Building facts
- Address
- 15701 Collins Avenue
- Neighborhood
- Sunny Isles Beach
- Year built
- 2020
- Floors
- 52
- Residences
- 209
- Status
- Completed
- Developer
- Fortune International Group
- Architect
- Arquitectonica
- Pricing
- Starting at $2.88 Million
Key Takeaways
- This is the only building I have measured that rose in every single year — $1,949 per square foot in 2023, $2,076 in 2024, $2,108 in 2025, $2,246 in 2026 to date — up 15.2% across four years.
- It rose while the homes selling got larger — the median home sold went from 1,447 square feet to 2,137. Larger homes normally trade at a lower rate per foot, so the per-foot rise happened against the mix, not because of it.
- The building’s record sale is $37,000,000 — for Penthouse 5101 in May 2023 — 7,161 square feet at $5,167 per square foot, the highest rate I have recorded anywhere in this index.
- That same penthouse sold for $21,000,000 three years earlier — in May 2020. Same home, same square footage, up 76.2%.
- The building was sold new between 2020 and 2022 — 164 qualified sales in 2020, 77 in 2021 and 37 in 2022, so most of the current owners’ entry prices are on public record.
- Roughly one home in twenty-one trades each year — 39 qualified sales across 209 homes in four years, which is active for a building at this price level.
15701 Collins Avenue, Sunny Isles Beach, Florida 33160 | Neighborhood: Sunny Isles Beach
What the county record shows at 15701 Collins Avenue
The Miami-Dade County Property Appraiser carries 210 folios under 15701 COLLINS CONDO — the county files this building under its address rather than its brand name. 209 are homes. The other carries no building area and is excluded.
This is large-format stock throughout. Heated area runs from 1,447 to 8,569 square feet with a median of 2,137, and the bed mix reflects it: 80 two-bedrooms, 82 three-bedrooms, 40 four-bedrooms, four five-bedrooms and three studios. There is no one-bedroom inventory at all. Three plans carry 120 of the 209 homes in equal share — 2,688, 2,137 and 1,447 square feet, forty homes each.
2026 assessed values run from $1,734,212 to $29,295,000, with a median of $3,772,971. That median is by some distance the highest of any building I have measured, and the top of the range is more than four times the top of most.
Four years, and a rise in every one of them
39 qualified, arm’s-length sales across four years. Portfolio transfers are excluded and identical same-day transactions collapsed to one.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 8 | $2,820,000 | $1,949 |
| 2024 | 13 | $3,500,000 | $2,076 |
| 2025 | 13 | $4,400,000 | $2,108 |
| 2026 to date | 5 | $4,800,000 | $2,246 |
I have measured thirty buildings for this index, and prices per square foot in most of them zigzag from year to year or fall. This is the only one that has risen in every single year: $1,949, $2,076, $2,108, $2,246 — up 15.2% over four years.
What makes that more convincing rather than less is the mix. The median home sold here went from 1,447 square feet in 2023 to 2,137 in both 2025 and 2026. Larger homes almost always trade at a lower rate per square foot than smaller ones in the same building, so a shift towards bigger homes normally drags the per-foot median down. Here it rose anyway. The usual explanation for a rising median — that bigger homes happened to sell — runs the wrong way in this building.
The honest limits: this is a small sample. Eight sales in 2023, five so far in 2026, 39 in total. In a 209-home building at these prices that is expected, but it means I would state the direction with confidence and the exact percentage with caution.
Turnover is roughly one home in twenty-one per year, which is genuinely active for a building where the median sale is measured in millions.
The $37,000,000 sale, and the one that puzzles me
The highest qualified sale in this building’s record is $37,000,000, on 30 May 2023, for Penthouse 5101 — a five-bedroom of 7,161 square feet. That works out at $5,167 per square foot, the highest rate I have recorded in any building in this index.
The same penthouse is on record three years earlier. On 7 May 2020 it sold for $21,000,000, or $2,933 per square foot. Same home, same square footage, no change in what was being bought — up 76.2% in three years. Repeat sales on a single unchanged home are the cleanest evidence a public record can offer, and this one agrees with the direction of the building as a whole.
