When you start thinking about a price for your condo, the nearest number is usually the listing upstairs: what a similar unit in your building is asking this week. It shows what that owner hopes to get, and it is part of what a buyer will compare. Before you copy it, look at what buyers have actually paid.
We took two years of closed sales in eleven Sunny Isles Beach buildings and set each sale price against the price its listing opened at.
89% to 93%
In each of the eleven selected buildings, the median completed sale closed at 89% to 93% of the listing’s opening ask. The range runs from the lowest building median to the highest; it does not cover every sale.
That describes what buyers paid in these completed sales. It is not a negotiating allowance to add to your own price.
The useful next step is to find the sales that genuinely compare with your unit, in your building and in the ones a buyer would also see, and read them against the units for sale today. Two years of sales do not all count the same: floor, view, layout, condition and when a sale closed still call for judgment.
01
Find your building.
Median of each sale's price as a % of its listing's opening ask, by building, in alphabetical order. Eleven selected Sunny Isles Beach condo buildings, closed sales October 12, 2024 to October 12, 2026.
Opening ask is the price the listing that sold started at. It is not necessarily the owner’s first asking price: if the unit was listed before and the listing ended unsold, that earlier price is not counted.
228 closed sales; 227 have an opening ask on record (one at Jade Ocean does not). 13 to 32 sales per building.
The buildings were selected because on October 12, 2026 each one’s active listings had a median asking price of $1 million to $3 million, with at least 8 active listings and at least 5 closed sales in the previous 12 months. They are a selection, not all of Sunny Isles Beach.
Completed sales only. Not a valuation, a negotiation allowance or a forecast.
Against the final asking price, after any price changes while listed, the median sale in each building closed at 93% to 96%. The two figures are separate medians, not the path of a single sale, so the difference between them is not a typical price reduction.
SOLD
In at least 65 of these closings the unit had an earlier listing that was cancelled, expired or withdrawn without a sale. That earlier ask, usually higher, is not counted here, so for those sellers the distance from their first ask was usually greater.
NOT KNOWN
Listings that were cancelled, withdrawn or expired, or are still for sale, are not in the chart. Leaving the market unsold has many explanations, including an owner who chose to lease or wait. The chart also cannot say whether a different opening ask would have sold sooner or for more.
02
What else a buyer can choose
A first ask also competes with every other unit a buyer could tour that week. Trump Royale, at 18201 Collins Avenue, and Parque Towers at 300 Sunny Isles Boulevard had a similar number of active listings on October 12. Over the previous two years, Trump Royale recorded more than twice as many sales. Parque Towers has two towers in one condominium, at 300 and 330 Sunny Isles Boulevard; these figures are for the tower at 300.
| Trump Royale18201 Collins Ave | Parque Towers300 Sunny Isles Blvd | |
|---|---|---|
LISTED Active listings, October 12, 2026 | 23 | 25 |
SOLD Closed sales, October 2024 to October 2026 | 32 | 15 |
GF CALCULATION Months of active inventory at the past two years’ average monthly closings | 17 months approx. | 40 months approx. |
SOLD Median sale as a share of the opening ask | 93% | 91% |
NOT KNOWN
Why the pace differs. Trump Royale is the larger building, and layout, condition, views, financing and the buyers each building draws could all play a part. These are not comparable units, and neither figure predicts how long any listing will take.
GF READING
An owner at 300 Sunny Isles Boulevard who priced from the asks nearby would be competing with 25 listings in a building that recorded 15 sales in two years. An owner at Trump Royale would face 23 listings and a record of 32 sales. Across Sunny Isles Beach as a whole, the same measure is approx. 19 months of active inventory. That is close to Trump Royale and less than half the figure for 300 Sunny Isles Boulevard, so a citywide number would have misled an owner in one of the two.
03
What would make you change the first ask
Settle this before the listing goes live, so that a change of course follows evidence rather than nerves. Each of these can be the right decision.
- Keep the ask
- Showings are steady, and the offers that come in sit within what your building’s recent sales support.
