Every quarter, I publish a market report on the neighborhoods I serve most deeply. Sunny Isles Beach leads that list — it is the most globally watched luxury condo corridor in the United States, and the data that comes out of this market each quarter tells a story that matters well beyond Collins Avenue.
This is the Q2 2026 edition. It is written for buyers evaluating entry points, sellers calibrating pricing expectations, and investors tracking the trajectory of South Florida’s most concentrated branded residence market. I will give you the numbers, the context behind them, and the honest interpretation that a developer brochure will never provide.
The Big Picture: Where Sunny Isles Beach Stands in Q2 2026
Sunny Isles Beach enters Q2 2026 as a buyer’s market at the resale tier and a supply-constrained market at the ultra-luxury pre-construction tier. Those two realities coexist in the same zip code and create meaningfully different conditions depending on what you are trying to accomplish.
At the broader Miami luxury level, the context is historically significant. Miami’s luxury condo market closed 2025 at a record annual median price of $1,030 per square foot — crossing the $1,000 per square foot threshold and holding it throughout the year. By December 2025, Miami surpassed New York City as the number one US metropolitan area for million-dollar listings, with more than 10,591 active listings priced at $1 million and above. Sunny Isles Beach is a primary driver of that milestone.
Price appreciation over the five-year post-pandemic cycle has been structural, not speculative. Miami luxury condo prices rose 53.9% from Q3 2020 to Q3 2025 — from $840 per square foot to $1,292 per square foot. Buyers who entered Sunny Isles Beach at the beginning of that cycle have seen their positions appreciate significantly. The question for Q2 2026 is what the next leg of that cycle looks like — and the answer is nuanced.
Pricing: What the Numbers Say Right Now
The median sale price for luxury condos in Sunny Isles Beach was $1,350,000 as of the most recent trailing data, representing a 6.2% year-over-year increase. That headline number, however, masks significant variation across building tiers.
At the ultra-luxury tier — broadly defined as $3 million and above — the range by building looks like this:
- Porsche Design Tower: Active resale listings range from $3.7 million to $14.6 million, averaging approximately $1,800 to $2,200 per square foot for oceanfront positions
- Ritz-Carlton Residences Sunny Isles Beach: Averaging approximately $2,167 per square foot on recent transactions
- Acqualina Resort & Residences: Active listings from $3.2 million to $17.5 million
- Estates at Acqualina: Pricing from approximately $5 million and above for available residences
- Armani/Casa Residences: From approximately $1.07 million at the entry point, with upper floors significantly higher
- Jade Signature: Active resale market in the $2 million to $8 million range, depending on floor and configuration
At the pre-construction tier, the two dominant active projects are anchoring the upper end of the market:
- Bentley Residences: From $5.8 million, penthouse at $37.5 million, completion Q1 2028
- St. Regis Residences Sunny Isles Beach: Pre-construction pricing available on application, targeting the $3 million to $10 million range depending on configuration
The $20 million and above waterfront segment posted 12 to 15% year-over-year appreciation in 2025, driven by the Great Wealth Transfer and sustained international capital flows — one of the strongest performance segments in the entire South Florida market.
Inventory and Days on Market: Reading the Buyer’s Market Correctly
Sunny Isles Beach is currently carrying elevated inventory relative to its historical norms — and that fact requires careful interpretation for both buyers and sellers.
Days on market for luxury condos in Sunny Isles Beach averaged 135 to 138 days in Q4 2025 through Q1 2026 — the highest of any major Miami luxury submarket. For comparison, Edgewater recorded the shortest median selling time in Greater Downtown Miami’s luxury segment at 65 days during the same period. That gap reflects two things: Sunny Isles Beach’s price tier is higher, which structurally extends decision timelines for buyers, and the volume of available inventory across completed branded towers is giving buyers more options to compare simultaneously.
Total dollar volume in Sunny Isles Beach luxury real estate rose 13% year-over-year in the most recent annual period — meaning the market is transacting at higher values even as individual days on market extend. This is not a distressed or declining market. It is a deliberate market where buyers are taking longer to make decisions because the stakes are higher and the options are better than they have ever been.
For sellers, the current environment rewards realistic pricing from day one. Resale condos at the $5 million and above tier are closing at approximately 10% discounts to original ask in some cases — a meaningful gap that reflects buyers’ leverage in a market with adequate inventory. Sellers who price accurately from the outset are transacting. Sellers anchored to 2022 peak pricing are sitting on inventory.
For buyers, the extended days-on-market represent genuine negotiating leverage on completed resale product — particularly in buildings that have absorbed significant new supply over the past 18 months. That leverage does not extend to pre-construction. Bentley Residences and St. Regis Residences Sunny Isles Beach are not negotiating on price; they are absorbing demand from buyers who understand that the oceanfront pre-construction window in this market is structurally finite.
The New Development Pipeline: What Is Coming and When
Sunny Isles Beach’s pre-construction pipeline in Q2 2026 is the most consequential in the market’s history — not because of the volume of projects, but because of the brand caliber and the architectural ambition of what is being delivered.
