Turnberry Ocean Club

What is actually inside the building

The Miami-Dade County Property Appraiser holds 155 folios at 18501 Collins Avenue: 154 residences and one commercial folio. Their common-element shares sum to exactly 100.0000%, which means this is the entire condominium — nothing is missing from the figures below.

The first thing worth saying is what is not here. The smallest home in the building is 2,589 square feet. There are no studios, no one-bedrooms, no compact investor units — the entire tower is large residences. Heated area runs 2,589 to 9,635 square feet, with a median of 3,252.

The mix is 77 four-bedrooms and 44 three-bedrooms, with two five-bedroom and two six-bedroom homes. A further 29 folios carry no bedroom count in the county record at all — they are 2,614, 2,821 and 5,968 square foot homes whose common-element share per square foot is identical to every other residence here, so they are ordinary homes with an incomplete county entry, not a different class of unit.

The building is dominated by one floorplate to a degree I rarely see: 74 of the 154 homes are 3,252 square feet, with 32 at 2,797, 19 at 2,821 and 10 at 2,589. Nearly half the tower is the same home. That is the single most useful fact on this page, because it means the price record here can be read like-for-like instead of guessed at.

The 2026 assessed values run $3,512,646 to $24,250,000, with a median of $4,960,594.

The price record

Qualified, arm’s-length sales from the county record, retrieved 21 August 2026.

Twenty-nine qualified sales across four years in a 154-home building — about one home in twenty-one trading each year. That is reasonable liquidity for a building of this price, and it is enough evidence to say something, though not enough to say it loudly.

Taken at face value the table reads $2,264 per square foot in 2024 down to $1,886 in 2026, a fall of 16.7%. Unusually for a luxury tower, that reading survives contact with the detail — because of the floorplate concentration, it is not a mix effect. The next section shows why.

The record sale is $30,000,000, on 27 February 2023, for a 9,635 square foot residence — $3,114 per square foot, and the largest home in the building. It is a single-folio sale, so that per-foot figure is a real one.

Has Turnberry Ocean Club come off its peak?

On this building I can answer that properly, which is rare. Seventy-four homes share the 3,252 square foot plate and 64 of them have traded since 2021. Here is that one home, and nothing else, by year.

That is a peak in 2024 and a 17.5% fall since. Same home, same building, same view line — no sales-mix explanation available. The 2021 row is the developer selling the building out: 46 closings in one year at a median $1,647 per square foot.

So both of these are true at once, and a buyer should hold both:

Anyone who bought this floorplate from the developer in 2021 is still ahead, by roughly 14.7% on the per-foot record. And anyone who bought it in 2024 is down roughly 17.5%. The building went up hard, then came off. The 2026 figure rests on two sales, so I would call the direction well supported and the exact magnitude provisional — but 2025’s four sales already showed the turn, so 2026 is confirming a move rather than starting one.

It is not uniform across the building. The 2,797 square foot plate has been flat rather than falling — $1,823 per square foot in 2022 against $1,788 in 2026 — and the 2,821 plate is up, from $1,560 in 2021 to $1,985 in 2026. The decline is concentrated in the plate that ran up fastest, which is the ordinary shape of these things and worth knowing before you assume every line in the tower moved together.

Read this section alongside the note at the top of this page. Construction-defect litigation and a falling per-foot record are separate facts and I am not going to claim a link between them — the county record shows transactions, not reasons. But a buyer should be asking about both in the same conversation, and should ask for the association’s reserve study and the current status of that action before making an offer.

Who this building suits

It suits a buyer who wants a genuinely large oceanfront home in Sunny Isles and intends to live in it. There is no small stock here to dilute the building, the median residence is over 3,200 square feet, and with 74 identical homes you can price a purchase against real, recent, identical comparables — which at this price point is worth a great deal.

It suits a short-horizon buyer badly right now, and I would say so plainly. The dominant floorplate is down 17.5% from its 2024 peak on unambiguous like-for-like evidence, and there is unresolved litigation disclosed at the top of this page. Neither is a reason to rule the building out. Both are reasons to buy it at 2026 pricing rather than at 2024 pricing, and to underwrite the association’s costs carefully.

For a buyer with patience, the same facts read differently. A tower where nearly half the homes are the same floorplate, with 64 recorded sales of it, is one of the few luxury buildings in Miami where you can actually know what you are paying relative to everyone else — and it is currently pricing about 17% below where it traded two years ago.

If you are selling here, do not price against 2024. The last two sales of the main plate cleared at $1,889 per square foot and a prepared buyer will have the same county record I have used. If you bought from the developer in 2021 you are still in profit and have room to transact; if you bought in 2024 you should be planning to hold. Ask me for the current comparables on your specific line before you set a number.

Interested in selling at Turnberry Ocean Club?

Learn more about selling your condo at Turnberry Ocean Club with Josh Stein.

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