Trump Royale

What the county record shows at 18201 Collins Avenue

The Miami-Dade County Property Appraiser carries 382 folios under TRUMP ROYALE CONDO, and every single one of them is a home. No commercial units, no separately deeded parking spaces, no cabana or storage folios. After buildings where I have had to strip out several hundred parking folios before the arithmetic meant anything, this one measures itself.

The 382 homes are 155 one-bedrooms, 182 two-bedrooms, 38 three-bedrooms, three four-bedrooms, two five-bedrooms, one seven-bedroom residence and a single studio. Heated area runs from 881 to 8,203 square feet, with a median of 1,577 — large by Miami condominium standards, where most towers I measure sit between 800 and 1,200. The most repeated plans are 1,577 square feet (36 homes), 1,649 and 1,289 (29 each).

2026 assessed values run from $494,241 to $6,027,516, with a median just over $982,000.

Four years of sales that went nowhere

60 qualified, arm’s-length sales across four years, from the county record as retrieved 23 September 2026. Portfolio transfers are excluded and identical same-day transactions collapsed to one.

Per square foot this building has gone from $884 to $902 in four years, a net change of +2.0%. It rose in 2024, gave it back in 2025 and has since recovered to a little above where it started. Across most of the towers I have measured, four-year changes run from −29% to +9%. Flat is its own result, and it is worth stating plainly rather than dressing up as either strength or weakness.

The middle column shows a bigger move, a 7.8% rise in median sale price from $1,290,000 to $1,390,000, against 2.0% per foot. The median home sold was 1,570 square feet in both 2023 and 2026, so I would not read much into the gap on eight sales.

Two honest limits. 2026 rests on eight sales in an incomplete year, so I would call the direction flat but I would not defend the exact +2.0% to a decimal place. And 2024’s thirteen sales are the thinnest complete year in the series.

Turnover is roughly one home in twenty-five per year. The highest qualified sale on record is $5,900,000, from July 2015, for a 6,421 square foot home — $919 per square foot. The highest of the last four years is $5,600,000, in May 2025, for 3,087 square feet, which at $1,814 per square foot is a far higher rate than the headline record.

Did everyone who sold here really make money?

Mostly, and the reason matters more than the fact.

Fifty-eight homes here have sold since 2023 with an earlier purchase also on record. Measured from the first recorded purchase, all 58 sold above what that first owner paid. The median gain was 85.3%, the best +146.0%, and even the weakest was +3.9%. A $935,000 purchase from March 2009 resold at $2,300,000 in October 2024. A $1,380,000 purchase from July 2012 resold at $3,218,000 in December 2025.

Now the part that a marketing page would leave out. The median holding period behind those gains was fourteen years, and 57 of the 58 first bought in 2012 or earlier, at or near the bottom of the post-crash market. Exactly one of the 58 starts in 2015 or later: a home bought for $650,000 in October 2021 and resold for $792,000 in January 2024.

So this record does not say that buying at Trump Royale makes money. It says that buying Sunny Isles oceanfront in 2009 to 2012 and holding it for fourteen years made money, and that those are the owners who have been selling. Anyone who bought in the last four years has watched the per-foot price go from $884 to $885. Measured owner to owner rather than from the first purchase, the picture is less tidy: of 60 resales since 2023, 57 sold above the previous owner’s price and 3 sold below it, by 4.3%, 4.6% and 8.7%. The county record holds only 33 resales by owners who bought in 2015 or later (30 higher, 3 lower, median +24.2%), too few to say how a buyer from the last four years will do, and I would rather say so than let a run of gains imply a guarantee it cannot support.

Who this building suits, and who it does not

It suits a buyer who wants space on the ocean. A median home of 1,577 square feet, a maximum of 8,203, and genuine four- and five-bedroom inventory put this building in a different category from the one- and two-bedroom-heavy towers that dominate Miami condominium supply.

It suits a long-horizon buyer. Everything in this record that produced a large gain took well over a decade to do it, and the last four years produced nothing at all.

It suits a buyer who needs a quick exit badly. One home in twenty-five trades annually, and 2024 recorded just thirteen sales in the entire building. That is a market where the right buyer for a large home may take a season to appear.

If you are selling here, the flat per-foot record is your friend, and the median sale price is not the number to price from. Make sure a buyer understands the difference, because the median price moved 7.8% while the per-foot figure moved 2.0%. If you bought before 2013, the record is unambiguous that you are well ahead, and the question is only how much of that gain you leave on the table by mispricing. If you bought recently, price against $902 per foot and your own floorplate, and do not expect the last decade’s numbers to carry you.

Interested in selling at Trump Royale?

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