Miami Luxury Condos · Aurora
Almost the entire building sold new in two years.
By Josh Stein · Florida license SL3057661 · Updated 12 October 2026Leer en español →
6 condos for sale at Aurora, average list price $959.89 per sq ft (total list price ÷ total sq ft).
- Asking range$1,165,000 to $1,620,000
- List price per sq ft$959.89
- Months of inventory72.0
- Sold, 12 months1
Listing information is deemed reliable but is not guaranteed and is provided exclusively for consumers' personal, non-commercial use. Data is supplied by the MLS and may be subject to change or withdrawal without notice.
Last updated 1 second ago
Key facts about Aurora
| Address | 17550 Collins Avenue, Sunny Isles Beach FL 33160 |
|---|---|
| For sale now | 6 |
| For rent now | 11 |
| Pending | 1 |
| List price range | $1,165,000 to $1,620,000 |
| Size | 1,361 to 2,100 sq ft |
| Bedrooms | 2 BR |
| List price per sq ft | Average $959.89, low $679, high $1,171 |
| Monthly HOA | $1,800 to $2,230 |
| Year built | 2023 |
| Amenities | Business Center, Cabana, Clubhouse, Elevators, Fitness Center, Maintenance Grounds, Management, Playground, Pool, Sauna, Spa Hot Tub |
| Neighborhood | Sunny Isles Beach |
Residences at Aurora
| Bedrooms | For sale | Size (sq ft) | List price | Avg $/sq ft | Last sale |
|---|---|---|---|---|---|
| 2 | 6 | 1,361 to 2,100 | $1,165,000 to $1,620,000 | $959.89 | $1,000,000 (September 25, 2026) |
Unit lines
| Line | Records | Bedrooms | Size (sq ft) |
|---|---|---|---|
| 02 | 3 | 2 BR | 1,384 to 1,385 |
| 03 | 5 | 2 BR | 1,361 to 2,100 |
The last two digits of the unit number (05 in 305, 405, 505).
Recently sold in
4 listings
Verified 23 September 2026Miami-Dade County Property Appraiser1 source
Building facts
- Address
- 17550 Collins Avenue
- Neighborhood
- Sunny Isles Beach
- Year built
- 2023
- Residences
- 61
- Status
- Delivered — completed 2023
On recorded 2026 sales this building runs $821 per square foot — more expensive than 62 of the 116 other buildings on the Miami Condo Index. Figures are closed sales from the Miami-Dade County Property Appraiser, not asking prices. Hover or tap a color to see the split.
Key Takeaways
- Aurora recorded 3 sales in the 12 months to 23 September 2026 — at a median of $1,525,000, or $726 per square foot, on the Miami-Dade County Property Appraiser record. The latest recorded sale was on 19 May 2026. Own at Aurora? Ask Josh what yours would sell for on WhatsApp.
- Almost the entire building sold new in two years — 59 of the 61 homes — 96.7% — changed hands in 2023 and 2024. Every headline statistic for this building is really a statistic about the developer’s sales, and it should be read that way.
- The developer’s 2024 closings cleared 15.1% less per square foot than its 2023 closings — $729 against $859, on homes whose median size was 1,383 and 1,391 sq ft — effectively identical. That is not a mix effect.
- The resale market has barely begun: six resales so far (one of them a week after the developer’s closing), none at a loss, at a median gain of 16.1% over a median hold of 1.4 years. Six is far too few to draw a conclusion from, and I am not going to.
- The turnover figure for this building is meaningless and I am not publishing it as liquidity — sixty-five qualified sales against 61 homes reads as one home in four per year. It is a sell-out, not a market.
- It is a two-bedroom building — 47 of the 61 homes are two-bedrooms and 14 are three-bedrooms, running from 1,361 to 3,084 sq ft with a median of 1,385.
- The record is $3,150,000 — paid on 18 March 2024 for the 3,084 sq ft penthouse — $1,021 per square foot. The highest price per square foot is $1,378, paid in December 2023 for a 1,370 sq ft home.
17550 Collins Avenue, Sunny Isles Beach, Florida 33160 | Neighborhood: Sunny Isles Beach
What is actually in the building
The county returns 63 folios for 17550 Collins Avenue. 61 are homes. The other two are commercial: a 5,402 sq ft store condominium and one further commercial tract. Both are excluded from everything below.
