Building facts
- Address
- 18671 Collins Avenue
- Neighborhood
- Sunny Isles Beach
- Year built
- 1994
- Floors
- 34
- Residences
- 117
- Status
- Completed
- Architect
- Arquitectonica
- Pricing
- Starting at $1.38 Million
Key Takeaways
- Two floorplans cover 84% of the building — 49 homes at 1,680 sq ft and 49 at 2,210 sq ft — 98 of the 117 homes. There is nothing smaller than 1,680 sq ft here at all.
- Thirteen qualified sales in four years, and only one in the whole of 2025 — that is about one home in 36 changing hands a year, against a median of one in 24 across the buildings in my Miami Condo Index. No four-year change is published for this building, because the evidence does not support one.
- The larger floorplan carries a premium per square foot — but a much smaller one than it first appears — compared across the last decade it looks like 25.4%. Restricted to sales since 2021, where both plans traded in the same market, it is 4.1%. The bigger number is a trick of which years each plan happened to sell in.
- Identical homes are assessed as much as 2.5 times apart — and that gap tracks when the home last changed hands, not the home. Among the 49 homes of 1,680 sq ft, those sold since 2021 are assessed from $950,200 up; those not sold since 2004 go down to $450,276.
- Ten folios here are not apartments — 220 to 320 sq ft, assessed at a median $82,500 against $1,100,231 for a home. All ten have sold at some point and one of them formed part of the building’s record deed — but they are not residences, and none of the price figures on this page treat them as homes.
- The building sold out in two years and its owners have done well — 116 of the homes changed hands in 1999 and 2000 at a median $399,000 and $520,000. Of the 162 resales since, 13 lost money — 8.0% — with a median gain of 55.7% over a 6.3-year hold.
18671 Collins Avenue, Sunny Isles Beach, Florida 33160 | Neighborhood: Sunny Isles Beach
What is actually in the building
The county returns 128 folios for 18671 Collins Avenue. 117 of them are homes. One is a reference folio carrying no dwelling. The remaining ten need explaining, because a buyer will eventually be shown one and told it is a comparable.
Those ten are lettered BC-1 to BC-4 and C-1 to C-6. They run 220 to 320 sq ft, the county classifies them as residential, and they carry no parking, cabana or storage wording that would mark them out. What gives them away is ownership: each holds an undivided interest in the common elements of 0.092% to 0.136%, where every actual home here holds between 0.709% and 1.203%. The county assesses them at a median $82,500 for 2026 — 7.5% of the $1,100,231 it assesses a home at. They are genuine property and all ten have sold at some point — eighteen qualified transactions between 1999 and 2023, at a median of $158,750. They are not residences, and nothing on this page counts them as homes.
Strip them out and the building is remarkably narrow. The 117 homes run from 1,680 sq ft to 3,890 sq ft, median 2,210 — and there is no small stock whatsoever. No studios, no one-bedrooms, nothing under 1,680 sq ft. The mix is 54 two-bedrooms, 60 three-bedrooms and 3 four-bedrooms. For 2026 the county assesses the homes between $450,276 and $2,551,266.
What can you learn from a building with two floorplans?
More than you might expect, because this building is close to a controlled experiment. Forty-nine homes measure exactly 1,680 sq ft and another forty-nine measure exactly 2,210 sq ft. That is 98 of 117 homes — 83.8% of the building on two plans, in near-perfect balance.
The obvious question is which plan is worth more per foot. The usual expectation is that larger homes trade at a lower price per square foot, because the buyer is paying for more of the cheap part. Here the opposite shows up, and how large it looks depends entirely on how carefully you ask.
Take every qualified sale of each plan since 2015 and the answer is emphatic: the 1,680 sq ft plan cleared a median $568 per square foot and the 2,210 sq ft plan $713 — a premium of 25.4%. I do not believe that number, and the reason is the same one I write about on half the pages in this series. The two plans did not sell in the same years. In 2019 and 2020 the small plan recorded eight sales and the large plan four, in the weakest per-foot years the building has had this decade. That mix, not the floorplan, is doing most of the work.
Restrict the comparison to sales since 2021, where both plans traded through the same market, and the premium collapses to something believable: $744 per square foot for the 1,680 sq ft plan against $775 for the 2,210 — 4.1%, on 17 sales and 12. In money, that is a median $1,250,000 against $1,712,500. My honest reading is that the large plan is worth a modest premium per foot here and that anyone quoting you 25% has compared two different years and called it a floorplan.
The identical floorplans expose something else, and this one surprised me. Among the 49 homes of 1,680 sq ft — the same size, the same building, the same plan — the county’s 2026 assessments range 2.5-fold. The 2,210 sq ft homes range 2.6-fold. Since size is fixed, something else must explain it, and in this building most of it is not the home at all. Sort those 49 homes by when they last changed hands and the pattern is plain: the sixteen sold since 2021 are assessed from $950,200 upward, median $1,080,231, while the fifteen with no recorded sale since 2004 run down to $450,276. The practical point for a buyer is simply this — at this address, a low assessed value is at least as likely to tell you how long somebody has owned the home as what the home is worth. Do not read the tax roll as a valuation.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 6 | $2,272,500 | $951 |
| 2024 | 4 | $1,860,000 | $910 |
| 2025 | 1 | $1,950,000 | $882 |
| 2026 to date | 2 | $1,795,000 | $914 |
Thirteen qualified sales in four years, and the whole of 2025 produced one. I am not going to draw a trend line through that, and I would be wary of anyone who does. This building carries a dash in my Miami Condo Index rather than a percentage, because I publish a four-year change only where both 2023 and 2026 rest on at least five qualified sales, and 2026 has two.
