Building facts
- Address
- 17555 Collins Avenue
- Neighborhood
- Sunny Isles Beach
- Year built
- 1998
- Floors
- 40
- Residences
- 243
- Status
- Completed
- Developer
- J Milton and Associates
- Architect
- Fullerton Diaz
- Pricing
- Starting at $1.3 Million
Key Takeaways
- Every one of its 242 folios is a home — no parking, storage, cabana or commercial folios at all. That is rare, and it makes this record cleaner than most.
- No four-year change is published and the building carries a dash in my Miami Condo Index — 2026 has recorded three qualified sales. My threshold is five in both the opening and closing year.
- Current level is $952 per square foot — on 26 qualified sales over four years, in a band from $672 to $1,446, at a median price of $1,800,000.
- The 1998–99 buyers who held on did extraordinarily well — of the thirteen who sold in 2021 or later, not one lost money, at a median gain of 181.2%.
- The best and worst outcomes are both 2,090 sq ft homes — one bought for $361,400 in 1998 and sold for $2,100,000 in 2024 — up 481.1%. The other bought for $2,500,000 in 2004 and sold for $850,000 in 2010 — down 66.0%.
- ⚠️ The county records nine homes here as six- or seven-bedrooms and I do not believe it — they measure 1,840 to 2,090 sq ft. That is not a six-bedroom at any standard, and I have set those bedroom counts aside rather than publish them as fact.
17555 Collins Avenue, Miami, Florida | Neighborhood: Sunny Isles Beach
What is actually in the building
The county returns 242 folios at 17555 Collins Avenue and every one of them is a home. There is no parking folio, no deeded storage, no cabana, no commercial unit and no reference folio. Most towers I measure carry ten to forty non-residential folios that have to be filtered out before any figure means anything; here nothing does.
The homes run from 1,590 sq ft to 4,020 sq ft, median 1,840 — a building with no small homes in it at all. Three floorplates carry 213 of the 242: 82 homes at 1,840 sq ft, 71 at 1,590 and 60 at 2,090, with 11 more at 1,930, eight at 1,650 and three at 2,250. That is heavy repetition, and it means an exact comparable is available for nearly every home here.
On the bedroom mix I have to flag a defect in the county’s own data rather than repeat it. The roll records 91 two-bedrooms and 139 three-bedrooms, which is consistent with the floor areas. It also records eight homes as six-bedrooms and one as a seven-bedroom — at 1,840 to 2,090 sq ft. A 2,090 sq ft seven-bedroom does not exist. Something in the roll is counting rooms that are not bedrooms, and rather than publish a mix I know to be wrong, I will say plainly: this is a building of two- and three-bedroom homes, and the nine outlying counts should be checked against a floor plan before anyone relies on them.
For 2026 the county assesses the homes between $470,551 and $2,430,258, median $1,185,744. 238 of the 242 measure 2,250 sq ft or less; four larger homes sit above a 1,240 sq ft gap and should be read separately.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 9 | $1,900,000 | $1,033 |
| 2024 | 7 | $1,350,000 | $849 |
| 2025 | 7 | $2,050,000 | $988 |
| 2026 to date | 3 | $1,650,000 | $897 |
Across four years that is 26 qualified sales, a median of $952 per square foot in a band from $672 to $1,446, and a median price of $1,800,000.
No four-year change appears here and the reason is the sample. Nine sales in 2023 and three in 2026, against a rule that requires five in both. Read literally the numbers say the building fell 13.2%; on three transactions in an incomplete year that is not a direction, it is noise, and the building carries a dash in my Miami Condo Index until 2026 fills in.
What the four years support is a level of roughly $950 per square foot, and a genuinely volatile path around it. $1,033, then $849, then $988, then $897 — a 22% swing between the low and high year in a building where nothing structural changed. With six to nine sales a year in a 242-home tower, which homes happen to trade dominates the median. Note that 2024’s low reading came with a median home of 1,840 sq ft and 2025’s high with 2,090 sq ft: the years the bigger floorplate traded are the years the building looks strong.
Turnover runs at one home in 37 per year against a median of one in 24 across the buildings in my Miami Condo Index. Roughly six or seven of these 242 homes change hands annually. This is a slow building.
The building where holding period decided everything
212 qualified sales closed here in 1998 and 1999 — 85 and 127 — which is the original sell-out. The county’s record for the building runs to 710 qualified sales and 473 resales, enough to separate the cohorts properly.
| When they bought | Resales | Sold at a loss | Median outcome |
|---|---|---|---|
| In the 1998–99 sell-out | 187 | 24.6% | +21.1% |
| After 1999 | 286 | 13.3% | +36.5% |
| Sold 2021 or later | 64 | 7.8% | +60.3% |
| 1998–99 buyers who held to 2021+ | 13 | 0.0% | +181.2% |
Read the first row against the last and you have this building’s whole story. An original buyer who sold at some point in the twenty-seven years since had a one-in-four chance of losing money. An original buyer who simply held until 2021 or later had no chance of losing money at all — thirteen out of thirteen were up, at a median gain of 181.2%.