The homes run from 1,361 sq ft to 3,084 sq ft, median 1,385, and the building clusters at the smaller end: 34 of the 61 homes are between 1,361 and 1,385 sq ft, led by 11 at 1,361 and 10 at 1,382, with a second group of 10 at 1,675 and 11 at 2,100. The bedroom mix is 47 two-bedrooms and 14 three-bedrooms, with no one-bedrooms and no studios.
For 2026 the county assesses the homes between $748,000 and $2,268,000, median $834,581 — a threefold range, which is narrow, and consistent with a building whose homes are mostly the same size.
Why the usual numbers do not work here yet
This building needs a different treatment from the others in this series, and it is worth explaining why rather than quietly publishing figures that do not mean what they appear to mean.
Fifty-nine of the 61 homes — 96.7% of the building — changed hands in 2023 and 2024. Twenty-three in 2023 and thirty-six in 2024. Those are the developer’s sales. What the county record shows for this address is therefore not four years of a market; it is a sell-out, followed by four qualified sales in 2025 and two so far in 2026.
Two of my standard measures break on that, and I would rather name them than let them mislead.
The first is turnover. Sixty-five qualified sales against 61 homes computes to one home in four per year, which on its face would be an extraordinary rate of turnover. It is nothing of the kind. Every building sells all of itself once; that tells you nothing about how easily you could sell yours. The only honest liquidity figure for this address is the six sales recorded since the sell-out ended, and six is not yet enough to state a rate.
The second is the four-year change. Comparing 2023 to 2026 here means comparing the developer’s early closings to two resales, which is not a like-for-like comparison in any sense. No four-year change is published for this building and it carries a dash in my Miami Condo Index.
What the record does support is one genuinely interesting observation. The developer’s 2023 closings cleared a median $859 per square foot. Its 2024 closings cleared a median $729 — 15.1% lower. And this is not the mix: the median home closing in 2023 measured 1,391 sq ft, and in 2024 it measured 1,383. Effectively the same home, 15% less money per foot, a year apart.
One caveat belongs with that, and it is a real one. The county records the date a deed was recorded, not the date a contract was signed. In a new building, closings in a given year may reflect contracts written considerably earlier and at different points in a sales campaign. So I would not present the 15.1% as evidence that the market fell 15% in 2024; I would present it as evidence that the money changing hands per square foot at this address was materially lower in 2024 than in 2023, which is a fact, and let a buyer weigh what it implies.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 23 | $1,370,000 | $859 |
| 2024 | 36 | $1,030,000 | $729 |
| 2025 | 4 | $1,382,500 | $830 |
| 2026 to date | 2 | $1,375,000 | $821 |
The first two rows are the sell-out. The last two rows are the closest this building has to resale evidence, and they are the ones a buyer or seller should work from: six sales, five of them resales and one (February 2025) a late first sale, at a median $830 and $821 per square foot respectively.
Read that way, the picture is steadier than the table first suggests. The resale market has settled at $821 to $830 per square foot — below the developer’s 2023 closings and above its 2024 ones. Across all 65 sales the building cleared a median $741 per square foot, in a band from $614 to $1,378, at a median price of $1,200,000; but that median is dominated by the sell-out and I would not use it for anything.
The record is $3,150,000, paid on 18 March 2024 for the 3,084 sq ft penthouse at $1,021 per square foot. The highest price per square foot is $1,378, paid on 28 December 2023 for a 1,370 sq ft home.
On the resale record, there is not yet much to say and I am not going to invent it. The county shows six resales at this address, one of them a week after the developer’s closing in December 2023. None of them lost money, at a median gain of 16.1% over a median hold of 1.4 years. That is an encouraging start and it is six transactions. At the buildings in this series where I have a meaningful sample, sell-out cohorts have shown loss rates from 3.6% to 81.8% — a spread wide enough that six early resales tell you almost nothing about where this one will land. Ask again in three years.
Who this building suits, and who it does not
It suits a buyer who wants a new two-bedroom on Collins Avenue and is comfortable being early. The homes are uniform, the assessed range is narrow, and the first resales have gone well.