What the record will support is a level. Across all thirteen sales the building cleared a median $942 per square foot, in a band from $714 to $1,121. Nothing in that band looks anomalous — no distressed outlier, no portfolio transfer inflating the top. The highest price on the county record for a home here is $2,700,000, paid on 28 August 2023 for a 2,860 sq ft penthouse. That works out at $944 per square foot, and one qualification belongs with it: the same deed also conveyed BC-3, one of the ten small lettered units, so a little of that $2,700,000 bought something other than the residence. It is the building’s record either way, and I would rather show you the deed than a tidier number.
It is worth noting how differently the two columns read. Median price falls 21.0% from 2023 to 2026; median price per square foot falls 3.9%. The gap is size: the median home sold in 2023 measured 2,220 sq ft, and in 2026 it measured 1,955. Almost all of the apparent decline is which homes happened to sell, which is exactly why I lead with the per-foot figure everywhere in this series.
Liquidity is the number I would want a buyer to sit with. Thirteen sales against 117 homes is about one home in 36 per year. Across the buildings in my Miami Condo Index the median is one in 24, and only eight trade less often than this. That has two consequences: comparables here are scarce and often stale, and a seller should expect to wait.
The longer record is kinder. 116 homes sold in 1999 and 2000, the building’s sell-out, at medians of $399,000 and $520,000. Of the 162 resales the county has recorded since, 13 lost money — 8.0% — with a median gain of 55.7% over a 6.3-year hold. That is a materially better record than the newer Sunny Isles towers, where roughly a third of the buyers who have resold took a loss.
Who this building suits, and who it does not
It suits a buyer who wants genuine space on the ocean and does not want to bid against the compromise stock. Every home here is at least 1,680 sq ft, most are two or three bedrooms, and the building has no studio tier pulling its character in another direction. If you want a large two-bedroom, the 1,680 sq ft plan gives you 49 chances at it and a per-foot premium of only about 4% to go up to the larger plan.
It suits badly anyone who needs to move quickly, in either direction. One home in 36 a year is thin. It also suits badly a buyer who wants to do the work from a screen: with two plans covering 84% of the building, the differences that set price are floor, exposure and condition, and I have shown above that the tax roll will actively mislead you on those.
If you are selling here, three things follow from the record. Price to the per-foot band, not to the median sale price — that headline number is dominated by which size sold last, and it moved 21% while the market moved 4%. Second, be realistic about time: with one sale in the whole of 2025, the buyer for your home may not currently be looking. Third, if a buyer’s agent produces your low county assessment as evidence of value, the answer is on this page — among identical homes here, assessment tracks length of ownership more than it tracks the home.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 18671 Collins Ave — all 128 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding one reference folio, ten small lettered units (BC-1 to BC-4 and C-1 to C-6, 220–320 sq ft) that the county classifies as residential but which hold roughly a seventh of a home’s undivided interest in the common elements, and any parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. 2026 is an incomplete year and carries two qualified sales, which is why no four-year change is published. The comparison of turnover is against the 64 buildings I have pulled folio by folio from this same source, not against the whole market. Assessed values are the county’s, not market valuations. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Millennium Condos, Sunny Isles Beach — Frequently Asked Questions
How big are the homes at Millennium Condos?
They run from 1,680 sq ft to 3,890 sq ft with a median of 2,210, and there is no smaller stock at all — no studios and no one-bedrooms. The mix is 54 two-bedrooms, 60 three-bedrooms and 3 four-bedrooms. Two floorplans dominate: 49 homes at 1,680 sq ft and 49 at 2,210, together 83.8% of the building.
How much does a home at Millennium sell for?
Across the thirteen qualified sales in the four years to August 2026 the building cleared a median $942 per square foot, in a band from $714 to $1,121. The 2026 sales so far are at a median $1,795,000, or $914 per square foot.
Have prices at Millennium gone down?
The evidence will not answer that. There have been thirteen qualified sales in four years and only one in the whole of 2025, so no four-year change is published for this building and it carries a dash in my Miami Condo Index. Median price is down 21.0% since 2023 but median price per square foot is down only 3.9% — most of the difference is that smaller homes sold in 2026.
How often do homes at Millennium change hands?
The county records 13 qualified sales in the four years to August 2026 against 117 homes — about one home in 36 a year. Across the buildings I have measured the median is one in 24, and only eight trade less often than this one.
Is the larger floorplan better value per square foot?
No — it costs slightly more per foot, not less, but far less more than a careless comparison suggests. Measured across all sales since 2015 the 2,210 sq ft plan looks 25.4% dearer per square foot than the 1,680, but the two plans sold in different years. Restricted to sales since 2021, the premium is 4.1%: $775 against $744 per square foot.
Why are identical homes here assessed so differently?
Among the 49 homes of 1,680 sq ft the county’s 2026 assessments range 2.5-fold, and that gap tracks when the home last changed hands rather than the home itself. Those sold since 2021 are assessed from $950,200 up, median $1,080,231; those with no recorded sale since 2004 run down to $450,276. A low assessment here is not evidence of a cheap home.
What is the highest price ever paid at Millennium Condos?
$2,700,000, on 28 August 2023, for a 2,860 sq ft penthouse — $944 per square foot. The same deed also conveyed BC-3, one of the ten small lettered units at this address, so part of that price bought something other than the residence. It remains the highest qualified, arm’s-length sale on the county record here.
Have owners at Millennium made money?
Mostly, and by more than at the newer towers nearby. 116 homes sold in the 1999–2000 sell-out at medians of $399,000 and $520,000. Of the 162 resales recorded since, 13 lost money — 8.0% — with a median gain of 55.7% over a median hold of 6.3 years.
Sources and further reading
Interested in selling at Millennium Condos?
Learn more about selling your condo at Millennium Condos in Sunny Isles Beach with Josh Stein.
Related coverage
Part of Miami Luxury Condos.