Building facts
- Address
- 6365 Collins Avenue
- Neighborhood
- Miami Beach
- Year built
- 2004
- Floors
- 48
- Residences
- 386
- Status
- Completed
- Developer
- Merco Group International
- Architect
- Brito, Cohan & Associates
- Pricing
- Starting at $749,000
Key Takeaways
- The median sale price at Akoya rose 19.8% across four years while price per square foot fell 9.7% — and the second number is the one describing the building. The first describes which homes happened to sell.
- The proof is in the size of the home that sold — the median sale in 2023 was a 980 square foot home; in each of the three years since it has been 1,322 square feet. The mix shifted once and stayed shifted.
- Eleven qualified sales share one identical 1,761 square foot three-bedroom floorplate — which gives this building something almost no tower offers — a genuine like-for-like price series with the floorplate held constant.
- That series peaked at $2,849,000 in August 2023 — and its most recent sale, in April 2026, was $2,100,000 — below what the same plan fetched in December 2021.
- One home rose 32.5% in ten months — Unit 3501 sold for $2,150,000 in October 2022 and $2,849,000 in August 2023. Nothing in the record since has repeated it.
- Roughly one home in forty-one trades here each year — 38 qualified sales across 385 homes in four years. This is the thinnest liquidity of any building I have measured on this stretch of Collins.
6365 Collins Avenue, Miami Beach, Florida 33141 | Neighborhood: Miami Beach
What the county record shows at 6365 Collins Avenue
The Miami-Dade County Property Appraiser carries 419 folios under AKOYA CONDO. 385 are homes. The other 34 are cabanas, recorded individually as CABANA 1 through CABANA 34, between 225 and 260 square feet each. There are no commercial folios at all, which is unusual on this stretch of Collins Avenue.
Worth flagging, because it is the fastest way to get this building wrong: the county classifies those 34 cabanas as residential. A folio count says 419. A residential-folio count says 419 as well. The number of actual homes is 385.
The bed mix is 192 one-bedrooms, 114 two-bedrooms and 79 three-bedrooms — and unusually for a building weighted to one-bedrooms, the median home is large at 1,322 square feet. Heated area runs from 683 to 3,377 square feet. Four plans dominate: 88 homes at 808 square feet, 74 at 1,761, 73 at 1,322 and 60 at 1,151. Between them those four account for 295 of the 385 homes, which is why this building can be measured more honestly than most.
2026 assessed values run from $274,349 to $3,689,034, median $891,275. As always in Florida, the assessed column reflects assessment history rather than current market value, so read it as a record of when homes last changed hands.
Four years of sales, and a median pointing the wrong way
The county shows 38 qualified, arm’s-length sales here across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 12 | $1,085,000 | $1,103 |
| 2024 | 10 | $1,550,000 | $1,142 |
| 2025 | 11 | $1,350,000 | $1,021 |
| 2026 to date | 5 | $1,300,000 | $996 |
Read those two price columns against each other. Median sale price is up 19.8% across the four years. Median price per square foot is down 9.7%. Both are correct, and they are describing different things — but on most pages I can only assert that. Here I can show you the mechanism directly, because the size of the home that sold is itself in the record:
| Year | Median size of the home that sold |
|---|---|
| 2023 | 980 sq ft |
| 2024 | 1,322 sq ft |
| 2025 | 1,322 sq ft |
| 2026 to date | 1,322 sq ft |
The typical home changing hands here got 34.9% bigger between 2023 and 2024, and has stayed at that size for three years. That is the entire explanation for a rising median in a building whose per-foot pricing was falling. Nobody at Akoya got 19.8% richer. The one-bedrooms simply stopped being the ones that sold.
On the per-foot line I would separate direction from magnitude. The direction — down since 2024 — shows up in three consecutive years and I think it is real. The magnitude in 2026 rests on five sales in an incomplete year, so I would not lean on the exact figure of $996.
Eleven sales of one identical floorplate
Akoya offers something I rarely get: 74 homes share a single 1,761 square foot three-bedroom plan, and eleven of them have sold in qualified transactions since December 2021. That removes the mix problem completely. Same square footage, same bed count, same building.
| Date | Unit | Price |
|---|---|---|
| December 2021 | 4501 | $2,170,000 |
| August 2022 | 3303 | $2,150,000 |
| August 2022 | 1203 | $2,200,000 |
| September 2022 | 1201 | $2,500,000 |
| October 2022 | 3501 | $2,150,000 |
| February 2023 | 2901 | $2,398,000 |
| May 2023 | 2503 | $2,650,000 |
| August 2023 | 3901 | $2,680,000 |
| August 2023 | 3501 | $2,849,000 |
| April 2025 | 3903 | $2,850,000 |
| April 2026 | 1901 | $2,100,000 |
Unit 3501 appears twice, and it is the sharpest fact in this building’s record: bought at $2,150,000 in October 2022, sold at $2,849,000 in August 2023. Up 32.5% in ten months on an unchanged home. The plan then held that level into April 2025, when 3903 sold for $2,850,000.