Bentley Residences at 18401 Collins Avenue remains the most talked-about pre-construction project in the market. The 62-story tower with in-residence sky garages via the Dezervator™ is targeting Q1 2028 completion. With the penthouse priced at $37.5 million, it will set a new pricing benchmark for Sunny Isles Beach upon delivery. Explore the Bentley Tower condo guide.
St. Regis Residences Sunny Isles Beach brings the Marriott Luxury Collection’s flagship brand to the oceanfront corridor for the first time. The tower’s design, service programming, and brand recognition position it as a direct competitor to Bentley among buyers whose priority is hospitality-service infrastructure over automotive lifestyle innovation.
What both projects share — and what matters significantly for the resale values of existing Sunny Isles buildings — is the brand premium effect. Every major branded delivery in Sunny Isles Beach over the past decade has lifted the pricing floor for the surrounding corridor. Porsche Design Tower’s delivery in 2016 reset the per-square-foot expectation for the entire north Collins Avenue stretch. Bentley and St. Regis will do the same when they deliver in 2027 and 2028.
What Is Driving Demand in Q2 2026
The demand drivers in Sunny Isles Beach are structural and well-established. Understanding them helps buyers and investors evaluate whether this market’s fundamentals support their acquisition thesis.
International capital flows remain the backbone of Sunny Isles Beach demand. The buyer base is genuinely global — Latin American family offices and private wealth, European executives and second-home buyers, buyers from the Middle East seeking a US base, and increasingly significant flows from Southeast Asia and the UK. Sunny Isles Beach’s positioning as “the Florida Riviera” — a moniker it has earned through two decades of branded tower development — resonates with international buyers who benchmark it against Monaco, the Côte d’Azur, and Dubai’s Palm Jumeirah.
Domestic migration continues to add depth to the buyer pool. The New York to Florida relocation pipeline remains active, and data from early 2026 showed over $100 million in signed contracts from New York buyers alone following the NYC mayoral election, as high-net-worth individuals accelerated their Florida relocation timeline based on the perceived direction of New York’s tax and regulatory environment.
The Great Wealth Transfer — the $84 trillion intergenerational wealth transfer now underway in the United States — is beginning to show up in South Florida luxury real estate transactions. Beneficiaries of this transfer are purchasing primary residences, second homes, and investment condos in Sunny Isles Beach at a pace that is expected to accelerate through the remainder of this decade.
Florida’s tax environment remains a structural competitive advantage over every major Northern metropolitan area. No state income tax, no estate tax, and favorable treatment of homestead property for primary residents continue to drive the economic migration thesis that has underpinned five years of South Florida appreciation.
Risk Factors: What Buyers and Sellers Should Monitor
A credible market report acknowledges risks alongside opportunities. There are three factors worth monitoring closely in the Sunny Isles Beach market through the remainder of 2026.
Rising HOA and insurance costs are affecting the mid-tier condo segment more than the ultra-luxury tier — but the trend is worth watching. Older buildings, in particular, are seeing HOA assessments rise as deferred maintenance is addressed following Florida’s new condominium structural integrity reserve requirements (the Surfside legislation). Buyers should review financials and reserve studies thoroughly before purchasing in any building more than ten years old.
New Florida property tax legislation passed in 2025 allows counties to override non-homestead assessment caps, potentially increasing tax burdens for investment properties by 15 to 30% year-over-year in high-growth counties. For buyers purchasing purely as investors with no Florida homestead intent, the full carrying cost calculation should include a stress-test for higher assessed values at delivery.
New supply absorption is the most important near-term risk to watch. The combination of Bentley Residences and St. Regis Sunny Isles Beach, which will deliver approximately 400 new units between 2027 and 2028, will meaningfully add to available inventory. The historical pattern in Sunny Isles Beach — where each branded delivery ultimately lifts the surrounding corridor — has held consistently. But there is typically a 12 to 18 month absorption period post-delivery during which resale inventory expands as flippers and speculators exit, before appreciation resumes. Buyers purchasing at the pre-construction tier should underwrite that absorption window into their hold period expectations.
Building-by-Building Snapshot: Q2 2026
A quick-reference current positioning for the major buildings in the Sunny Isles Beach luxury corridor:
Estates at Acqualina — Fully delivered, active resale market, service-forward with ESPA spa and Mulberry restaurant. Strong demand floor driven by an owner-occupier base. The most reliable resale liquidity in the market.
Porsche Design Tower — Fully delivered, active resale market, $3.7 million to $14.6 million. The reference point for what the Dezervator concept delivers in resale value terms. Consistently outperforms the broader Sunny Isles resale market.
Ritz-Carlton Residences Sunny Isles Beach — Fully delivered, averaging $2,167 per square foot. Established service infrastructure, strong international buyer recognition, steady resale velocity.
Armani/Casa Residences — Fully delivered, entry point from $2+ million. A broad price range makes it accessible across multiple buyer tiers. Fashion-branded positioning attracts a design-forward buyer profile.