One other pair I want to put in front of you rather than quietly average away. Upper Penthouse 5201, 5,822 square feet, is recorded selling for $15,825,300 on 27 April 2021 and again for $31,000,000 on 2 August 2021 — a 95.9% increase in just over three months, both flagged qualified by the county. A gap that large over a period that short is not a market movement. The record does not explain it, and I am not going to invent a reason: the most common innocent explanations are a developer closing recorded separately from the retail sale, or two instruments covering one transaction. I am reporting both figures because they are both in the public record, and flagging that neither should be used on its own as evidence of value.
For context on the rest of the top: $25,500,000 in April 2021 for an 8,569 square foot penthouse, and $21,000,000 in May 2020 for the home that later became the record.
Who this building suits, and who it does not
It suits a buyer who wants large-format oceanfront and is pricing against a rising, not falling, record. Across a market where most of the buildings I measure are flat or down, this one has gone up every year.
It suits a buyer who wants comparables at the top end. Three plans of forty homes each, 39 sales in four years and a full set of 2020 to 2022 developer closings mean even eight-figure decisions can be checked against public record.
It suits a buyer looking for value against the wider market badly. At a median assessed value of $3,772,971 and $2,246 per square foot, this is the most expensive building in my index by both measures, and the record gives no sign of that gap narrowing.
If you are selling here, you are in the rare position of being able to price forward rather than defend a decline — the per-foot figure has improved in each of the last four years. Use your own plan and, if you own one of the penthouses, use the repeat-sale evidence: Penthouse 5101 going from $21,000,000 to $37,000,000 on unchanged square footage is a stronger argument than any building-wide median, and it is a matter of public record that any buyer can verify.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 15701 Collins Avenue, Sunny Isles Beach — all 210 folios under 15701 COLLINS CONDO retrieved individually on 18 August 2026 and filtered to residential homes, excluding one folio with no building area. Sale figures are qualified, arm’s-length transactions only, with portfolio transfers excluded and identical same-day transactions collapsed to a single sale. 2026 is an incomplete year and rests on five sales; 2023 rests on eight. The direction of the four-year series is well supported; the exact percentage is not, at these sample sizes. The two 2021 sales of Upper Penthouse 5201 are both recorded as qualified by the county and are reported as they appear, with no explanation asserted for the gap between them. Floor level, view and condition are not recorded by the county and are not adjusted for. 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.
The Ritz-Carlton Residences, Sunny Isles Beach — Frequently Asked Questions
How many homes are in The Ritz-Carlton Residences, Sunny Isles Beach?
209. The county files the building as 15701 COLLINS CONDO with 210 folios, one of which carries no building area. There is no one-bedroom inventory: the mix is 80 two-bedrooms, 82 three-bedrooms, 40 four-bedrooms, four five-bedrooms and three studios.
Are prices here rising or falling?
Rising, and uniquely so. Median price per square foot went $1,949 in 2023, $2,076 in 2024, $2,108 in 2025 and $2,246 in 2026 to date — up 15.2%. It is the only building in this index that rose in every single year.
Could that rise just be larger homes selling?
No — it runs the other way. The median home sold grew from 1,447 square feet to 2,137, and larger homes normally trade at a lower rate per square foot. The per-foot figure rose despite that shift, not because of it.
What is the most expensive sale at the Ritz-Carlton Residences?
$37,000,000 in May 2023 for Penthouse 5101, a 7,161 square foot five-bedroom — $5,167 per square foot, the highest rate recorded in this index. The same penthouse sold for $21,000,000 in May 2020, so it rose 76.2% in three years.
What did the original buyers pay?
The building closed between 2020 and 2022: the county records 164 qualified sales in 2020, 77 in 2021 and 37 in 2022, so most current owners’ entry prices are public record.
How often do homes here change hands?
39 qualified sales across 209 homes in four years, roughly one home in twenty-one per year — active for a building at this price level.
How reliable is this analysis?
It rests on 39 qualified, arm’s-length sales from the county record. The direction is consistent across four years and is supported independently by a repeat sale on a single unchanged penthouse. The sample is small in absolute terms, so treat the exact percentage with more caution than the direction.
Sources and further reading
Interested in selling at The Ritz Carlton Residences ?
Learn more about selling your condo at The Ritz Carlton Residences with Josh Stein.
Related coverage
Part of Miami Luxury Condos.