Building facts
- Address
- 3201 Collins Avenue
- Neighborhood
- Miami Beach
- Year built
- 2016
- Floors
- 14
- Residences
- 21
- Status
- Completed
- Developer
- Alan Faena
- Pricing
- Starting at $3.8 Million
Key Takeaways
- Eleven of the thirteen homes have never recorded a single transaction — not an unqualified transfer, not a nominal deed — no sale row of any kind. I checked each folio individually rather than inferring it.
- The entire building has two sales on record — $5,500,000 for a 1,384 sq ft home in June 2016, and $2,300,000 for a 707 sq ft home in April 2017. That is $3,974 and $3,253 per square foot — and it is the whole history.
- It is thirteen apartments on two floors, not a tower — units 1301 to 1309 and 1401 to 1404. The declaration, recorded as 3201 COLLINS CONDO, covers those two floors. The hotel itself is a separate parcel assessed at $74,000,000.
- One apartment is assessed at $34,712,944 — unit 1401, at 8,704 square feet and a 25.40% share of the condominium. The other twelve homes together are assessed at $44,339,561.
- Two folios own nearly identical shares and are assessed 347 times apart — unit 1401 holds 25.4042% and is assessed $34,712,944; the commercial SCU folio holds 23.9566% and is assessed $99,973. I can report that. I cannot explain it from the record.
- The declaration closes at exactly 100.0000% — so this count is complete — thirteen homes is thirteen homes, and there is no fourteenth apartment hiding at another address.
3201 Collins Avenue, Miami Beach, Florida 33140 | Neighborhood: Miami Beach
This is the smallest condominium on the site and the one with the least transaction
history of any I have measured. Thirteen apartments; two recorded sales, both a decade old. Almost
everything a buyer would normally rely on simply is not there, and the useful thing this page can do
is say exactly what is and is not on the record.
What the county records at 3201 Collins Avenue
The Miami-Dade County Property Appraiser holds 16 folios at 3201 Collins Avenue,
but they are not one thing. Fifteen sit in a declaration recorded as 3201 COLLINS CONDO
at OR 30056-249. The sixteenth is the hotel parcel itself — 342,374 square feet,
assessed for 2026 at $74,000,000, on an entirely different plat. It is not part of
this condominium and I have excluded it from every figure below. Anyone pulling this address without
grouping by declaration would fold a $74 million hotel into a thirteen-apartment building.
Inside the declaration: 13 residential homes, one reference folio, and one
commercial folio designated SCU. The declaration’s common-element shares close
at exactly 100.0000%, which confirms the count is complete.
The unit numbers tell you the shape of the thing: 1301 through 1309, and 1401 through
1404. This is two floors of apartments, not a tower.
They run 707 to 8,704 square feet, median 1,421. As the county records the bed
counts: four one-bedrooms, six two-bedrooms and two three-bedrooms, with unit 1401 carrying no bedroom
count at all against its 8,704 square feet — which I take to be a gap in the roll rather than a
description of the apartment, and I am not going to fill it in from imagination.
For 2026 the county assesses the thirteen homes at $79,052,505, a median of
$3,219,986 across a range of $1,876,660 to $34,712,944. That top
figure is unit 1401 alone. Take 1401 out and the remaining twelve homes are assessed at
$44,339,561 between them.
A building with two sales in its entire history
The record holds exactly two qualified transactions:
| Unit | Date | Size | Price | $/sq ft |
|---|---|---|---|---|
| 1304 | 10 June 2016 | 1,384 sq ft | $5,500,000 | $3,974 |
| 1307 | 13 April 2017 | 707 sq ft | $2,300,000 | $3,253 |
That is not a summary of recent activity. That is the complete transaction record of this
condominium. There is no four-year table on this page because there is nothing to put in one:
no qualified sales in 2023, 2024, 2025 or 2026, and none in any year since 2017.
I want to be precise about the other eleven homes, because I nearly got this wrong on another
building tonight. At Boulan South Beach, twenty apartments looked as though they had never sold —
and in fact they had all transferred on one day in a package the county flagged as not
arm’s-length. So here I checked each folio individually rather than inferring from the absence of
qualified sales. Eleven of the thirteen homes at 3201 Collins carry no sale row of any kind:
no qualified sale, no unqualified transfer, no nominal deed. Nothing.
What that means practically is blunt. If you buy one of those eleven apartments, there is no
recorded price for it, ever, and the only comparables in the entire building are a 1,384 sq ft
home from 2016 and a 707 sq ft home from 2017. Both are around $3,250 to $3,975 per square foot, which
is genuine Miami Beach top-of-market territory — but two sales a decade old cannot establish a
current level, and I am not going to present them as though they can.
Two folios, one share, and a factor of 347
One thing in this record I can measure precisely and cannot account for.
Every unit in a condominium owns a stated percentage of the common elements. In this declaration the
two largest holdings are almost the same size:
| Folio | Share of common elements | Size | Classification | 2026 assessed |
|---|---|---|---|---|
| Unit 1401 | 25.4042% | 8,704 sq ft | Residential condominium | $34,712,944 |
| SCU | 23.9566% | 8,208 sq ft | Lodging — commercial | $99,973 |
Two folios of nearly identical size holding nearly identical shares of the same building,
assessed 347 times apart. The visible difference between them is the classification: one is
recorded as a residential condominium unit and the other as a lodging-commercial one.
