Residences by Armani/Casa, 18975 Collins Avenue, Sunny Isles Beach

Why this building gets asked about by name

Most oceanfront towers in South Florida sell on view, floor plate and finish level. This one sells on authorship. The Armani/Casa Interior Design Studio designed the interiors and the common spaces, according to Dezer Development's own project record, and that credit changed how the building trades. Buyers arrive already knowing the brand. They arrive with an expectation of what a room should feel like before they have seen a single floor plan.

Recognition of that kind is useful, and it is also a trap. Brand familiarity compresses the diligence a buyer would normally do on an oceanfront purchase at this level. Somebody falls for the lobby, signs quickly, and works through the reserve position, the assessment history, the insurance line and the exposure of the specific stack only afterwards. Those items determine what the apartment costs to hold for the next decade. A design credit does not change any of them.

This page covers what the building physically is, how the residence lines differ, what a buyer should verify before making an offer, and where the tower sits against the other branded product on Collins Avenue. For the wider corridor first, start at the Sunny Isles condos for sale hub and come back.

The building itself

The tower stands directly on the sand on the east side of Collins Avenue, toward the northern end of the Sunny Isles Beach oceanfront. County property records show Collins Avenue addresses inside the city running up to roughly the 19200 block, north of which the Golden Beach town line takes over and the oceanfront street name changes.

Pelli Clarke & Partners, the firm founded by César Pelli, is the design architect, and Sieger Suarez Architects is the architect of record, according to the design architect's own project page. That page records the tower at 649 feet and about 784,000 square feet of building area. Dezer Development describes the building as a 60-story oceanfront tower, and Pelli Clarke & Partners separately describes the tower as rising sixty stories, so the marketing floor count is at least consistent between the developer and the design architect. Miami-Dade County unit records number the residential floors three through fifty-four with no thirteenth floor, so the marketing floor count and the recorded unit numbering do not line up. Ask which convention a listing is using before you compare a "high floor" here against a high floor next door.

The architects describe the massing as two intertwined sail-like forms that expand as they rise. That description is not decoration. It explains a measurable feature of the floor plate: some residence lines physically grow larger the higher you go, which shows up in the county's own area records and is unusual in a Miami tower.

The pool deck and beach club sit on the ocean side. The porte cochere and arrival sequence face Collins.

Structure, residence count and completion

Miami-Dade County folio records for the 18975 Collins Condo list 306 numbered residences, six to a floor, on floors three through fifty-four, which works out to fifty-one units on each of the six lines. Two further folios are recorded as penthouse units, PH-00 at 5,336 square feet and PH-04 at 4,821 square feet of county-recorded living area. That gives 308, which is the number Dezer Development publishes on its own project record, reconciled here against the actual recorded parcels. One caution on published counts: the design architect's project page for this tower states 260 residences, which reconciles neither with the county record nor with the developer's own figure. Treat any single published unit count as a claim to be checked rather than a fact.

The county record also answers a question buyers ask when they want to know how deep the comparable set is for their own stack. Counting bedrooms across every folio, the building holds 102 two-bedroom residences on lines 04 and 05, 102 three-bedroom residences on lines 01 and 03, and 102 four-bedroom residences on lines 00 and 02. The county records no bedroom count at all against the two penthouse folios. Dezer Development advertises layouts running from two to six bedrooms, so any configuration larger than four bedrooms sits in the penthouses rather than in the line grid. A competing building page splits the mix as 102 two-bedroom, 102 three-bedroom and 104 four-bedroom-plus, which quietly assumes the penthouses are four-bedroom units. The county record does not say that.

Fourteen additional folios sit outside the residence count. They are designated PS-1 through PS-15 in the county records, with PS-13 absent, and each is recorded at 209 square feet. These are the cabanas that Pelli Clarke & Partners describes as private oceanfront cabanas on the beach. Each cabana folio carries its own undivided 0.0299 percent interest in the common elements, which is what makes it a separately deeded unit rather than a licence to use somebody else's. Because they carry their own folios, they can be conveyed separately from an apartment. Pelli Clarke & Partners also describes the cabanas as multi-level, so a listing sheet quoting an area well above 209 square feet is describing something other than the county's recorded living area. Confirm in writing whether a cabana is included in any deal you are looking at, and confirm it against the folio rather than the listing sheet.

