Episode 2 · Property Types & Supply Dynamics
Sunny Isles Beach Housing: Condos, Houses, Age, Value
Sunny Isles Beach is a city of condo towers along the ocean, with only a small pool of houses of their own. This page shows what is built here and how big and how old it is, whether you pay for the land or the building, how the homestead cap bends the county's assessments, and who holds the homes and for how long.
💡 Key Insights & Takeaways
- The median condo unit has 1,359 square feet on the county's measure, and 25.9% of units are under 1,000 square feet, while the median house has 2,733 square feet.
- The median house was built in 1982–83, and 35.0% of houses date from the 1950s. The median condo unit was built in 1992, and 41.6% of units date from 2000 or later.
- On a house, the land makes up a median 87.5% of the county's just value, and 25.4% of houses carry a building value under $50,000.
- Homesteaded houses are assessed at a median 44.9% of just value, against 75.5% for houses without the exemption. A buyer's assessment starts again from just value.
- Companies or LLCs hold 58.1% of condo units built since 2010, against 24.5% of units built before 1980. Trusts are counted apart, because most of them serve estate planning.
Sunny Isles Beach had 19,234 residential parcels on 5 October 2026, and 97.4% of them were condo units, each one its own parcel. Only 366 were single-family houses, so if you want a house of your own here, that is the whole pool. If you want a unit, the choice runs from older, smaller buildings to new towers.
At a glance
Sunny Isles Beach in five measures, from the county's parcel data as of 5 October 2026. Every condo unit is its own parcel, so a parcel count is not a count of buildings or households.
| Measure | Value | Cohort | As of |
|---|---|---|---|
| Residential parcels | 19,234 | Every residential parcel in the city | 5 October 2026 |
| Condo units | 18,739, or 97.4% | Condo cohort | 5 October 2026 |
| Single-family houses | 366, or 1.9% | House cohort | 5 October 2026 |
| Median living area | 1,359 square feet per condo unit · 2,733 square feet per house | Each cohort, on the county's measure | 5 October 2026 |
| Share carrying a homestead exemption | 21.5% of condo units · 56.3% of houses | Each cohort | 5 October 2026 |
What kind of homes are in Sunny Isles Beach?
Almost every home in Sunny Isles Beach is a condo unit. On 5 October 2026 the city held 19,234 residential parcels, and 18,739 of them were condo units, recorded one parcel per unit. Single-family houses numbered 366. The rest is small: 19 multi-family parcels, 77 vacant lots and 33 other parcels such as docks and shared areas. A parcel is not a home or a household, and the count leaves out hotels, shops and city land.
Taken together, 19,124 of the parcels are places a person can live in, and 95.6% of the houses carry the county's general single-family zoning label. If a house is what you want, Golden Gate Estates and Marina, one neighborhood of houses inside the city, has its own guide.
This table shows what the city is built of, as of 5 October 2026.
| Property type | Parcels | Share of residential parcels |
|---|---|---|
| Condo units | 18,739 | 97.4% |
| Single-family houses | 366 | 1.9% |
| Multi-family parcels | 19 | 0.1% |
| Vacant residential lots | 77 | 0.4% |
| Docks, shared areas and other | 33 | 0.2% |
How big are Sunny Isles Beach condos and houses?
A condo unit here is about half the size of a house. The median condo unit has 1,359 square feet of living area, and 25.9% of units have under 1,000 square feet, as of 5 October 2026. The most common unit layout is 2 bed / 2 bath, and 26.1% of units have one bedroom. These sizes are the county's measure. On 148 of 504 sales matched to listings, the listed size and the county's size differ by more than 20%, so a listing may quote a different number.
The median house has 2,733 square feet, and the middle half of houses runs from 1,865 to 3,870 square feet, on the same county measure. The median lot is 7,500 square feet. The median floor-area ratio is 0.33, which means the living area covers about a third of the lot. The median house has 4 bedrooms and 3 bathrooms, and the most common layout is 3 bed / 2 bath. 32.2% of houses have five bedrooms or more, 50.7% have two stories or more, and only 5.7% have a single bathroom.
This table sets the two kinds of home side by side, as of 5 October 2026, on the county's measure.
| Measure | Condo units | Houses |
|---|---|---|
| Median living area | 1,359 square feet | 2,733 square feet |
| Most common layout | 2 bed / 2 bath | 3 bed / 2 bath |
| Share at the small or large end | 25.9% under 1,000 square feet | 32.2% with five bedrooms or more |
| Median lot | No lot of its own | 7,500 square feet |
How old are the homes in Sunny Isles Beach?