Whether that classification explains the whole gap, and what the SCU actually is in practice, the
property record does not say. I am reporting the numbers and stopping there, because
the alternative is inventing a reason. If you are seriously considering a purchase in this building,
this is a question for your lawyer to put to the association, and the answer bears directly on how the
condominium’s costs are shared.
Who this suits, and what you would be buying blind
Thirteen apartments attached to a landmark Collins Avenue hotel, with a median assessed value over
$3.2 million, is not a mass-market proposition and this page is not going to pretend to price it. What
I can say is what you would be walking into.
You would be buying with essentially no price discovery. Eleven of thirteen homes
have no recorded transaction at any price. The two that do are from 2016 and 2017. There is no
liquidity to measure, no trend to read, and no recent comparable in the building. For a buyer used to
checking the record before offering, that is a genuinely unusual position, and worth pricing into how
you negotiate.
It follows that it suits a buyer for whom this specific building is the point — and who has a
lawyer scrutinise the declaration, the association’s budget and the cost-sharing arrangement
between the residential units and the commercial folio, before anything else.
On short-term rental: all thirteen homes are classified as ordinary residential
condominium, and that establishes nothing either way. Florida’s state preemption, the City of
Miami Beach’s zoning and licensing rules and the condominium declaration decide it. Given how
tightly a thirteen-unit declaration attached to an operating hotel is likely to be drawn, read it
closely with your own lawyer before assuming anything.
If you are selling here, the absence of comparables is your strongest card and your
biggest problem at once. There is nothing on the record to anchor a buyer low, and equally nothing to
anchor them high. Expect the negotiation to be about the apartment and the building rather than about
the data, because there is very little data.
Verified 25 August 2026 against the Miami-Dade County Property Appraiser record for
3201 Collins Avenue, Miami Beach — all 16 folios at the address retrieved individually and
grouped by declaration. Only the 15 folios in 3201 COLLINS CONDO (OR 30056-249) are used here; the
sixteenth is the hotel parcel itself, on a separate plat, 342,374 sq ft, assessed at $74,000,000 for
2026, and is excluded. The declaration’s common-element shares close at exactly 100.0000%, so the
pull is complete. Figures cover the 13 residential homes; the reference folio and the commercial SCU
folio are excluded from size, bedroom and assessed-value totals but the SCU is described above because
its common-element share is material. The transaction record contains two qualified sales in total, in
2016 and 2017; the other eleven folios were each checked individually and carry no sale row of any
kind. No four-year table, trend, turnover rate or per-foot band is published because the record cannot
support one. Building age, storey count, operator and amenity detail are omitted: no primary source has
been confirmed for them. Re-check when the next tax roll publishes.
Faena Hotel Residences — Frequently Asked Questions
How many residences are there at Faena Hotel Residences?
Thirteen, on two floors — units 1301 to 1309 and 1401 to 1404. The county records them in a declaration called 3201 COLLINS CONDO, which also contains a reference folio and one commercial folio. The declaration closes at exactly 100%, so thirteen is the complete count.
What have units here sold for?
There are two sales in the entire record: $5,500,000 for a 1,384 sq ft home on 10 June 2016 ($3,974 per square foot) and $2,300,000 for a 707 sq ft home on 13 April 2017 ($3,253 per square foot). Nothing has sold since 2017.
Have the other eleven apartments ever sold?
No. Each of the eleven remaining folios was checked individually and none carries a sale row of any kind — no qualified sale, no unqualified transfer, no nominal deed. If you buy one of them, there is no recorded price for that apartment at any point in its history.
Why is this building not listed with a four-year price table like your other pages?
Because there is nothing to put in it. There are no qualified sales in 2023, 2024, 2025 or 2026, and none in any year since 2017. Publishing an empty table dressed up as analysis would be worse than saying plainly that the record is silent.
What is the SCU folio?
A folio in the same declaration, 8,208 square feet, classified as lodging-commercial rather than residential, holding a 23.9566% share of the common elements. Its 2026 assessment is $99,973, against $34,712,944 for unit 1401, which holds a near-identical 25.4042% share. The property record does not explain that difference and neither will I — it is a question for your lawyer to put to the association, and it bears on how the building’s costs are shared.
Is the hotel part of the condominium?
No. The Faena hotel occupies a separate parcel on a different plat, 342,374 square feet, assessed for 2026 at $74,000,000. It is not part of the 3201 COLLINS CONDO declaration and none of its value is included in the figures on this page.
How big are the apartments?
From 707 to 8,704 square feet, median 1,421. Unit 1401 at 8,704 sq ft is by far the largest and is assessed at $34,712,944 on its own; the other twelve homes are assessed at $44,339,561 between them.
Sources and further reading
Interested in selling at Faena Hotel Residences?
Learn more about selling your condo at Faena Hotel Residences with Josh Stein.
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