Building facts
- Address
- 400 Sunny Isles Blvd.
- Neighborhood
- Sunny Isles Beach
- Year built
- 2015
- Floors
- 20
- Residences
- 230
- Status
- Completed
- Developer
- Key International, 13th Floor Investments
- Architect
- Chad Oppenheim
- Pricing
- Starting at $745,000
Key Takeaways
- 230 homes in two towers, not one building — the county records them as two separate condominiums, 400 Sunny Isles Condo East (133 homes) and 400 Sunny Isles Condo West (97 homes), and their sale records do not match.
- 116 deeded boat slips trade as their own market — they are separate folios with their own assessments, a 2026 median of $104,761, and 20 qualified slip-only sales since 2023 at a median of $143,000.
- The two towers are physically near-identical and priced apart — both run 1,091 to 3,140 sq ft with median homes of 1,687 and 1,688 sq ft, yet East traded at a median $717 per sq ft over four years against West at $668 — 7.3% apart.
- West is the only tower with a supportable four-year direction — median $/sq ft went $657 to $650, a change of 1.1%, on six qualified sales in 2023 and six in 2026.
- East has recorded exactly one qualified sale in 2026 — against eleven in 2023. One sale cannot establish a direction, and I do not report one for that tower.
- Liquidity is thin in both towers — across four years the address turned over 46 qualified sales on 230 homes — roughly one home in 20 per year.
400 Sunny Isles Blvd, Sunny Isles Beach, Florida 33160 | Neighborhood: Sunny Isles Beach
What is actually at this address
The county returns 353 distinct folios for 400 Sunny Isles Boulevard. That number flatters the place badly, and it is worth taking apart before any price figure means anything.
Of those 353 folios, 230 are homes. They sit in two separately recorded condominiums: 400 Sunny Isles Condo East, with 133 homes, and 400 Sunny Isles Condo West, with 97. A further 116 folios are deeded boat slips, recorded by the county under a marina classification rather than a residential one. Four are commercial lots, and three are reference folios carrying no home at all. If you have seen this address described as a 350-unit development, that is the folio count talking, not the building.
The two towers are close to interchangeable on paper. Both run from 1,091 sq ft at the small end to 3,140 sq ft at the large. The median home is 1,687 sq ft in East and 1,688 sq ft in West — a difference of one square foot. The bedroom mix is similar too: East is 8 one-bedrooms, 44 two-bedrooms, 77 three-bedrooms and 4 four-bedrooms; West is 8, 32, 53 and 4.
The 2026 assessed values line up as you would expect from that. East runs $427,283 to $1,918,800, median $840,510. West runs $486,640 to $1,916,750, median $856,716 — 1.9% above East. Hold on to that last figure, because the sale record runs the other way.
The price record, tower by tower
I have kept the two towers apart deliberately. Averaging them would produce a number that describes neither.
400 Sunny Isles Condo East — 133 homes
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 11 | $1,000,000 | $724 |
| 2024 | 5 | $1,100,000 | $708 |
| 2025 | 7 | $925,000 | $669 |
| 2026 to date | 1 | $1,280,000 | $759 |
400 Sunny Isles Condo West — 97 homes
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 6 | $1,125,000 | $657 |
| 2024 | 5 | $1,140,000 | $669 |
| 2025 | 5 | $1,100,000 | $708 |
| 2026 to date | 6 | $1,070,000 | $650 |
West supports a four-year reading and East does not. West opened at $657 per sq ft and sits at $650, a move of 1.1% on six qualified sales at each end. That is as close to flat as a real market gets, and I would treat it as the honest number for this address.
East has recorded one qualified sale so far in 2026. It closed at $1,280,000, or $759 per sq ft, and it is the highest per-foot figure in that tower’s four-year record. I am not going to build a 4.8% four-year rise out of it, and you should be suspicious of anyone who does. What East’s record will support is the stretch where the sample is real: from eleven sales in 2023 at $724 to seven in 2025 at $669, a fall of 7.6%. Whether the single 2026 sale marks a turn or is simply a good line in a good tier, the record cannot yet say.
Then there is the divergence. Over the full four years East traded at a median $717 per sq ft against West at $668 — East is 7.3% dearer per foot — while the county assesses West 1.9% higher. Two towers, one address, near-identical floorplates, and the market and the assessor disagree about which is worth more. I do not have a sourced explanation for that, and I am not going to invent one; exposure, floor level and view differ within any pair of towers, and none of that is in the public record. It is a question to put to a listing agent, with both tables in your hand.
Record sales, for scale: East’s high is $2,600,000 for a 3,140 sq ft home in March 2022, at $828 per sq ft. West’s is $2,850,000 for 3,120 sq ft in January 2015, at $913 per sq ft. Neither is the highest per-foot price on the record: that is $997 per sq ft, paid in February 2016 for a 2,256 sq ft home in the West tower, and nothing in either tower has come within 14% of it since.
Why does a boat slip have its own folio?
Because at this address a slip is real property, not an amenity. The county records 116 deeded slips as their own folios, assesses them individually, and lets them change hands on their own deed.