The most recent sale of this plan, in April 2026, was $2,100,000 — 26.3% below the April 2025 sale, and 3.2% below what the plan fetched in December 2021. One transaction is not a market, and this one deserves a caveat I want to state clearly: floor level matters in an oceanfront tower and the county record does not price it. Unit 1901 sits well below 3903 and 4501. But the two low-floor sales in this series, 1201 and 1203, printed $2,500,000 and $2,200,000 back in 2022 — both above the 2026 figure. Comparing low floor to low floor does not rescue the number.
The building’s highest qualified sale on record remains $4,100,000, from November 2020, for a 3,377 square foot home at $1,214 per square foot.
Is Akoya a building to buy right now?
It suits a buyer who wants to check the price before paying it. With 295 of 385 homes sitting on four repeated plans, and eleven sales of one of them on record, you can find a true comparable here instead of arguing from a building-wide average. That is worth more than it sounds.
It suits a buyer who is patient about resale badly. One home in forty-one trades annually — the thinnest of any building I have measured on this stretch of Collins Avenue. If you need to be able to exit inside a year, this record does not promise you that.
It suits a one-bedroom buyer who reads the headline and panics not at all: the median sale price rising 19.8% tells you nothing about a 808 square foot home, because those largely stopped being the homes that sold. Ask for per-foot comparables on your own plan.
If you are selling here, the 1,761 series is the most important thing on this page for you, whichever plan you own. It shows a peak in August 2023, a hold through April 2025, and one materially lower print in April 2026. Price against the last comparable sale of your floorplate and floor, not against the building’s median — the median has risen 19.8% while the building itself has not, and pricing to it is the fastest way to sit unsold.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 6365 Collins Avenue, Miami Beach — all 419 folios retrieved individually on 17 August 2026 and filtered to residential homes, excluding 34 separately deeded cabana folios of 225 to 260 square feet, which the county roll classifies as residential. Sale figures are qualified, arm’s-length transactions only, with portfolio transfers excluded and identical same-day transactions collapsed to a single sale. 2026 is an incomplete year and its five sales should be read as provisional. Floor level, view, condition and renovation history are not recorded by the county and are not adjusted for anywhere on this page. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Akoya — Frequently Asked Questions
How many homes are in Akoya?
385. The county record carries 419 folios at 6365 Collins Avenue, but 34 of those are individually deeded cabanas of 225 to 260 square feet, which the roll still classifies as residential. There are no commercial folios.
Have prices at Akoya gone up or down?
Down, per square foot — 9.7% across four years, from $1,103 in 2023 to $996 in 2026 to date. The median sale price rose 19.8% over the same period, but that is a change in which homes sold: the median home that sold went from 980 square feet in 2023 to 1,322 square feet in each of the three years since.
Why did the median sale price rise while price per square foot fell?
Because median price measures the homes that happened to trade. At Akoya the typical home sold got 34.9% bigger between 2023 and 2024 and stayed that size. Larger homes cost more in total and less per foot, which lifts one column while pushing the other down.
What is the best like-for-like price evidence at Akoya?
74 homes share an identical 1,761 square foot three-bedroom plan and eleven have sold since December 2021. That series ran $2,170,000 in December 2021, peaked at $2,849,000 in August 2023, held at $2,850,000 in April 2025, and most recently printed $2,100,000 in April 2026.
What is the highest sale on record at Akoya?
$4,100,000 in November 2020, for a 3,377 square foot home — $1,214 per square foot. The highest sale of the last four years is $2,850,000, in April 2025.
How often do homes at Akoya change hands?
38 qualified sales across 385 homes in four years, which is roughly one home in forty-one per year. That is thin, and it means comparable sales on any given floorplate are scarce outside the four dominant plans.
How reliable is this analysis?
It rests on 38 qualified, arm’s-length sales taken directly from the Miami-Dade County Property Appraiser record. The four-year direction is supported by three consecutive years; the 2026 figures rest on five sales in an incomplete year and should be treated as provisional. Floor level and condition are not in the record and are not adjusted for.
Sources and further reading
Interested in selling at Akoya Miami Beach?
Learn more about selling your condo at Akoya Miami Beach with Josh Stein.
Related coverage
Part of Miami Luxury Condos.