Muse Residences

What is actually in the building

The county returns 63 folios for 17141 Collins Avenue. 62 are homes; the remaining one is a reference folio carrying no dwelling. There is no separately deeded parking, cabana or storage and no commercial folio.

The homes run from 2,042 sq ft to 6,524 sq ft, median 3,195, and there is no small stock at all. Four plans carry most of the building: 25 homes at 3,195 sq ft, 11 at 3,262, 10 at 2,042 and eight at 2,044. The bedroom mix is 18 two-bedrooms, 39 three-bedrooms and one four-bedroom; four further homes carry no bedroom count in the county record, and I have left those as the county has them rather than guess.

For 2026 the county assesses the homes between $2,067,978 and $11,642,400, median $3,624,556.

What happened to the people who bought new here?

Most of them lost money, and the figures are stark enough that they should be stated before anything else on this page.

The building sold through in 2018, when 44 homes — 71.0% of the building — changed hands at a median $4,615,000, or $1,547 per square foot. Of those original buyers, 22 have since resold. Eighteen of them sold for less than they paid.

That is 81.8%, at a median outcome of −9.2%. It is the worst result for a sell-out cohort I have measured in any building, and I have now measured this in a dozen or more. For context, the equivalent figures are 39.7% at Mosaic, 36.0% at Bentley Bay and 35.7% at Parque Towers — and 3.6% at Apogee South Beach, which sold out in 2008.

Across every resale on the county record here — 30 of them — 18 lost money, or 60.0%, at a median outcome of −0.9% over a 3.2-year hold. The median loss was 11.2% and the worst was 26.5%.

Now the important qualification, because these numbers are easy to misuse.

This is not evidence that the building has fallen in value, and it is not a reason to avoid it. It is evidence about one price, paid in one year, by almost everybody. The 2018 sell-out cleared at a median $1,547 per square foot. The four-year record since shows the building trading between $1,189 and $2,283 per square foot, with a median of $1,588 — which is to say the resale market has settled at roughly, and only roughly, where the developer priced it eight years ago. When an entire building buys at one number and that number turns out to be at or above the market, the resale statistics look exactly like this.

The practical reading, for a buyer today, is close to the opposite of the alarming one. You are not buying at the 2018 price; you are buying against a resale market that has already absorbed it. The two most recent sales in the building, in February and June 2026, cleared $1,698 and $1,957 per square foot — both above the 2018 median.

For a seller who bought in 2018, the reading is harder but worth having plainly: the odds have been against you, the median outcome in your cohort was a 9.2% loss, and the way to beat it is time rather than pricing.

The price record

Fourteen qualified sales in four years. No four-year change is published and the building carries a dash in my Miami Condo Index: 2026 has recorded two qualified sales against the five I require at both ends.

The swings in that table are mix. The median home sold measured 3,195 sq ft in 2023, 2,620 in 2024, 3,228 in 2025 and 2,620 in 2026 — and the 2025 median is dragged down by a 5,359 sq ft home that cleared $1,189 per square foot, the lowest figure in the four-year record. Larger homes here trade at lower money per foot, which is the usual pattern and the reverse of what several other buildings on this stretch show.

Across all fourteen sales the building cleared a median $1,588 per square foot, in a band from $1,189 to $2,283, at a median price of $4,875,000. Liquidity is a genuine strength: one home in 18 a year, against a median of one in 24 across the buildings in my Miami Condo Index.

The highest price ever paid here is $14,134,700, on 28 September 2018 for the 5,686 sq ft upper penthouse — a sell-out purchase. That home resold on 26 July 2022 for $12,500,000, a loss of 11.6%. The building’s highest price per square foot is $2,283, paid on 6 September 2023 for a 5,431 sq ft home at $12,400,000; that home had sold in April 2019 for $10,610,000, so its owner gained 16.9%.

The most recent transaction is the encouraging one. On 10 June 2026 a 2,044 sq ft two-bedroom sold for $4,000,000 — $1,957 per square foot, the second-highest per-foot price in the building’s history and comfortably above the 2018 sell-out median.

Who this building suits, and who it does not

It suits a buyer who wants a large home in Sunny Isles Beach and is prepared to read the resale statistics correctly rather than be frightened by them. Everything here is over 2,000 sq ft, the building trades more often than most, and the recent per-foot prints are the strongest it has recorded.

It suits a buyer who can use the record in negotiation. In a building where 60% of resellers have taken a loss, a seller who bought in 2018 knows what the alternative to your offer looks like.

It suits badly anyone who expects a short hold to work. The median hold across resales here is 3.2 years and the median outcome across those was −0.9%. That is the clearest single argument on this page for buying to keep.

It suits badly a buyer who wants a small or entry-level home. Nothing here is under 2,042 sq ft.

If you are selling here, the two facts that matter most are opposed and you should know both. The unhelpful one is that 81.8% of your 2018 neighbours who sold did so at a loss, and a buyer’s agent who has done their homework will say so. The helpful one is that the two 2026 sales cleared $1,698 and $1,957 per square foot — both above the 2018 median of $1,547, and the June sale is the second-highest per-foot price this building has ever achieved. Price to those two, not to the 2025 median of $1,471, which was set by a much larger home. And if you bought in 2018 and can wait, the record on this page argues strongly for waiting.

Interested in selling at Muse Residences?

Learn more about selling your condo at Muse Residences with Josh Stein.

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