Key Takeaways
- This is the most uniform building I have measured anywhere in Miami-Dade — seven homes, every one a four-bedroom, five of them 3,548 sq ft and two 3,606. The largest home is 1.6% bigger than the smallest. Across 148 buildings I have pulled from the county record, the next most uniform is 14.5%.
- That uniformity buys you an unusually precise price — the last three sales — July 2025, July 2025 and April 2026 — cleared $1,123, $1,149 and $1,127 per square foot. A 2.3% band on three separate homes. Almost no building I measure prices that tightly.
- The two highest prices this building ever achieved are its two oldest — $5,700,000 in July 2017 and $5,100,000 in June 2014. Nothing since 2021 has cleared $4,075,000.
- Four of the five resales on record lost money — the exception is one home that fell 15.9% between 2017 and 2020, then recovered 39.7% by 2025. Median outcome across the five: −15.9% over a 3.7-year hold.
- One home shows the decline cleanly — Residence 6 sold for $5,100,000 in June 2014 and $4,075,000 in July 2025 — the same 3,548 sq ft home, down 20.1% in nominal dollars over eleven years.
- There is 2026 evidence here, which is rare in a building this small — a 3,548 sq ft home sold on 30 April 2026 for $4,000,000. Most seven-home buildings go years without a transaction.
9501 Collins Avenue, Surfside, Florida 33154 | Neighborhood: Surfside
What is actually in the building
The county returns seven folios at this address and all seven are homes. There is no commercial space, no parking folio, no storage unit and no reference folio — which is itself unusual, and it means every figure on this page is drawn from the whole building rather than a filtered subset of it.
Every home is a four-bedroom. Five are 3,548 sq ft and two are 3,606 sq ft. That is the entire range: the largest home in this building is 1.6% bigger than the smallest.
I want to be precise about how unusual that is, because it is the single most useful thing about this building. I have now pulled the full county record for 148 condominium buildings across Miami-Dade. Ocean Seven is the most uniform of all of them. The next tightest is Bay Harbor One at 14.5%, and after that Tiffany of Bal Harbour at 19.6%. Ocean Seven is roughly nine times tighter than the runner-up. Only ten of those 148 buildings come in under 82%.
For 2026 the county assesses the homes between $2,595,629 and $3,086,395, median $2,780,129. That is a spread of just 1.2 times top to bottom — against 15.7 times at a building like Capri South Beach. Three of the seven carry the identical assessment of $2,780,129, which tells you the county is treating them as interchangeable too.
Building age, storey count, architect and amenity detail are not in the county record and I have not confirmed them from a primary source, so they are not on this page.
Does a building of near-identical homes price more precisely?
Yes — and this building is the cleanest demonstration of it I have.
Normally I spend most of a building page warning you that a median is a bad summary. At a tower whose homes run from studios to penthouses, the median price tells you almost nothing about the home you are actually looking at, and the median price per square foot is dragged around by which floorplans happened to trade that year. That is why I lead with bands rather than single numbers, and why a thin year at a mixed building is close to meaningless.
None of that applies here. When every home is a four-bedroom within 1.6% of the same size, a sale is a genuine comparable for every other home in the building. The mix cannot shift, because there is no mix.
Look at what that produces. The three most recent sales:
| Date | Home | Size | Price | $/sq ft |
|---|---|---|---|---|
| 1 July 2025 | Residence 1 | 3,606 sq ft | $4,050,000 | $1,123 |
| 7 July 2025 | Residence 6 | 3,548 sq ft | $4,075,000 | $1,149 |
| 30 April 2026 | Residence 5 | 3,548 sq ft | $4,000,000 | $1,127 |
Three different homes, ten months apart, inside a 2.3% band. I can tell you with more confidence what a home in this building is worth today than I can for almost any other building I cover — roughly $4,000,000 to $4,075,000, or about $1,123 to $1,149 per square foot.
That is a level, not a trend. Three sales cannot establish a direction and I will not pretend otherwise. But a level is what most buyers actually need, and here the level is unusually well evidenced.
The price record
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | No qualified sales | ||
| 2024 | No qualified sales | ||
| 2025 | 2 | $4,062,500 | $1,136 |
| 2026 to date | 1 | $4,000,000 | $1,127 |
No four-year change is published for this building and it carries a dash in my Miami Condo Index. Two of the four years are empty, and my rule is that a change is only published where both the opening and closing year rest on at least five qualified sales. Three sales in four years does not come close, and a seven-home building never will.
Across those three sales the building cleared a median $1,127 per square foot in a band of $1,123 to $1,149, at a median price of $4,050,000.
The longer record is where this building gets uncomfortable, and it deserves to be said plainly.
The two highest prices Ocean Seven has ever achieved are also its two oldest. $5,700,000 on 12 July 2017 for a 3,606 sq ft home — $1,581 per square foot, still the record — and $5,100,000 on 18 June 2014 at $1,437. Every sale since 2021 has landed between $3,000,000 and $4,075,000. In a building where the homes are effectively identical, that comparison is not confounded by mix, floor or size. It is the same product, and it is selling for less than it did nine and twelve years ago.
The single cleanest illustration is Residence 6. It sold for $5,100,000 in June 2014 and for $4,075,000 in July 2025 — the same 3,548 sq ft home, down 20.1% in nominal dollars over eleven years, before accounting for eleven years of carrying costs.