- Lower the ask
- Units like yours, in your building or in the ones a buyer tours the same day, are going under contract while yours draws showings and no offers.
- Wait
- You do not need the sale, and the price you would accept sits above what comparable units have recently closed for. Holding has a cost, but it is not a mistake.
- Withdraw
- Showings have stopped, and a pause would cost you less than accepting a price you do not want.
- Lease
- Dues, taxes and insurance weigh more on you than the timing of a sale, and your building’s rules allow the lease you have in mind.
04
All eleven buildings
The figures behind the chart, in the same alphabetical order, with the listing and sales counts for each building. The shaded rows are the two buildings compared in section 02.
| Building | Active listings | Closed sales, 24 months | Median sale, % of opening ask | Median sale, % of final ask | Months of active inventory, approx. |
|---|---|---|---|---|---|
| 400 Sunny Isles400 Sunny Isles Blvd, East and West | 18 | 24 | 92% | 94% | 18 |
| Jade Beach17001 Collins Ave | 11 | 15 | 90% | 94% | 18 |
| Jade Ocean17121 Collins Ave | 12 | 201 | 89% | 93% | 14 |
| Ocean Three18911 Collins Ave | 9 | 13 | 91% | 93% | 17 |
| Parque Towers300 Sunny Isles Blvd | 25 | 15 | 91% | 95% | 40 |
| Parque Towers330 Sunny Isles Blvd | 22 | 16 | 91% | 94% | 33 |
| Trump Palace18101 Collins Ave | 8 | 17 | 91% | 93% | 11 |
| Trump Royale18201 Collins Ave | 23 | 32 | 93% | 96% | 17 |
| Trump Tower I16001 Collins Ave | 20 | 28 | 91% | 94% | 17 |
| Trump Tower II15901 Collins Ave | 12 | 22 | 90% | 95% | 13 |
| Trump Tower III15811 Collins Ave | 18 | 26 | 92% | 94% | 17 |
1 Jade Ocean recorded 20 closed sales; one has no asking price in the record, so its ratios use 19. The months column is a GF calculation and does not predict how long any listing will take.
05
Method and sources
- Which buildings
- Eleven Sunny Isles Beach condominium buildings met all three conditions stated beside the chart in section 01. The screen favors buildings with steady turnover and a fuller set of listings in that price band. It leaves out the newest and most expensive towers, buildings with few sales, and buildings with fewer than 8 listings on the market that day, some of which had steady sales. Their medians are not all inside this range, so the range describes these eleven buildings, not the price band or the city.
- Addresses
- Buildings are identified by street address. Parque Towers is one condominium with two towers, at 300 and 330 Sunny Isles Boulevard; one listing filed under 300 is a unit in the tower at 330 and is counted there. 400 Sunny Isles is two towers, East and West, shown as one building.
- The two ratios
- For each closed sale we divided the sale price by the opening asking price and, separately, by the final asking price. For each building we took the median of each set and rounded once, to a whole percent. They are two separate medians, not the path of a single sale.
- Earlier listings
- The opening asking price in the record starts again when a unit is relisted. To see how often that happened, we matched each closed sale, by property folio, to listings that were cancelled, expired or withdrawn between September 16, 2024 and September 16, 2026, on or before the date the selling listing opened. At least 65 matched, and in 57 of them the earlier ask was higher. That is a floor, because older history is outside the extract, and it says nothing about why those listings ended.
- Active listings and months of inventory
- Active listings are condominium listings with status Active on October 12, 2026. Listings already under contract are not counted; that day Trump Royale had 6 more and the tower at 300 Sunny Isles Boulevard had 1. Months of active inventory are active listings divided by the average number of closed sales per month over the two years. Citywide, 1,069 active listings against 1,331 closed sales give approx. 19 months. For Parque Towers as a whole, both towers together, it is approx. 36 months.
- Sources
- The sales and listing figures come from the source credited under the chart, for the period October 12, 2024 through October 12, 2026, retrieved October 12, 2026. The earlier-listing check uses an extract retrieved September 17, 2026. The figures are building counts and medians; no listing, owner or agent is identified.