17749 Collins Avenue (Sunny Isles Beach): what the official records say

This page covers only 17749 Collins Avenue Condo, the condominium at 17749 Collins Ave in Sunny Isles Beach. Its sales come from the recorded sales the Miami-Dade Property Appraiser keeps by subdivision. The reserve study (SIRS) appears as filed in the DBPR public database; that database publishes no dates or amounts, and the page says so.

In the records read, the building appears as its own condominium with a parent folio. The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), read on November 5, 2026.

These figures come only from public records, not from listings or the MLS. The listing is built from the sales the Miami-Dade Property Appraiser records for the subdivision "17749 COLLINS AVENUE CONDO", between November 5, 2024 and November 5, 2026 (24 months), cross-checked against each unit's sales history. Only the sales the Property Appraiser itself qualifies by examination of the deed ("Qual by exam of deed": an arm's-length market sale with a real price) count. There are 7 qualified sales in the window. One sale in the window marked as atypical does not enter the figures.

The complete series of qualified prices, lowest to highest: $6,100,000 · $6,800,000 · $6,925,000 · $7,000,000 · $7,200,000 · $7,600,000 · $13,300,000. No qualified sale of the subdivision is recorded between November and December 2024. A sale on May 28, 2025 (unit 1901, $6,150,000) is marked as atypical in the record and does not enter the median or the range.

"Pending official confirmation" means that no public record showing it was read. It does not mean the fact exists or that it does not.

What the public records do not show is held by the building's association. Ask for it in writing and keep the answers:

• The complete reserve study (SIRS). The DBPR database shows the form as filed, but publishes neither the date nor the amounts. Ask the association for the study, the current reserve level and the most recent proof of filing.
• The status of the state structural inspection (milestone) and the county recertification: the notice, the filed report and the closing letter, if they exist.
• Special assessments approved or under discussion: the minutes of the last two years and the unit's account statement letter (the "estoppel": what the unit owes the association and the charges in force). The guide to the condo special assessment explains it.
• Your unit's flood zone and insurance: the public point read falls in Zone X with VE and AE zones on the immediate strip of the same panel. Ask for the building's elevation certificate and ask your insurer which zone it will apply to your policy before you offer.
• If you plan to use an FHA loan: the project does not appear on the HUD list. Ask your lender about single-unit approval and the loan's other routes. The guide to the condo with an FHA loan explains how the list is read.

What is NOT public (but you must verify):

• The exact HOA fee of the unit: it varies by unit (split by square feet and interest percentage); no listing or public record sets it for your unit.
• The current amount of a special assessment: the amount and payment terms exist only in the association's documents; a figure seen in the press or in listings is not the document.
• The current rental, Airbnb and pet rules: they live in the association's documents, not in the public record; ask for them in writing.
• The association's budget and reserve level: internal association documents, for owners only.
• The building's status on lenders' confidential lists: none of those lists is public; your lender confirms it.

If you are still comparing a condo with a house, see house or condo in Miami.

If any item on this page is incorrect or out of date, write to hola@umbralio.com (Umbralio, through One Stop Realty Center Inc, a licensed Florida broker) with the official document. We reply within 2 business days. If there is an error, we correct it on this same page within 10 days at most, with a note saying what it said, what it says now and on what date it changed.

Sources read on November 5, 2026:

• Miami-Dade Property Appraiser: unit records of the subdivision "17749 COLLINS AVENUE CONDO", its comparable sales tool and each unit's sales history (prices and qualifications).
• HUD, Condominium Lookup: search by the official name, by ZIP code and by partial name across the state, with no record of this project.
• DBPR, SIRS database: the project appears on both public lists of submitted SIRS forms (before July 2025 and from July 2025 onward), with no dates or amounts published.
• FEMA, MSC and NFHL viewer: FIRMette for the point geocoded for the address, FIRM panel 12086C0153L, with the zone caveat published in the table.