The condo stock is about a decade newer than the houses. The median condo unit was built in 1992, and 41.6% of units were finished in 2000 or later, as of 5 October 2026. The median house was built in 1982–83. The 1950s alone account for 35.0% of houses, 3.8% are older than 1950, and 20.5% date from 2000 or later.
Many older houses have been reworked. 30.9% of houses carry an effective year later than the year they were built, and the median gap is 20 years. The effective year is the year the county treats a house as built after major work. It records big rebuilds, not every kitchen or bathroom, and on condo units it is almost never changed, so it is not a renovation rate for units.
Is it the land or the house you pay for in Sunny Isles Beach?
On a house, you are mostly paying for the lot. The land makes up a median 87.5% of the county's just value, which is the full value the county sets before any cap, as of 5 October 2026. The land outweighs the building on 95.4% of houses, and 69.4% sit above a 70% land share. 25.4% of houses carry a building value under $50,000. The county values the land at a median $225 per square foot of lot. These are the county's figures, not sale prices.
This table shows how the county splits a house's value, as of 5 October 2026. The values are the county's, not what a house would sell for.
| Measure, houses only | Value |
|---|---|
| Median land value | $1,237,500 |
| Median building value | $433,892 |
| Land as a median share of just value | 87.5% |
| Houses where land outweighs the building | 95.4% |
| Houses with a building value under $50,000 | 25.4% |
A condo unit carries no separate land or building value, because the land sits with the building as a whole, so the split exists only for houses. On a screen of the county's land and building values, 30.6% of houses meet three or more rebuild conditions, and 33 more meet two. That share is an upper bound. It flags houses the county values mostly as land, not houses headed for demolition.
How does the homestead cap change assessments in Sunny Isles Beach?
The homestead cap pulls a long-held home's assessed value far below its just value, and the gap resets when the home sells. The homestead exemption is the one an owner files on a primary home. Florida's Save Our Homes cap then limits how fast that home's assessed value, the value the county taxes, can rise each year.
As of 5 October 2026, 56.3% of houses and 21.5% of condo units carry the exemption. That is the closest thing to an owner-occupied count the data gives, and a home without it is not shown to be empty or rented. Homesteaded houses are assessed at a median 44.9% of just value, against 75.5% for houses without the exemption. The median gap between just and assessed value is $993,006 on homesteaded houses and $402,386 on the rest. Homesteaded condo units sit at 69.1% of just value, with a median gap of $139,198, while units without the exemption sit at 96.8%.
This table shows the median assessment for each cohort, as of 5 October 2026. Assessed and just values are the county's figures under Save Our Homes, not market values and not what a home would sell for.
| Measure | Houses | Condo units |
|---|---|---|
| Median assessed value | $1,194,600 | $409,948 |
| Median gap between just and assessed value, homesteaded | $993,006 | $139,198 |
| Assessed as a median share of just value | 44.9% homesteaded · 75.5% not | 94.3% all units · 69.1% homesteaded · 96.8% not |
For a buyer, the seller's assessed value is not your starting point. Your assessment starts again from just value after the purchase. Across all houses, the median just value is $1,890,266, and the median gap between just and assessed value is $648,652.
Who owns Sunny Isles Beach homes, and for how long?
Condo units are held through companies far more often than houses. As of 5 October 2026, a company or LLC holds 35.8% of condo units and 21.6% of houses, and a trust holds 10.4% of units and 12.3% of houses. Most trusts are estate planning by owners who live in the home, and a company share is not an investor share. It also covers builders and hotel firms.
Ownership shifts with the age of the building. Among condo units built since 2010, 58.1% are held by a company and 15.2% are homesteaded, at a median assessed value of $2,575,990. Among the 7,836 units built before 1980, 24.5% are held by a company and 24.9% are homesteaded, at a median $243,040.
By mailing address, 16.2% of condo units go to an owner in another state and 6.3% to an owner outside the country. For houses the shares are 3.6% and 1.6%. That is a floor, not a full count, because an owner abroad who uses a Florida address reads as local.
The median house has been held 8.4 years, and the median hold for a condo unit is 7.2 years, measured from the last recorded transfer. 18.4% of houses have been held twenty years or more, against 11.1% of condo units, and 44.2% of houses have been held ten years or more, against 38.8% of units. Homesteaded houses have been held a median 11.0 years. The latest recorded transfer is dated 6 February 2026, about eight months before 5 October 2026, so every hold figure here is understated by about that gap.
Common questions
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