They are not a rounding error. The slips run 341 to 2,009 sq ft of dock, and their 2026 assessed values run $66,697 to $361,569, median $104,761. That median is 12.5% of the median assessed home in the East tower. A slip here is priced like a small piece of Miami real estate, because that is what it is.
They trade, too. Stripping out the deeds where a slip transferred bundled with a home — those carry the home’s price and would corrupt any slip figure — the county records 20 qualified slip-only sales since 2023, at a median of $143,000. By year that is four in 2023 at a median $147,000, eight in 2024 at $172,500, seven in 2025 at $105,000 and one so far in 2026 at $103,000. The largest slip-only sale on the record is $480,000, in May 2024, for 1,045 sq ft of dock — about 44% of what the median home in the East tower fetched that year.
A word on what those yearly figures can carry. Twenty sales across four years is enough to say that a slip here is a six-figure asset and that the market for one is genuinely active. It is not enough to draw a slip price trend, and the swing from $172,500 in 2024 to $105,000 in 2025 is far more likely to be telling you which slips sold than what slips are worth. Size varies by a factor of six across the marina, and four to eight sales a year cannot separate that from a price move.
The practical point for a buyer: at this address the slip is a separate purchase, a separate negotiation and a separate line on the closing statement. Ask early whether the home you are looking at comes with one, and if it does, ask whether it is deeded to that home or simply rented from someone who owns it.
Who this address suits, and who it does not
It suits a buyer who actually wants the water access and is prepared to pay for it twice — once for the home and once for the slip. That is a narrow group, and for them very little else in Sunny Isles Beach does the same job. It also suits a buyer who wants a large home in this market: 3,140 sq ft at the top of both towers is a genuinely big floorplate, and the four-year record shows those homes clearing $2,000,000 and up when they trade.
It suits badly anyone who needs to be confident of getting out quickly. Across four years this address recorded 46 qualified sales against 230 homes — about one home in 20 per year. In the East tower it is one in 22. That is a thin market by any standard, and it is thinner still if your home is one of the four-bedroom outliers, of which each tower holds exactly four.
And it suits badly anyone buying on the strength of a single headline number. The two towers here disagree with each other, and the assessor disagrees with the market about which tower is dearer. Any figure quoted for “400 Sunny Isles” without saying which condominium it came from is, at best, half a fact.
If you are selling here, the number that matters is which tower you are in and how many comparable homes have actually closed since you bought. In the West tower six homes have already closed in 2026 — you have real, recent evidence to price against. In the East tower there has been one, which means your pricing conversation will lean on 2025 and on the West tower’s record, and you should expect a buyer’s agent to argue about how much weight either deserves. Going in knowing that is worth more than any per-foot average.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 400 Sunny Isles Blvd — all 353 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding the 116 deeded marina slips, four commercial lots and three reference folios, along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction and slip-only figures separated from deeds that bundled a slip with a home. 2026 is an incomplete year. 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.
400 Sunny Isles — Frequently Asked Questions
Is 400 Sunny Isles one building or two?
Two. The county records two separate condominiums at the address — 400 Sunny Isles Condo East, with 133 homes, and 400 Sunny Isles Condo West, with 97 — for 230 homes in total. Their sale records differ enough that they are worth reading separately.
How much does a home at 400 Sunny Isles sell for?
It depends which tower. Over the four years to August 2026 the East tower traded at a median $717 per sq ft and the West tower at $668. In the most recent full year, 2025, East’s median sale was $925,000 and West’s was $1,100,000. Homes run from 1,091 to 3,140 sq ft, so the per-foot figure travels better than the price.
Have prices at 400 Sunny Isles gone up or down?
The West tower is essentially flat: median $/sq ft moved from $657 in 2023 to $650 so far in 2026, a change of 1.1%, on six qualified sales at each end. The East tower fell 7.6% between 2023 and 2025, from $724 to $669 per sq ft. East has recorded only one qualified sale in 2026, which is not enough to establish where that tower is now.
Do the boat slips come with the homes?
Not automatically. The 116 slips are separate folios with their own county assessments and can be sold on their own deed. Some homes are sold together with a slip, some are not, and some slips are owned by people who rent them out. Confirm it in writing before you assume it.
What does a boat slip at 400 Sunny Isles cost?
The county records 20 qualified slip-only sales since 2023 at a median of $143,000, with the largest at $480,000 in May 2024 for 1,045 sq ft of dock. Slips are assessed for 2026 between $66,697 and $361,569, median $104,761. Size varies by a factor of six, so the median is a starting point rather than a quote.
How often do homes here change hands?
Rarely. Across the four years to August 2026 the two towers recorded 46 qualified sales between 230 homes — roughly one home in 20 per year, and one in 22 in the East tower. Plan on a longer marketing period than a larger, more liquid building would need.
Why is the folio count so much higher than the number of homes?
Because the county counts the marina and the commercial space too. There are 353 folios at the address but only 230 homes; the other 123 are 116 deeded boat slips, four commercial lots and three reference folios that carry no dwelling.
Sources and further reading
Interested in selling at 400 Sunny Isles?
Learn more about selling your condo at 400 Sunny Isles with Josh Stein.
Related coverage
Part of Miami Luxury Condos.