Jade Ocean

What the county record shows at 17121 Collins Avenue

The Miami-Dade County Property Appraiser carries 256 folios under JADE OCEAN CONDO, of which 254 are homes. The other two — a parcel under an older plat and a 25 square foot folio recorded as UNIT RU-1 — are excluded.

This is a large-format building. Heated area runs from 858 to 8,332 square feet with a median of 1,933, and the bed mix is unusual: 102 three-bedrooms and 40 four-bedrooms against just 34 two-bedrooms and 72 one-bedrooms, plus three five-bedrooms and three six-bedrooms. Three plans carry a large share of the building — 1,933 square feet (64 homes), 1,161 (36) and 858 (36).

2026 assessed values run from $687,687 to $7,501,680, median $1,966,161.

Four years of sales, and a flat result

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

Per square foot the building rose to a 2025 peak of $1,422 and sits at $1,356 so far in 2026, a net change of +1.2% across four years. The most accurate description is flat, and I would not put weight on the 2026 figure on its own: it rests on four sales in an unfinished year.

Turnover is roughly one home in twenty-three per year.

The long-run record is a different matter entirely. The developer sold this building into the financial crisis — 263 qualified sales between 2008 and 2011, at a median of $1,245,000, of which 248 were a home’s first sale — and the owners who bought then have done extremely well. Of the 43 homes that have resold since the start of 2023 with an earlier purchase on record, 42 sold at a gain, with a median of +98.1% over a median holding period of thirteen and a half years, measured from each home’s first recorded purchase to its latest sale. All of those figures are gross of commissions, closing costs, taxes, assessments and carrying costs.

Why the biggest homes here have done worst

One home in that group of 43 sold at a loss, and it is worth more attention than the 42 that did not.

A 4,677 square foot residence bought for $4,200,000 in October 2009 sold for $3,850,000 in March 2024 — down 8.3% after fourteen and a half years, in a building where the median outcome was a near-doubling.

The building’s marquee home tells the same story. Unit 4803, the 8,332 square foot penthouse, sold for $7,600,000 in November 2009 and for $8,100,000 in February 2023 — those two sales are the highest and second-highest prices in the building’s entire record, and between them lies a gain of 6.6% over thirteen years. The same years in which a typical home here rose 98.1%.

I want to be careful about what that does and does not prove. Two homes are not a trend, and the county record says nothing about condition, renovation or how hard either home was marketed. But the pattern is consistent and it is worth knowing before you buy at the top of this building: the very large residences at Jade Ocean have not tracked the rest of it. The homes that produced those 98.1% median gains were mostly the ordinary one-, two- and three-bedroom stock bought at crisis prices, not the penthouses.

If you are shopping the top of the building, price it on its own evidence rather than on the building’s headline. If you are shopping the middle, the opposite applies — the headline understates what has happened to homes like yours.

Who this building suits, and who it does not

It suits a buyer who wants genuine three- and four-bedroom oceanfront space. With 148 of 254 homes at three bedrooms or more, this is real family-sized inventory rather than a tower of one-bedrooms with a few large homes on top.

It suits a buyer who values a settled market. Four years at roughly $1,300 to $1,400 per square foot is a stable band, not a building in motion.

It suits badly a buyer expecting the 2009 outcome to repeat. Those gains came from buying in a crisis, and that entry point is not on offer today.

If you are selling here, use the per-foot band and your own plan, and be realistic about size. The evidence in this building is that the largest residences have lagged badly — one down 8.3% over fourteen years and the penthouse up just 6.6% over thirteen — while ordinary homes roughly doubled. A buyer with access to the same public record will find that quickly, so a price anchored to the building’s median gain rather than to your own floorplate is unlikely to survive contact with them.

Interested in selling at Jade Ocean?

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

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