Mansions at Acqualina

Eighty-Four Homes, and Eighty-Two of Them Are the Same

I pulled all 85 folios the Miami-Dade County Property Appraiser holds for the 17749 Collins Avenue Condo declaration. One is the reference folio, leaving 84 residential homes, and the declaration’s undivided common-element shares close complete. No commercial, hotel, parking, cabana or storage folio exists inside it.

Then the number that makes this building unusual. 82 of the 84 homes are 4,609 square feet. Exactly 4,609 — not approximately. The remaining two are 9,218 square feet, which is precisely double, and the county’s legal descriptions say why: folio 31-2211-083-0370 is units 4101 & 4102 and folio 31-2211-083-0400 is units 4401 & 4402, each a pair of top-floor homes recorded under a single folio.

I have measured a lot of Miami buildings on this site and I have not found another this uniform. Most towers give you five or six dominant floorplates and a long tail; this one gives you one plan, repeated eighty-two times. Everything else on this page follows from that.

On the 2026 tax roll the 84 homes are assessed between $4,075,338 and $11,943,000, median $5,563,320 — a spread of under three to one in a building where the largest home is twice the smallest, which is about as tight as an assessment range gets.

Bedroom counts are recorded for 76 of the 84 homes: 64 three-bedrooms, 10 four-bedrooms and the 2 six-bedroom combined homes. The other eight carry a zero or a low number that does not match the floorplate, which is a gap in the county’s file rather than a smaller home, so I have not built anything on it.

Storey count, architect, amenity detail and completion year are not in the property record and I have not filled them in from elsewhere. What the sale file does show is that 66 of this building’s 108 qualified sales closed in 2015, which is when it delivered.

The Price Record, and the Two Deeds That Distort It

Two of those rows need a warning label, and I would rather give them to you than let the table speak for itself.

First, 2023 contains the same home twice. Unit 2502 recorded two qualified deeds on the same day, 12 October 2023 — one at $7,600,000 and one at $7,100,000. Both carry the county’s qualified flag; both are on the file. That is a back-to-back conveyance, not two arm’s-length sales, and it means a four-sale year is really three trades. Remove either deed and 2023’s median price per square foot falls from $1,448 to $1,356 — a 6.8% swing produced by a bookkeeping artefact. I have left the table as the county records it and I am telling you what it does.

Second, 2026 is one sale. On 16 April 2026, unit 3901 sold for $13,300,000 — $2,886 per square foot on the same 4,609 sq ft plan as eighty-one other homes, and the highest rate ever recorded in this building by a wide margin. It is a real, single-unit, arm’s-length deed, and the same home sold for $7,109,800 in October 2015, so its own eleven-year round trip is +87%. But one sale is not a market, and any page that shows you 2026 at $2,886 without that sentence attached is selling you something.

Strip both distortions and the honest reading of the last four years is: this building has traded in a band of roughly $1,300 to $1,650 per square foot since 2023, with no clear direction, and one 2026 trade well above it that may be the start of something or may be a single buyer paying for a specific apartment. Fourteen qualified sales across four years against 84 homes is one home in 24 each year — among the least liquid buildings I have measured. At that volume the record cannot establish a trend, and I am not going to invent one.

The four-year median is $6,912,500 and $1,500 per square foot. The record price is $16,000,000 on 29 April 2016 — units 4401 and 4402 bought together on one deed, 9,218 square feet, $1,736 per square foot.

One more figure that deserves attention: 41 homes here have a completed round trip and 12 of them, 29.3%, resold for less than the previous owner paid, with a median gain across all 41 of just 7.7% over a median 5.6-year hold. For a building of this price and vintage that is a thin result, and it is the number I would put in front of anyone treating this address as an investment rather than a home.

What Can You Learn From a Building Where Every Home Is the Same Size?

Something you cannot learn anywhere else in this hub: what a floor and a view are actually worth, with square footage held constant.

In every other building, when two homes sell at different rates per foot you can never fully separate the premium from the plan. Here you can. Eighty-two homes, one size. Every sale is a controlled comparison against every other sale.

And the answer is that the spread is large. In 2023, four sales of the identical 4,609 sq ft home ran from $1,302 to $1,649 per square foot — 27% apart. In 2025, four more ran $1,323 to $1,649 — 25% apart. Only 2024 was tight, five sales inside a 9% range. Then April 2026 at $2,886.

Twenty-five to twenty-seven per cent, on homes that are dimensionally identical, in the same year, in the same tower. That is the size of the premium for floor, exposure, view and condition in this building, and it is far larger than most buyers assume. It also means the building median is a weak guide to any individual apartment: the median is answering a question about the middle of the stack, and almost no home is in the middle of the stack.

The practical consequence is simple. When you are shown a comparable here, the only question that matters is which floor and which exposure. A same-size comparable is guaranteed; a same-value comparable is not.

Who This Building Suits, and Who It Suits Badly

It suits a buyer who wants a very large oceanfront home and does not want to negotiate over floorplans. Every home is 4,609 square feet; the decision reduces to floor, exposure and price, which is a genuinely easier purchase than most. It suits a buyer who values a tight, legible building — 84 homes, one plan, an assessment range under three to one — where the record is small enough to read in full.

It suits badly a buyer who needs liquidity or a read on direction. One home in 24 trades each year, and the four-year record is fourteen sales, two of which are the same apartment on the same day. That is not enough to tell you where prices are going, and I would rather say so than fill four rows with confidence.

It suits badly, too, anyone underwriting appreciation. 29.3% of completed round trips here have lost money and the median gain across all of them is 7.7% over more than five years. The building delivered in 2015 into a strong market and much of the record since is people getting out at close to what they paid.

If you are selling here, your comparable set is unusually clean and you should use it aggressively: every other sale in the building is the same size as yours, so the entire argument is floor and view. Establish where in that 25% band your apartment sits and defend it. And if a buyer’s agent quotes you the 2026 print at $2,886 as the new normal, or the 2023 median as evidence of a trend, both are single-deed artefacts — the first is one sale, the second contains one apartment twice.

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