Building facts
- Address
- 9455 Collins Avenue
- Neighborhood
- Surfside
- Year built
- 1991
- Floors
- 12
- Residences
- 106
- Status
- Completed
- Pricing
- Starting at $4.5 Million
Key Takeaways
- 101 of the 106 homes are two-bedrooms — this is very nearly a single-floorplan building.
- Only 13 qualified sales in four years — too few to draw a price trend from, and this page says so rather than inventing one.
- The median home is 1,510 square feet — with the range running 1,120 to 2,730.
- The 2026 median assessed value is $744,145 — against a maximum of $1,283,710.
- The record sale is $1,850,000 — in June 2024, for a 1,560 square foot home.
- Turnover is about one home in thirty-three per year — which makes both buying and selling here a slow process.
9455 Collins Avenue, Surfside, Florida 33154 | Neighborhood: Surfside
Home > Miami Luxury Condos > The Waves Surfside
A building of two-bedrooms, and little else
Counted against the Miami-Dade County Property Appraiser record on 18 August 2026, The Waves returns 106 folios, all of them residential homes. There are no commercial units.
The mix is the thing worth knowing. 101 of the 106 homes are two-bedrooms — roughly 95% of the building. The remainder is one single-bedroom home, one three-bedroom and three four-bedrooms.
I have measured only one other building in this series with so little variation in its bedroom mix. It makes The Waves an unusually legible building: when almost every home is the same kind of home, the comparables in your own building are genuinely comparable, and a valuation argument is much harder to fudge in either direction.
Heated area runs 1,120 to 2,730 square feet, with a median of 1,510. The 2026 assessed values run $307,057 to $1,283,710, with a median of $744,145.
Why this page will not give you a price trend
Here is the complete four-year sales record, qualified arm’s-length transactions only.
| Year | Qualified sales | Median price | Median $/sq ft |
|---|---|---|---|
| 2023 | 3 | $995,000 | $659 |
| 2024 | 4 | $1,382,500 | $875 |
| 2025 | 2 | $880,750 | $699 |
| 2026 to date | 4 | $879,500 | $686 |
Thirteen transactions across four years. That is not enough to establish a trend, and I am not going to pretend otherwise.
Look at what a confident reading would produce. Between 2023 and 2024 the per-foot figure appears to jump 33%, from $659 to $875. Between 2024 and 2025 it appears to fall 20%. Neither of those things happened to the building. The 2024 figure rests on four sales, one of which is the building’s record transaction at $1,850,000. In a sample that small, a single unusual home sets the median.
Most condo data you will encounter online will publish exactly this table with a confident headline attached — “values up 33%” or “prices down 20%” — because a headline performs better than a caveat. The honest position is that a two-sale year and a four-sale year cannot support either claim.
What the record does support
Thin data is not useless data. It just supports smaller claims, so here are the ones it will carry.
First, a level rather than a direction. Setting the four-sale 2024 outlier aside, the other three years sit at $659, $699 and $686 per square foot — a tight band. Two-bedroom homes here have been changing hands in the region of $660 to $700 per foot throughout the period, and the most recent year sits inside that band. That is a useful anchor even without a trend.
Second, turnover. Thirteen sales in a 106-home building is about one home in thirty-three trading each year. Whether you are buying or selling, expect the process to take time and expect few current comparables to work from.
Third, the ceiling. The highest qualified sale on record is $1,850,000, in June 2024, for a 1,560 square foot home. The top 2026 assessed value in the building is $1,283,710.
What the record cannot tell you is whether values here are rising or falling. If a page or an agent tells you confidently that they are, ask how many sales that claim is built on. In this building the answer is thirteen, spread across four years.
Who this building suits
It suits a two-bedroom buyer, which is a slightly circular thing to say and also the most useful. If a two-bedroom home of around 1,500 square feet in Surfside is what you want, this building is built almost entirely of them, and the uniformity works in your favour when it comes to pricing.
It suits a buyer looking for a one-bedroom or a large family home poorly. There is exactly one single-bedroom home and four homes of three bedrooms or more in the entire building. Those will come to market rarely, and when they do you will be negotiating without meaningful comparables.
For an investor, treat the turnover figure as the headline. One home in thirty-three per year means the exit is slow, and the absence of a reliable price trend means you are underwriting on a level rather than on momentum.
If you are selling here, your strongest asset is the building’s uniformity: your home really is like the others, so a comparable from two years ago is more relevant than it would be almost anywhere else. Your weakness is volume — with two sales in 2025 and four in 2026, there may simply not be a recent comparable to point at.
Verified 18 August 2026 against the Miami-Dade County Property Appraiser record for 9455 Collins Avenue — all 106 folios retrieved individually, grouped by subdivision and filtered to residential homes, excluding parking, cabana and storage folios. Sale figures are qualified, arm’s-length transactions only, and the four-year total is 13 — deliberately reported as insufficient for a price trend rather than presented as one. 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 Waves — Frequently Asked Questions
How many units are in The Waves?
The Miami-Dade County Property Appraiser records 106 folios at 9455 Collins Avenue, all residential homes, with no commercial units. 101 of the 106 are two-bedrooms; the rest is one single-bedroom home, one three-bedroom and three four-bedrooms.
Are prices rising or falling at The Waves?
The record cannot answer that. There have been only 13 qualified sales across four years, and a single unusual transaction sets the median in a sample that small. Any confident claim about the direction of prices in this building is not supported by the county record.
What did the 2024 spike mean?
Very little. The 2024 median of $875 per square foot rests on four sales, one of which is the building’s record transaction at $1,850,000. Set that year aside and the other three sit at $659, $699 and $686 — a tight band rather than a swing.
What size are the homes at The Waves?
Heated area runs from 1,120 to 2,730 square feet with a median of 1,510. Because 95% of the building is two-bedroom homes, the variation around that median is much narrower than in most buildings.
How long does it take to sell at The Waves?
Expect it to be slow. Thirteen qualified sales in four years, in a 106-home building, is roughly one home in thirty-three trading each year. There were two qualified sales in the whole of 2025.
What is the most expensive sale at The Waves?
$1,850,000, recorded in June 2024 for a 1,560 square foot home. The highest 2026 assessed value in the building is $1,283,710, against a median of $744,145.
Is The Waves a good investment?
It is a hard building to underwrite on momentum, because there is no reliable trend to underwrite. What it does offer is unusual comparability — when almost every home is the same kind of home, pricing arguments are harder to distort. The offsetting factor is turnover of about one home in thirty-three per year, which makes the exit slow.
Sources and further reading
Interested in selling at The Waves?
Learn more about selling your condo at The Waves with Josh Stein.
Related coverage
Part of Miami Luxury Condos.