The resale record says the same thing. Of the five resales the county records, four lost money — 80.0% — at a median of −15.9% over a 3.7-year hold. The individual pairs:
- Residence 3 — $3,900,000 in April 2021, $3,000,000 in March 2022. Down 23.1% in eleven months.
- Residence 6 — $5,100,000 in 2014, $4,075,000 in 2025. Down 20.1%.
- Residence 1 — $3,450,000 in January 2017, $2,900,000 in September 2020. Down 15.9%.
- Residence 2 — $3,550,000 in April 2021, $3,500,000 in December 2021. Down 1.4% in eight months.
- Residence 1 again — $2,900,000 in September 2020, $4,050,000 in July 2025. Up 39.7%, the only gain on the record.
That last line matters. The one owner who bought at the bottom of this building’s own range did well. The four who bought at or near the top did not. With five data points I would not generalise this to the neighbourhood, and I am not going to. But within these seven homes the pattern is consistent and it is the opposite of what a buyer is usually told about scarce, large, low-density product.
Who this building suits, and who it does not
It suits a buyer who wants a genuinely large four-bedroom — nothing here is under 3,548 sq ft — in a building of seven homes, and who values knowing exactly what the neighbours’ homes are worth. The uniformity is a real, permanent advantage at valuation time: there is no argument to be had about whether a comparable is comparable.
It suits a buyer who has read the resale record and priced it in. Four of five resellers lost money and the building’s peak prices are a decade old. That is not a reason to avoid it — it is a reason to negotiate from the recent evidence, which is tight and unambiguous, rather than from the 2017 record.
It suits badly anyone counting on appreciation to do the work. On the evidence inside this building, it has not, over periods as long as eleven years.
It suits badly a buyer who wants a smaller or cheaper way in. There is not one. Every home is a four-bedroom of essentially one size, and the entry point is the entry point.
If you are selling here, your position is stronger than the resale record suggests, for one specific reason: the recent evidence is exceptionally tight. Three sales at $1,123, $1,149 and $1,127 per square foot, the most recent in April 2026, give you a defensible current level that a buyer cannot easily argue down — and unlike almost every other building I cover, nobody can claim your comparable is a different product. What you should not do is anchor on 2014 or 2017. Those prices are real, they are on the record, and this building has not been near them in five years.
Verified 19 August 2026 against the Miami-Dade County Property Appraiser record for 9501 Collins Ave — all 7 folios retrieved individually and grouped by subdivision. All seven are residential homes; there are no commercial, parking, cabana or storage folios at this address. Completeness was confirmed by checking that the undivided common-element interests across the 7 folios sum to exactly 100%. Sale figures are qualified, arm’s-length transactions only, with bulk/portfolio transfers collapsed to a single transaction. The county records no qualified sales here in 2023 or 2024. 2026 is an incomplete year. Assessed values are the county’s, not market valuations. The comparison against 148 buildings refers to the full county records I have pulled and measured the same way. Building age, storey count, architect and amenity detail are omitted: no primary source has been confirmed for them. Re-check when the next tax roll publishes.
Ocean Seven — Frequently Asked Questions
How many units are in Ocean Seven?
Seven, and all seven are homes — the county records no commercial, parking or storage folios at this address. The undivided ownership shares across the seven sum to exactly 100%, which confirms the record is complete.
How big are the homes at Ocean Seven?
Five are 3,548 sq ft and two are 3,606 sq ft, and every one is a four-bedroom. The largest is 1.6% bigger than the smallest — the most uniform building among the 148 I have pulled from the county record.
How much does a home at Ocean Seven sell for?
The three most recent sales cleared $4,050,000, $4,075,000 and $4,000,000 — $1,123, $1,149 and $1,127 per square foot, between July 2025 and April 2026. That is a 2.3% band, which makes the current level unusually well evidenced for a seven-home building.
Are prices at Ocean Seven rising or falling?
Three sales in four years cannot establish a direction, and no four-year change is published for this building. What the longer record shows is that the two highest prices ever paid here were in 2014 and 2017, and nothing since 2021 has cleared $4,075,000.
What is the highest price ever paid at Ocean Seven?
$5,700,000, on 12 July 2017, for a 3,606 sq ft home — $1,581 per square foot. The second highest was $5,100,000 in June 2014.
Have owners at Ocean Seven made money?
Mostly not. Of the five resales on the county record, four sold for less than the owner paid — 80.0% — at a median of −15.9% over a 3.7-year hold. The clearest case is Residence 6, which sold for $5,100,000 in 2014 and $4,075,000 in 2025, down 20.1% on the same home. The one gain was Residence 1, bought at $2,900,000 in 2020 and sold at $4,050,000 in 2025.
Why does the uniformity of Ocean Seven matter to a buyer?
Because it removes the biggest source of error in condominium pricing. At a building with a wide mix of floorplans, a median is dragged around by which units happened to trade, so a thin year says very little. Here every home is a four-bedroom within 1.6% of the same size, so any sale is a genuine comparable for every other home — and a lender’s appraiser will find the same thing.
How often do homes at Ocean Seven come up for sale?
Three qualified sales in the four years to August 2026 against seven homes. In a building this small a single transaction moves that rate substantially, so I would treat it as evidence that the building does trade rather than as a precise turnover figure.
Sources and further reading
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