Jade Beach

What the county record shows at 17001 Collins Avenue

The Miami-Dade County Property Appraiser carries 249 folios under JADE BEACH CONDO, of which 248 are homes. The remaining folio is 22 square feet, recorded as UNIT CU-1, and is excluded.

The homes run from 862 to 8,210 square feet, median 1,927. The bed mix is weighted to larger formats: 92 three-bedrooms, 55 four-bedrooms, 52 one-bedrooms, 42 two-bedrooms, five five-bedrooms, one six-bedroom and a studio. Three plans account for 152 of the 248 homes — 1,927 square feet (68 homes), 2,394 (42) and 1,479 (42).

2026 assessed values run from $646,876 to $7,652,100, median $1,602,976.

Why I will not give you a trend for this building

28 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.

Comparing the ends of that per-foot column gives +9.0%. I do not think that number means anything, and I would rather tell you why than publish it as a finding.

Six sales in 2023. Four in 2025. Five so far in 2026. In a building where homes range from 862 to 8,210 square feet, a year of four transactions is decided by which four homes happened to change hands, not by what anything is worth. The 2023 median sale price of $3,762,500 against 2024’s $2,200,000 is the same effect in the other column — it does not mean the building lost 41.5% of its value in a year, it means the six homes that sold in 2023 were bigger and dearer than the thirteen that sold in 2024.

What the record does support is the level. Across the four years this building has traded in a band of roughly $1,160 to $1,350 per square foot, and it has not left that band. If you want a direction as well, the more useful evidence is next door: Jade Ocean, its sister building at 17121 Collins, recorded 44 sales over the same period and reads as flat, down 1.9%.

Turnover here is roughly one home in thirty-five per year, against one in twenty-three at Jade Ocean. Between two buildings of nearly identical size on the same stretch of Collins, that is a real difference in how easily you will be able to sell.

The highest qualified sale on record is $9,700,000, in May 2024, for Unit 4701 — 4,490 square feet at $2,160 per square foot, well above anything else in the building’s four-year record.

What owners here have actually made

The developer sold Jade Beach into the financial crisis: 292 qualified sales between 2008 and 2011, at a median of $1,072,500. Those entry prices are what the long-run figures below are measured against.

Twenty-five homes have resold since the start of 2023 with an earlier purchase on record, and not one sold at a loss. The median gain was 90.7%, over a median holding period of sixteen years, with individual outcomes running from +17.0% to +193.9%. All gross of commissions, closing costs, taxes, assessments and sixteen years of carrying costs.

One chain is excluded from those figures and I want to be explicit about it rather than let it inflate the range. A 1,927 square foot home is recorded selling for $292,300 in March 2010 — about $152 per square foot, at a time when the developer’s median sale in this building was $1,072,500 — and again for $2,460,000 in April 2024. Taken at face value that is a gain of 741.6%. The county flags the 2010 sale as qualified, but a price that far below everything around it does not behave like an open-market transaction, and including it would have overstated what owners here achieved.

The same caution applies to the whole cohort in a different way: these 25 homes are the ones that sold. Owners who bought later and are holding at a loss would not appear in this set at all, and with only 28 sales in four years, a great many owners are not represented here.

Who should be buying at Jade Beach?

It suits a buyer who wants large oceanfront space. With 147 of 248 homes at three bedrooms or more and a median of 1,927 square feet, this is family-scale inventory.

It suits a long-horizon owner. Every impressive number in this building’s record came from a sixteen-year hold that started in a crisis.

It suits a buyer who needs liquidity badly, and that is the honest warning on this page. One home in thirty-five trades annually, and 2025 produced four sales in the entire building. If you need to exit inside a year, or you want a current comparable for your exact floorplate, this record cannot promise you either. Its sister building next door trades half again as often.

If you are selling here, expect to wait, and expect a buyer to arrive with the same thin evidence you have. The strongest argument available to you is the band — $1,160 to $1,350 per square foot across four years — plus whatever the closest sale by size and floor happens to be. Do not price from the 2023 median of $3,762,500 unless you own one of the large homes that produced it.

Interested in selling at Jade Beach?

Learn more about selling your condo at Jade Beach with Josh Stein.

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