Jade Signature — Fully delivered, Herzog & de Meuron architecture drives consistent buyer interest from the design-conscious segment. Strong resale market in the $2 million to $8 million range.
Turnberry Ocean Club — Fully delivered, 54-story tower with three floors of sky amenities. Active resale market at the ultra-luxury tier.
Bentley Residences — Pre-construction, Q1 2028 target, from $5.8 million. Limited availability remaining. The most discussed pre-construction project in the market.
St. Regis Residences Sunny Isles Beach — Pre-construction, pricing on application. Bringing the world’s most recognized luxury hospitality brand to the Sunny Isles oceanfront for the first time.
My Q2 2026 Assessment: What I Am Telling Buyers and Sellers Right Now
If you are a buyer looking at the resale market in Sunny Isles Beach, this is one of the better entry windows of the past three years. Extended days on market and motivated sellers in the $3 million to $8 million resale tier mean that prepared buyers with financing clarity and specific building knowledge can negotiate meaningfully. The leverage is real — use it.
If you are a buyer looking at pre-construction, the calculus is different. Bentley Residences and St. Regis Sunny Isles Beach are not offering buyer-favorable pricing adjustments. They do not need to. The remaining inventory at both projects is genuinely limited, and the pipeline of future oceanfront pre-construction product in Sunny Isles Beach is structurally constrained by the finite availability of oceanfront land. If either building fits your lifestyle and investment thesis, the decision timeline should be measured in weeks, not months.
If you are a seller in Sunny Isles Beach right now, the most important thing I can tell you is this: the market will reward accurate pricing and penalize aspirational pricing. The buyers who are active in this market are sophisticated, well-advised, and have excellent comparable data. Pricing 10 to 15% above current comps in hopes of finding a less-informed buyer is a strategy that produces extended days on market and eventual price reductions — which then become part of your listing’s public record and weaken your negotiating position further. Price it right from day one, and it moves.
Frequently Asked Questions
Is Sunny Isles Beach a buyer’s or seller’s market in Q2 2026?
At the resale tier, it is a buyer’s market — elevated inventory and extended days on market give buyers genuine negotiating leverage. At the pre-construction tier for branded buildings like Bentley Residences and St. Regis, the dynamic is inverted — limited remaining inventory puts sellers in a stronger position.
What is the average price per square foot in Sunny Isles Beach luxury condos?
For completed luxury product, pricing ranges from approximately $1,200 to $2,200 per square foot depending on building, floor, and view. The Ritz-Carlton Residences is averaging $2,167 per square foot on recent transactions. Pre-construction product at Bentley and St. Regis is pricing above those benchmarks at the upper tiers.
How long does it take to sell a luxury condo in Sunny Isles Beach?
Average days on market for luxury condos in Sunny Isles Beach was 135 to 138 days in Q4 2025 through Q1 2026 — the highest of any major Miami luxury submarket. Properties priced accurately transact faster; overpriced listings are driving that average higher.
Is now a good time to buy a luxury condo in Sunny Isles Beach?
For resale buyers, Q2 2026 offers one of the better entry windows in recent years. For pre-construction buyers, the window on Bentley Residences and St. Regis Sunny Isles Beach is closing. The right answer depends entirely on your specific building targets, hold period, and investment thesis.
What are the best luxury buildings in Sunny Isles Beach right now?
For completed product, the Estates at Acqualina, Porsche Design Tower, Ritz-Carlton Residences, Jade Signature, and Armani/Casa are the market leaders. For pre-construction, Bentley Residences and St. Regis Residences Sunny Isles Beach are the two most compelling active opportunities.
Ready to Make Your Move in Sunny Isles Beach?
Whether you are buying, selling, or evaluating a position in the Sunny Isles Beach luxury condo market, the difference between a good outcome and a great one almost always comes down to timing, building-specific knowledge, and negotiation strategy.
I am Ashton Coleman, a luxury real estate specialist with One Sotheby’s International Realty, holding the Certified Luxury Home Marketing Specialist (CLHMS) Million Dollar Guild designation, Certified Negotiation Expert (CNE), Transnational Referral Certification (TRC), and Resort & Second-Home Property Specialist (RSPS) designations. I publish this market report quarterly and track every significant transaction in the Sunny Isles Beach luxury corridor.
View all available Sunny Isles Beach luxury condos at MiamiPenthousesAndEstates.com, or contact me directly for a personalized market analysis, current availability matrix, or building-specific negotiation strategy.
📞 Call or text: 305.978.7704 📧 Email: AColeman@onesothebysrealty.com 🌐 Search all Sunny Isles Beach luxury condos at MiamiPenthousesAndEstates.com
Market data referenced in this report is sourced from MLS records, developer disclosures, and publicly available transaction data, current as of Q2 2026. All figures are subject to change. This report is for informational purposes only and does not constitute financial, legal, or investment advice. Verify all data with your legal and financial advisors prior to entering any transaction.