The two extremes are both 2,090 sq ft homes, which makes them unusually comparable, and they were separated by six years of entry timing. The best outcome on the record is one bought for $361,400 on 1 November 1998 and sold for $2,100,000 on 12 August 2024 — up 481.1%. The worst is one bought for $2,500,000 on 1 July 2004 and sold for $850,000 on 21 April 2010 — down 66.0%. The first owner paid $173 per square foot; the second paid $1,196, which is above what the building trades at today, twenty-two years later.
That second figure is the more useful one. The 2004 buyer did not lose money because the building was bad. They lost money because they paid $1,196 per square foot for it, at a moment when the market briefly supported that, and the building has never returned to it. It is the same finding I get in every tower I measure: the entry price relative to the asset has mattered more than the asset.
One caveat: 23 folios recorded a sale in the 1998–99 sell-out and have never traded since. Those owners’ outcomes are untested and appear nowhere above.
Who this building suits, and who it does not
It suits a long-horizon buyer who wants a large, well-comped oceanfront home and is not trying to time anything. No home here is under 1,590 sq ft, 213 of 242 sit on three floorplates, and the record says that anyone who held through to the last five years did well without exception. At a four-year median of $1,800,000 it is priced well below the Miami Beach towers I measure at $1,600 to $2,300 per square foot.
It suits badly anyone who needs liquidity or a current price. Six or seven homes trade a year, 2026 has produced three, and the annual medians have swung 22% on nothing but which floorplate sold. If you need to know what your home is worth this quarter, this building cannot tell you.
It also suits badly a buyer relying on the county’s bedroom counts. Nine homes here are recorded as six- or seven-bedrooms at under 2,100 sq ft. Check the floor plan, not the roll.
If you are selling here, the volatility of the annual medians is your biggest practical problem, in both directions. A buyer will quote you 2024 at $849 per square foot; you will want to quote 2023 at $1,033. Neither is the level — $952 across 26 sales is — and the honest way to settle it is to price against your own floorplate, of which there are likely 59 to 81 others, rather than against any single year. If your home is 2,090 sq ft, note that the years that layout traded are the years this building posted its strongest numbers.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 17555 Collins Avenue — all 242 folios retrieved individually and grouped by subdivision. Every folio at this address is a residential home: there are no commercial, parking, cabana or storage folios to exclude. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. The county records nine homes of 1,840 to 2,090 sq ft as six- or seven-bedrooms; those counts are not credible at that floor area and are set aside on this page rather than published. 2026 is an incomplete year. 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.
The Pinnacle — Frequently Asked Questions
How many homes are in The Pinnacle?
The county records 242 folios at 17555 Collins Avenue and every one is a home — there are no parking, storage or commercial folios. They run from 1,590 to 4,020 sq ft, median 1,840, and are predominantly two- and three-bedrooms.
What do homes in The Pinnacle sell for?
Over the four years to August 2026 the county records 26 qualified sales at a median of $1,800,000, or $952 per square foot, in a band from $672 to $1,446 per foot.
Are prices in The Pinnacle going up or down?
I will not state a direction. 2026 has recorded three qualified sales, below my threshold of five in both the opening and closing year, so the building carries a dash in my Miami Condo Index. The four-year level is about $952 per square foot, and the annual figures have swung 22% on sample alone.
Have owners in The Pinnacle made money?
It depended almost entirely on how long they held. Original 1998–99 buyers show a 24.6% loss rate overall — but of the thirteen who held until 2021 or later, not one lost money, at a median gain of 181.2%.
How quickly do homes in The Pinnacle sell?
Slowly. Turnover runs at about one home in 37 per year — six or seven of the 242 homes — against a median of one in 24 across the buildings in my Miami Condo Index.
Are there really six-bedroom homes at The Pinnacle?
Almost certainly not. The county roll records eight homes as six-bedrooms and one as a seven-bedroom, but they measure just 1,840 to 2,090 sq ft. That is not credible at that floor area, and I have set those counts aside rather than publish them. Check a floor plan before relying on a bedroom count here.
What is the worst loss on record at The Pinnacle?
A 2,090 sq ft home bought for $2,500,000 on 1 July 2004 and sold for $850,000 on 21 April 2010 — down 66.0%. The buyer paid $1,196 per square foot, which is above the level the building trades at today.
Sources and further reading
Interested in selling at The Pinnacle?
Learn more about selling your condo at The Pinnacle in Sunny Isles Beach with Josh Stein.
Related coverage
Part of Miami Luxury Condos.