, are measured under different rules. Beyond the atrium lobby and the mid-level deck, the sources consulted do not describe the shared amenities, interiors or services.
§ 06Trump Royale
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. The state's Department of Revenue sorts every recorded deed into arm's-length sales and the rest. Forty-four deeds at this address carry 2025 or 2026 dates on the 2026 roll; 26 qualify, 18 in 2025 and 8 in 2026, the latest in June 2026.
01
Median price:
$1.39 million.
02
Range:
$0.695 million to $5.6 million.
03
Sales at $5 million or more:
1, at $5.6 million.
04
Price per square foot:
$718 to $1,814 of county-recorded living area (about $7,700 to $19,500 per m²), median $885 (about $9,500 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. It was shared by The Estates at Acqualina South Tower and Turnberry Ocean Club, which lies to the north beyond the two low-rise buildings and Bentley Residences. 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, Trump Royale ranks 26th of the 44 towers in this site's register. Its twin, Trump Palace, stands at $1.66 million, against $1.00 million here, and Ocean Four, of the same period, at $1.12 million. Medians below are of all arm's-length sales in each building:
| Building | Arm's-length sales | Of them at $5M+ | Median price | Price per m² (per sq ft) |
|---|---|---|---|---|
| Trump Royale | 26 | 1 | $1.39M | about $9,500 ($885) |
| Ocean Four | 12 | 0 | $1.4M | about $8,600 ($801) |
| Turnberry Ocean Club | 15 | 15 | $5.6M | about $20,600 ($1,913) |
How to read them. Even 26 sales are a floor, not the full turnover. The roll holds only the two most recent sales of each residence, 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 rather than recorded prices. The site names no unit numbers and no owners.
Values for tax. The county appraiser's estimate of market value, the just value, tops out at $6.09 million here, and across the 382 residences it adds up to $466.0 million; 4 are valued at $5 million or more. Just value is an appraisal, not a price. Homestead exemptions cover 15.2% of residences, a floor for the share of homes their owners live in.
§ 07Trump Royale
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 $1.0 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.
HOA fees. No association budget was found in a public source, so the fees cannot be given here. Before an offer, the seller can supply the last two budgets, the reserve schedule and the building's insurance policies.
At purchase. Florida's documentary stamp tax on the deed is $0.60 for every $100 of the price in Miami-Dade County, about $8,340 at this building's median of $1.39 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.
§ 08Trump Royale
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, 18201 Collins Avenue Condo Assn Inc, as of 9 November 2026, while the twin, Trump Palace, is listed in both. A missing entry is not proof that no study was done, and it is not 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.
§ 09Trump Royale
The tower stays outside the 1% flood area on both FEMA maps, and the revised maps of 2027 move the wave zone some 30 meters farther from it, though they raise the building's own rating from minimal to moderate.
On the current maps, in force since 11 September 2009, the building lies in Zone X (unshaded), where flood risk is minimal. Close by 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 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 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; the AE band between them disappears. 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 50 meters east of the building's map point, against about 20 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 $96 million for the 384 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.
§ 10Trump Royale
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.
Trump Royale
A condominium tower at 18201 Collins Avenue, part of the Trump Grande complex developed by Dezer Development and designed by The Sieger Suarez Architectural Partnership. Its twin is Trump Palace, and the complex also includes Trump International Beach Resort.
On the state's 2026 roll, 26 arm's-length sales in 2025 and 2026 ran from $0.695 million to $5.6 million, with a median of $1.39 million. Only 1 was at $5 million or more. Current asking prices are sellers' figures and sit outside this record.
About $9,500 per m² ($885 per sq ft), the median of 26 arm's-length sales.
18201 Collins Avenue, Sunny Isles Beach, FL 33160, in Miami-Dade County but not in the City of Miami.
Dezer Development developed it, The Sieger Suarez Architectural Partnership designed it and Coastal Construction built it, completing it in 2008.
52 floors by the builder's count, and 382 residences on the state's 2026 roll.
The two are twin towers of the Trump Grande complex. On the 2026 roll Trump Palace has a median just value of $1.66 million, against $1.00 million at Trump Royale. Trump Palace's reserve study is listed in both state databases; Trump Royale's was not found.
The builder lists 45 penthouse units and seven tower suites with private infinity-edge pools. The roll's largest living area is 8,203 sq ft, and the highest recorded sale in 2025 and 2026 was $5.6 million.
The builder describes a lobby with a three-story atrium and a glass staircase, and the developer a mid-level deck. The sources consulted describe no gym, shared pool or services; the association can give its current list.
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.
Frequency is not limited by the city's short-term rental ordinance. The condominium's documents may restrict how often a unit is rented and set a minimum term, but they were not found in a public source.
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.
§ 11Photographs
03
Viewings at Trump Royale are arranged through a licensed real estate broker. A buyer who cannot travel can start with a video walk-through.
Before a viewing, read the association's last two budgets, the SIRS and the declaration's rules on leasing, pets and buyer approval. Here the SIRS is worth asking for first, since none is listed with the state. 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. The Sieger Suarez Architectural Partnership's project sheet for the Trump Grande complex; the builder's project page. Developer statements are marked as such. Photos of Trump Royale 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: 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
Turnberry Ocean Club Residences
Photo: Kev Cook (Infinity & Beyond Photography), CC BY 4.0, via Flickr — cropped and edited (restored with AI) · Licence
