Key Takeaways
- The county records 283 residential condominium folios at 17201 Collins Avenue, all built in 2006. The building is commonly marketed as 281 units; the property roll is the number that governs.
- There are only two floorplan types in the entire building — 214 two-bedroom and 69 three-bedroom residences. No one-bedrooms, no four-bedrooms.
- Median price per square foot peaked in 2024 at $881 and has fallen in each of the two years since — $820 in 2025 and $754 so far in 2026.
- Assessed value moved the other way. The building’s total 2026 assessment is $333.0 million against $317.6 million in 2025, up 4.9% while resale pricing softened.
- The highest recorded sale is still $4,000,000, paid on 1 October 2007 for a 2,755 square-foot residence. Nineteen years later nothing in the building has matched it.
- 892 transfers are recorded against these folios; 655 of them are qualified arm’s-length sales. The gap between those two numbers is the reason a raw “sales history” count misleads.
- Address 17201 Collins Avenue, Sunny Isles Beach
- Year built 2006
- Residential folios 283 (Miami-Dade County)
- Floors 45
- Unit sizes 1,301–3,018 sq ft (median 1,886)
- Architect Sieger Suarez
- Developer The Related Group
- County subdivision OCEAN FOUR CONDO
What the county record actually shows
Ocean Four sits at 17201 Collins Avenue in Sunny Isles Beach, delivered in 2006 by The Related Group to a Sieger Suarez design. The Miami-Dade Property Appraiser lists 283 residential condominium folios under the subdivision OCEAN FOUR CONDO, plus one reference folio covering the common elements. Marketing materials for the building generally quote 281 residences. Where the two disagree, the property roll is the record that governs a tax bill and a title search, and it says 283.
Across those folios the county holds 892 recorded transfers. Only 655 are qualified arm’s-length sales — the rest are deed corrections, family transfers and other instruments that never established a market price. Any “sales history” that quotes the larger number is counting paperwork, not trades.
Only two floorplans in the whole building
This is the fact that most changes how the building should be shopped. Of the 283 residences, 214 are two-bedroom and 69 are three-bedroom. There is no one-bedroom stock and nothing larger than a three. Unit sizes run from 1,301 to 3,018 square feet, with a median of 1,886.
Two consequences follow. A buyer looking for an entry-priced one-bedroom on this stretch of Collins will not find one here at any price. And because three-bedroom inventory is roughly a quarter of the building, three-bedroom availability is genuinely thin rather than seasonally thin — worth knowing before you assume something will come up.
Why are assessments rising while prices fall?
These two lines have been moving in opposite directions for two years, and a buyer should understand why before reading either as a verdict on the building.
On the resale side, median price per square foot peaked in 2024 at $881, eased to $820 in 2025 and stands at $754 across sales recorded so far in 2026. Median sale price followed the same path: $1,975,000 in 2024, $1,425,000 in 2025, $1,205,000 in 2026. These are thin samples — eight qualified sales in 2024, eight in 2025 and four so far in 2026 — so treat the direction as meaningful and the exact figures as indicative.
On the assessment side the building’s total went from $317,561,691 in 2025 to $333,033,338 in 2026, up 4.9%, with a median folio assessed at $1,048,441. Assessed value is not market value: it is set annually, it lags transactions, and Florida’s caps and exemptions mean an assessment can keep climbing through a soft patch in resale pricing. The divergence here is normal mechanics, not a contradiction — but it does mean carrying cost can rise in a year when what you would pay for the unit is falling.
The 2007 sale nobody has beaten
The highest qualified sale on record at Ocean Four is $4,000,000, recorded on 1 October 2007 for a 2,755 square-foot residence — a year after the building delivered, at the top of the last cycle. Nothing in the building has matched it in the nineteen years since. The two closest are both from 2023, on the same 2,755 square-foot floorplan: $3,000,000 in April and $2,822,500 in July.
That is a useful piece of context for anyone being shown 2023 comparables as evidence of a ceiling. The ceiling was set in 2007, and the 2023 trades came close to it without clearing it.
What to check before you sign
Three things, in this order. Ask for the association’s reserve study and the current milestone inspection status. A 2006 oceanfront building in Miami-Dade is inside the county’s recertification programme, and Florida’s reserve rules have changed materially since these units were last widely traded.
Ask what the master policy deductible is. The $50,000 per-unit cap that took effect on 1 July 2026 pushes many oceanfront Broward and Miami-Dade high-rises toward cash-only financing, and that shows up as a narrower buyer pool when you go to sell.
Ask which of the two floorplans you are actually being shown, and get the square footage from the folio rather than the listing sheet. In a building with only two configurations, the spread from 1,301 to 3,018 square feet is doing a lot of work.
Verified 9 September 2026 against the Miami-Dade County Property Appraiser record for subdivision OCEAN FOUR CONDO (284 folios retrieved, 283 residential). Sale figures are qualified arm’s-length transfers only. Re-check when the next assessment roll publishes or when 2026 sales volume exceeds ten qualified transfers, whichever comes first.
Ocean Four Sunny Isles Beach — Frequently Asked Questions
How many units are in Ocean Four?
The Miami-Dade County Property Appraiser records 283 residential condominium folios at 17201 Collins Avenue, plus one reference folio for the common elements. The building is commonly marketed as 281 residences. Where the two disagree, the property roll governs.
What floorplans does Ocean Four have?
Only two. There are 214 two-bedroom and 69 three-bedroom residences, ranging from 1,301 to 3,018 square feet with a median of 1,886. There are no one-bedroom and no four-bedroom units in the building.
What have units at Ocean Four sold for recently?
Median price per square foot was $881 in 2024, $820 in 2025 and $754 across sales recorded so far in 2026. Median sale prices over the same period were $1,975,000, $1,425,000 and $1,205,000. These are small samples — eight, eight and four qualified sales respectively — so the direction is more reliable than any single figure.
What is the highest price ever paid at Ocean Four?
$4,000,000, recorded on 1 October 2007 for a 2,755 square-foot residence. It has not been matched in the nineteen years since. The next two highest are both 2023 sales on the same floorplan, at $3,000,000 and $2,822,500.
Why are Ocean Four assessments rising while sale prices fall?
Assessed value is set annually and lags the transaction market, and Florida’s caps and exemptions can keep an assessment climbing through a soft patch in resale pricing. The building’s total assessment rose 4.9% to $333.0 million in 2026 while median price per foot fell. It is normal mechanics rather than a contradiction, but it does mean carrying cost can rise in a year when purchase prices are easing.
When was Ocean Four built and who developed it?
It was completed in 2006, developed by The Related Group to a Sieger Suarez design, at 17201 Collins Avenue in Sunny Isles Beach.
Is Ocean Four subject to Florida’s milestone inspection rules?
Yes. As a 2006 oceanfront building in Miami-Dade County it falls inside the county’s recertification programme, which covers buildings earlier and more broadly than the state milestone rule alone. Ask the association for the current milestone status and the reserve study before you sign.
Sources and further reading
- Miami-Dade County Property Appraiser — property search and tax rollmiamidadepa.gov
- Miami-Dade County Property Appraiser — official sitemiamidadepa.gov
- Josh Stein Realtor — Sunny Isles Beach condominiumsjoshsteinrealtor.com
- Josh Stein Realtor — Miami luxury condominiumsjoshsteinrealtor.com
Related coverage
Part of Miami Luxury Condos.