Ocean Reserve

A big building of nearly identical homes

Counted against the Miami-Dade County Property Appraiser record on 23 September 2026, Ocean Reserve returns 410 folios: 398 residential homes and 12 commercial units.

The number that makes this building unusual is not the total. It is the uniformity. 276 of the 398 homes — roughly seven in ten — are exactly 1,005 square feet. Another 75 are 1,505. The bedroom mix follows the same pattern: 276 one-bedrooms, 116 two-bedrooms and six three-bedrooms.

Heated area runs 1,005 to 2,498 square feet, and the median is 1,005 , so the median and the minimum are the same number. The 2026 assessed values run $133,465 to $772,200, with a median of $308,577.

Buyers usually treat a building of near-identical units as a negative, and in terms of character it may be. But it has one significant practical advantage, which the next two sections are about.

A decline you can actually trust

Qualified sales from the county record — arm’s-length transactions only.

Across most of the buildings in this series I end up warning readers that an apparent price collapse is an artefact — that the median moved because different floorplates sold, not because values changed. This is the case where I have to tell you the opposite. The decline at Ocean Reserve is real.

Price per square foot has fallen from $480 to $382, about 20%. Because the homes here are so nearly identical, that per-foot figure and the median price figure are measuring almost the same thing, and both point the same way.

It also fell on volume. Forty-eight qualified sales across the four years is a large sample by the standards of a single condominium — several buildings on this site record fewer than five in the same period. A trend drawn from 48 transactions in a building of near-identical units is well supported by the record.

The one piece of better news is at the right-hand end. 2026 has come in at $382 against 2025’s $368, on ten sales against nine in 2025. That is a small rise and I would not call it a recovery on one year of data, but the fall has at least stopped accelerating.

Why the median works here and fails elsewhere

It is worth being explicit about why this page can say something the others cannot, because it changes how you should read every condo statistic you encounter.

When a building contains homes ranging from 650 to 2,000 square feet, the median sale price in any given year tells you mostly which kind of home sold. A year of large units produces a high median; a year of small ones produces a low median. The building’s value may not have moved at all. That is the standard trap, and most published condo data walks straight into it.

Ocean Reserve is immune to it. When seven in ten homes are the same 1,005 square feet, there is very little floorplate variation left to distort the number. The median sale price here is close to a like-for-like comparison year over year.

So when this page reports a 20% fall, that is a statement about the building’s value, not about its sales mix. Uniformity is dull to live in and useful to measure.

Who should buy at Ocean Reserve?

It suits a buyer who wants an oceanfront Sunny Isles address at the accessible end of the market and is comfortable with a standard one-bedroom floorplate. On the county record you are buying into a building where prices have come down materially over four years, which is a better entry than the same building offered in 2023.

It suits a buyer looking for individuality poorly. If a distinctive home matters to you, a building where seven in ten residences share a floor plan is the wrong place to look.

For an investor, the record is easy to read: four years of downward pressure on price per square foot, and a large block of identical homes to compare against. Ten sales in 2026 to 23 September give a few current comparables; the record does not say how long any one home takes to sell.

If you are selling here, price against the per-foot record and accept that the 2023 number is not your number. The evidence for that is 48 transactions deep, and buyers’ agents can see it as easily as you can.

How this building compares: the Miami Condo Index ranks buildings by price per square foot and four-year change from the county record, the Miami Resale Record shows how often resales closed below the seller’s price, and the 100 Latest Sales list shows MLS closings as they post. Every building we cover is on the Miami Luxury Condos page.