It suits a buyer who can negotiate on the 2024 evidence. The developer closed 36 homes that year at a median $729 per square foot, and that number is on the public record whether or not it appears in any marketing.
It suits badly anyone who needs to know what the building does in a downturn, or how it trades in a normal year. There is no such evidence yet. Six post-sell-out sales is not a market.
It suits badly a buyer looking for a large home — there is one home above 2,600 sq ft — or for a one-bedroom, of which there are none.
If you are selling here, you are among the first and the arithmetic is unusually visible to your buyer. The developer’s 2024 closings at $729 per square foot are public, so an aggressive buyer will start there. Your answer is the six sales since the sell-out, at a median $830 in 2025 and $821 in 2026, and the fact that all six resales recorded here so far (the five since the sell-out plus the one a week after the December 2023 closing) closed at a gain. Beyond that, price your own floor and exposure honestly: on a building this uniform, that is the only real variable left.
Own at Aurora?
If you own here, this page already carries the county’s record of what homes in Aurora have sold for. Here is how to use it.
Your three options
- Sell. Price against what comparable homes in the building have actually recorded, not against asking prices.
- Rent it out. Within the condominium’s rental rules, which vary from building to building.
- Hold. Watch the record: this page is updated from the county as new sales are posted.
What I will send you
Tell me your unit. I will send you the recorded sales of comparable homes in Aurora, what they sold for per square foot, and a straight read on what yours could sell for today.
Two free things for owners
How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.
Aurora Sunny Isles Beach — Frequently Asked Questions
What have homes at Aurora sold for in the last 12 months?
3 sales were recorded on the Miami-Dade County Property Appraiser record in the 12 months to 23 September 2026, at a median of $1,525,000 ($726 per square foot). The latest recorded sale was on 19 May 2026. These are recorded closings, not asking prices. If you own at Aurora and want to know what your home would sell for, message Josh Stein on WhatsApp at (305) 695-8257.
How much does a home at Aurora sell for?
The useful figures are the sales after the developer’s closings, not the sell-out itself. The four qualified sales in 2025 (three resales and one late first sale) cleared a median $830 per square foot and the two in 2026 (both resales) cleared $821, at median prices of $1,382,500 and $1,375,000. Across all 65 sales including the developer’s, the median is $741 per square foot, but that figure is dominated by the sell-out.
Why is there no four-year price change for Aurora?
Because 59 of the 61 homes sold new in 2023 and 2024. Comparing 2023 to 2026 would mean comparing the developer’s early closings to two resales, which is not a like-for-like comparison. The building carries a dash in my Miami Condo Index.
Did prices at Aurora fall between 2023 and 2024?
The money paid per square foot did. The developer’s 2023 closings cleared a median $859 per square foot and its 2024 closings $729 — 15.1% lower — on homes whose median size was 1,391 and 1,383 sq ft respectively, so it is not a mix effect. One caveat: the county records when a deed was recorded, not when a contract was signed, so closings in a given year may reflect contracts written earlier in a sales campaign.
How big are the homes at Aurora?
From 1,361 sq ft to 3,084 sq ft, median 1,385, with no one-bedrooms or studios. The mix is 47 two-bedrooms and 14 three-bedrooms, and most of the building clusters around 1,361 to 1,385 sq ft.
How often do homes at Aurora change hands?
There is not enough evidence yet to say. The raw arithmetic — 65 qualified sales against 61 homes — computes to one home in four a year, but that is the sell-out, not a market. Since the developer finished, the county records four sales in 2025 and two in 2026.
Have owners at Aurora made money?
The six resales recorded so far were all at a gain, at a median of 16.1% over a median hold of 1.4 years. Six transactions is far too few to draw a conclusion from. Across the buildings in this series where I have a real sample, sell-out cohorts have shown loss rates anywhere from 3.6% to 81.8%.
What is the highest price ever paid at Aurora?
$3,150,000, on 18 March 2024, for the 3,084 sq ft penthouse — $1,021 per square foot. The highest price per square foot is $1,378, paid on 28 December 2023 for a 1,370 sq ft home.
Sources and further reading
Interested in selling at Aurora?
Learn more about selling your condo at Aurora Sunny Isles Beach with Josh Stein.
Thinking about Aurora?
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comRelated coverage
Part of Miami Luxury Condos.