Trump International Beach Resort

What the county actually records at 18001 Collins Avenue

The Miami-Dade County Property Appraiser holds 374 folios at 18001 Collins Avenue. 373 of them sit in one declaration, TRUMP INTERNATIONAL SONESTA BEACH RESORT CONDO; the 374th belongs to a neighbouring plat entirely and I have excluded it. The declaration’s common-element shares close at exactly 100%, so the pull is whole — nothing is missing from the figures below.

Of those 373 folios, 372 are saleable homes and every single one is classified RESIDENTIAL — TOTAL VALUE : CONDOMINIUM — RESIDENTIAL. The 373rd is a commercial condominium folio. The resort operation itself sits on a separate parcel with its own folio, which is why it does not appear in this declaration at all.

That matters more than it sounds. Across the nine Miami-Dade buildings I pulled for this section, only four are classified by the county as lodging. This one — the one with a hotel’s name over the door — is not among them.

The homes run 457 to 2,954 square feet, median 551. The mix is heavily weighted to the smallest end: 300 of the 372 units are studios, 46 are one-bedrooms and 26 are two-bedrooms. Five floorplates account for most of the building — 551 sq ft (172 units), 664 (86), 1,021 (44), 457 (42) and 1,477 (25).

For 2026 the county assesses the condominium at $113,492,468, a median of $192,733 per home across a range of $139,919 to $2,321,075.

Four consecutive years of falling prices

I walked all 847 qualified transactions in the record (county pull of 25 August 2026) by hand and excluded 16 portfolio deeds — deeds conveying several homes at one price, which are recorded against every folio they touch and would otherwise publish as enormous single-apartment sales. What is left is the ordinary market.

Four years, four falls, no reversal. The median price per square foot is down 35.0% from 2023, and the median price paid is down 33.9%. Seventy-one sales across the four years (2026 through the 25 August pull; the 12-month line at the top of the page uses the 23 September pull) is a real sample — enough that I am willing to call this a direction and not noise.

The magnitude deserves one caveat. Median price and median price per foot are both sensitive to which apartments happen to sell in a given year, and this building has a very wide size range. So I ran the harder test.

What happened to one identical apartment

The 551 square foot plan is repeated 172 times here — 46% of the building is literally the same apartment. Holding it constant removes the mix question completely: any movement is a movement in price, not a change in what sold.

From the 2022 peak of $608 a foot to $377 today is a fall of 38.0%, measured on the 53 sales of one identical floorplate from 2022 on (76 counting the 2021 row). The controlled series is steeper than the building-wide one, which tells you the headline number is if anything flattering.

The other repeated plans say the same thing. The 664 sq ft plan peaked at $613 a foot in 2022 and its 2026 sales sit at $301. The 457 sq ft plan ran $613 in 2023 and $405 in 2025. Only the 1,021 sq ft plan bucked it, reaching $1,009 a foot in 2024 — and that year holds a single sale, which is not enough to mean anything.

I want to be careful about what this does and does not establish. The county record shows transactions, dates and amounts. It never shows why. I am not going to tell you what is driving this, because the roll does not say and I would be guessing.

Who this building suits, and who it does not

This is an entry-priced way into an oceanfront Sunny Isles address, and the 2026 median paid is $206,500. Very little on this stretch of Collins trades at that number. If you want a small oceanfront base you will actually use, and you are clear-eyed about the last four years, the arithmetic here is not unreasonable.

It suits you badly if you are buying it expecting the price to rise on the strength of the name. The 551 sq ft plan has fallen four years in a row on the record (53 sales from 2022 on), and that points the other way.

And if you are considering buying here to rent short-term, do not rely on the building’s name or on its county classification. A lodging use code grants nobody a right to rent, and a residential code establishes nothing against it. What decides is Florida’s state preemption, the municipal zoning and licensing rules that apply in Sunny Isles Beach, and the condominium declaration and its rules. Read all three at their primary sources before you buy.

If you are selling here, the useful thing on this page is the controlled series. A buyer’s agent can pull the same folios I did in an afternoon. Price against the 2025–26 cluster rather than against what the building fetched in 2022, and be ready to explain the plan, the floor and the view — because on a 172-unit floorplate, those are the only things that separate your apartment from the others.

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