On recorded 2026 sales this building runs $381 per square foot — cheaper than 115 of the 117 buildings on the Miami Condo Index. Figures are closed sales from the Miami-Dade County Property Appraiser, not asking prices. Hover or tap a colour to see the split.
Key Takeaways
- 398 homes and 12 commercial units at 19370 Collins Avenue — one of the largest single-building counts I have measured in Sunny Isles.
- 276 of the 398 homes are the identical 1,005 square feet — which makes this one of the few buildings where the median actually means something.
- Price per square foot fell from $480 to $381 — a genuine 20% decline across four years — and this one is real, not a floorplate illusion.
- It fell on 47 qualified sales — not a handful. That is enough transactions to trust the direction.
- 2026 has stabilised slightly — $381 per square foot against $368 in 2025, on nine sales — the same count.
- The 2026 median assessed value is $308,577 — and the highest qualified sale on record is $765,000, from April 2022.
A big building of nearly identical homes
Counted against the Miami-Dade County Property Appraiser record on 18 August 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 — the median and the minimum are the same number, which is something I have not seen in any other building measured in this series. 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.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 16 | $500,000 | $480 |
| 2024 | 13 | $530,000 | $448 |
| 2025 | 9 | $400,000 | $368 |
| 2026 to date | 9 | $460,000 | $381 |
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 $381, 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-seven 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 47 transactions in a building of near-identical units is about as reliable as private-market price evidence gets.
The one piece of better news is at the right-hand end. 2026 has come in at $381 against 2025’s $368, on nine sales, the same count as 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 trade is unusually legible: sustained downward pressure on value, set against liquidity and comparability that most buildings in this market cannot offer. Nine sales in 2026 means you can price with confidence and exit without waiting years — which is not true of most of the small buildings covered on this site.
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 47 transactions deep, and buyers’ agents can see it as easily as you can.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 19370 Collins Avenue — all 410 folios retrieved individually, then grouped by subdivision and filtered to residential homes, excluding the 12 commercial folios along with parking, cabana and storage. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers — which the county records against every folio in the deal at the full transaction price — collapsed to a single transaction. Building age, storey count and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Ocean Reserve — Frequently Asked Questions
How many units are in Ocean Reserve?
The Miami-Dade County Property Appraiser records 410 folios at 19370 Collins Avenue: 398 residential homes and 12 commercial units. The residential mix is 276 one-bedrooms, 116 two-bedrooms and six three-bedrooms.
What size are the residences at Ocean Reserve?
Heated area runs from 1,005 to 2,498 square feet, but the building is dominated by a single floorplate: 276 of the 398 homes are exactly 1,005 square feet, and another 75 are 1,505. The median is 1,005 — the same figure as the minimum.
Have prices fallen at Ocean Reserve?
Yes, and unusually, this is a decline that holds up under scrutiny. Median price per square foot fell from $480 in 2023 to $381 so far in 2026, about 20%. Because roughly seven in ten homes share the same floorplate, that figure is a genuine like-for-like comparison rather than a change in which units happened to sell.
Is the fall still continuing?
It appears to have paused. 2026 has recorded $381 per square foot against $368 in 2025, on nine qualified sales, the same count as 2025. That is a modest improvement and one year of data, so it should not be read as a recovery, but the decline has stopped accelerating.
How liquid is Ocean Reserve?
More liquid than most buildings covered on this site. There have been 47 qualified sales since the start of 2023 — 16, 13, nine and nine by year. Many single condominiums in this market record fewer than five over the same period.
What is the most expensive sale at Ocean Reserve?
The highest qualified, arm’s-length sale on the county record is $765,000, from April 2022, for a 1,505 square foot home. The top 2026 assessed value in the building is $772,200.
Is Ocean Reserve a good investment?
The honest answer is that it depends on your view of the direction. Values are down about 20% over four years on a large and reliable sample, which is a real risk to weigh. Against that, the building offers genuine liquidity and near-perfect comparability, so you can price accurately going in and going out. It is a clearer proposition than most, in both directions.
Sources and further reading
Related coverage
Part of Miami Luxury Condos.