The 100% Commission Real Estate Brokerage in Sunny Isles Beach.

The Sunny Isles Beach market right now (mid-2026)

Sunny Isles Beach is a condo market first and a real-estate market second — a two-mile strip of Collins Avenue oceanfront towers with a single-family pocket (Golden Shores) tucked behind it. That makes the headline median almost meaningless out of context: Redfin showed an all-types median of about $538,000 for the three months ending May 2026, down 40.3% year over year (Redfin, May 2026), while Zillow's home-value index sat at $645,647, down just 3.5% (Zillow ZHVI, May 2026). Both are right — they're measuring different slices of a market whose mix swings the median month to month. The stable read is the condo/townhome median, clustering around $750,000 (Movoto, Jan 2026; consistent with 2025 MIAMI sales data).

Under the median, the market has clearly cooled from the pandemic frenzy. Homes are averaging 159 days on market (Redfin, May 2026), and resale condo inventory has ballooned to 21.9 months of supply — a severe buyer's market by any definition (Condo Vultures, Mar 2026). Yet sales are still happening: the winter season logged 153 condo transactions, up 11% year over year (Condo Vultures, Mar 2026). This is a market where deals close on price discipline and patience, not momentum — exactly the environment where an agent's negotiation skill is the whole job.

Florida's Riviera: the branded-tower ultra-luxury tier

Sunny Isles earned the "Florida's Riviera" nickname the hard way — by stacking more branded residences per mile than anywhere in the country. Porsche Design Tower ($3.7M–$14.6M) put owners' cars in the sky with its Dezervator elevators; the Estates at Acqualina trade from $5M into the $35M+ range at the penthouse level and are cited as having the most reliable resale liquidity in the market; Ritz-Carlton Residences, Acqualina Resort & Residences, Armani/Casa, and Jade Signature round out the delivered ultra-luxury stock, alongside the three Trump Towers and Turnberry Ocean Colony on Collins (Sunny Isles luxury condo report, Q2 2026). The pipeline keeps building: Bentley Residences ($5.8M to a $37.5M penthouse, targeting 2028) and the St. Regis Residences are both selling pre-construction.

The numbers scale with the names. The luxury-tier median sale price ran $1,350,000, up 6.2% year over year, with ultra-luxury product trading at $1,800–$2,200 per square foot (Ritz-Carlton resales near $2,167/sq ft) (Sunny Isles luxury condo report, Q2 2026). Even at the top, though, this is a buyer's market: $5M+ resales have closed around 10% under original ask, and average marketing times for luxury units ran 135–138 days (Sunny Isles luxury condo report, Q2 2026). Meanwhile the single-family enclave of Golden Shores — roughly 251 Mediterranean-style homes along Dumbfounding Bay, about 30 of them waterfront with dock and ocean access — offers the island's only detached-home inventory and trades as its own tightly held submarket.

International cash — and the 2025–26 condo headwinds

Sunny Isles runs on international money. Foreign buyers poured a record $4.4 billion into South Florida residential real estate in 2025, up 42% year over year, with Colombia the #1 source country for a third straight year (15% of foreign buyers) and Argentina second (12%) (MIAMI REALTORS / NAR, 2025). International purchasers account for roughly 15% of all residential dollar volume in the metro and an outsized 52% of new-construction and pre-construction condo sales (MIAMI REALTORS, 2025) — and the ultra-luxury, second-home buyers who dominate Sunny Isles overwhelmingly close in cash. That's why average price per unit here rose to $1.57 million, up 10.7% year over year, even as price per square foot slipped about 6% to $691 (Condo Vultures, Mar 2026): the money is real, but it's selective.

The 2025–26 story is the counterweight — Florida's post-Surfside condo reckoning. Structural Integrity Reserve Studies were due by December 31, 2025, and Miami-Dade's compliance rate was just 47.6% as of February 2025 (MIAMI REALTORS). Buildings from the 1975–1995 era — a real slice of Sunny Isles' older mid-rise stock — are the most exposed, and owners are absorbing five- and six-figure special assessments on top of climbing HOA fees and Florida's coastal insurance premiums. The practical effect is a widening gap: newer branded towers with funded reserves hold value, while older buildings with a pending assessment sit and cut. Agents who can read a reserve study, an assessment schedule, and a master insurance policy are the ones getting these deals to closing.

MLS, association, and the commission math

Sunny Isles Beach agents belong to the MIAMI Association of REALTORS® (MIAMI REALTORS) — the largest local REALTOR® association in the country — and list through the association's MIAMI MLS (operated as the Southeast Florida MLS). One membership covers Miami-Dade and reaches across Broward and Palm Beach, so a Sunny Isles agent can work Aventura, Bal Harbour, and Miami Beach on the same license and the same MLS — a natural fit for a statewide, flat-fee brokerage.

Now the math, at Sunny Isles prices. Take an agent who closes just five sides a year at the local $1.57M average unit price — roughly $47,000 gross per side at 3%, or about $235,000 a year. A 20% split brokerage keeps around $47,000 of that; a 30% split, more than $70,000 — before monthly desk fees. At Gromadzki, those same five closings cost $2,495 flat, and roughly $45,000–$68,000 stays with the agent. And that's the modest case: a single Estates at Acqualina or Porsche Design closing in the $5M+ range makes the flat-fee case by itself. In a market where every deal takes months of patience, reserve-study homework, and hard negotiation, a percentage split quietly taxes away the income your expertise earned.