On completion, the county records split. Floors three through fifty are recorded with a year built of 2019, with two exceptions on floor three: units 302 and 303 are recorded as 2020. Floors fifty-one through fifty-four and the two penthouse folios are recorded as 2020. Pelli Clarke & Partners lists the project as completed in 2020, and the trade press reported the tower finishing in late 2019. All of that is consistent with a tower topped out and delivered from the bottom up across that turn of the year. A page that prints a single flat build year for this building, in either direction, is rounding off a record that genuinely splits. The date matters for one practical reason, covered below: it starts the milestone inspection clock.

Ten-foot-plus ceilings, full-height glass and deep terraces are the through-line the developer marketed across the plans. We do not publish a finished ceiling height per floor band, because the figure varies by band and by plan and belongs in the developer's specification sheet rather than in a web page. We pull that sheet for clients before an offer.

What the Armani/Casa credit covers

Dezer Development's project record states that the Armani/Casa Interior Design Studio designed the residences, the common areas and the amenity spaces, and that the studio's work extends to the furnishings and finishes shown in the building. We describe the credit exactly as the developer published it. We do not characterize the commercial agreement behind it, because the terms of that agreement are private and nobody outside the parties can honestly describe them.

What a buyer actually sees is a restrained material palette. Warm neutrals, a lot of stone and wood, low-contrast joinery, indirect lighting, and deliberately quiet hardware. Armani/Casa does not do drama. It does calm. Somebody who wants a high-gloss, high-contrast Miami interior will find the delivered package underwhelming, and that is a real segmentation point in this market.

Several resale units have since been re-finished by their owners, which means two apartments on the same line can present very differently. When you tour, ask directly whether you are looking at original delivered finish or an owner renovation. It changes both the price you should pay and the permit history you need to pull. We do not publish the original appliance or cabinetry manufacturers, because we have not obtained the developer specification sheet for this page and a wrong answer there would be repeated by every buyer who read it.

The amenity floors

Dezer Development publishes an amenity program of more than 35,000 square feet across two floors, including a residents' lounge, a restaurant, a cigar room, a wine cellar, a two-story spa, an ocean-facing fitness center, a movie theatre and a clubroom, with a heated pool deck and roughly 300 feet of private beach. The developer also credits the landscape design to Enzo Enea. Treat that as the program as delivered, not as the program as it runs today. Amenity operators and schedules across the Sunny Isles towers have moved since 2019, and a published list is not the same as a staffed one.

Two questions matter more than the list. First, which amenities are staffed and on what schedule, because an unstaffed spa is a room. Second, what the amenity program costs to run, because that cost sits inside your monthly maintenance and it is the line that moves.

Residence lines and floor plans

The floor plate carries six residences per floor, numbered by line from 00 through 05. The figures below come from Miami-Dade County Property Appraiser folio records for every unit in the building, so they are recorded living area rather than the developer's marketed interior area. The two measurements are not the same and the developer's plan book will usually read larger. Use the county figures for comparison between lines, and the plan book for anything you sign.

• Line 00 is the largest standard plan. County records show four bedrooms with five full baths and a half bath, and living area rising from 3,005 square feet on floor three to 3,504 square feet on floor fifty-four.
• Line 01 is a three-bedroom with five full baths and a half bath, recorded at 2,468 square feet on every floor from three to fifty-four.
• Line 02 is a four-bedroom with four full baths and a half bath, recorded at 2,682 square feet on every floor.
• Line 03 is a three-bedroom with three full baths and a half bath, recorded at 2,271 square feet on every floor.
• Line 04 is a two-bedroom with two full baths and a half bath, growing from 1,506 square feet at the base of the tower to 1,762 square feet at the top.
• Line 05 is the smaller two-bedroom, two baths, growing from 1,080 square feet to 1,305 square feet.

Read the pattern rather than the individual numbers. Three lines are dimensionally identical from bottom to top, which makes them unusually easy to price by comparable. Three lines grow with height, which is the sail-like massing showing up in the deed records. On the 00 line the difference between the lowest and highest floor is roughly 500 square feet of recorded living area, and that is before you price the view.

One presentation trap is worth naming, because it appears on the building pages that rank for this tower. Those pages set the plans out in three floor bands, typically floors 3 to 20, 21 to 40 and 41 to 54, and give a single area for each band. The county record does not support that structure on the growing lines. On line 04 the recorded living area is 1,506 square feet on floor three, 1,584 on floor twenty, 1,634 on floor thirty, 1,693 on floor forty-one and 1,762 on floor fifty-four, and the intermediate floors sit between those values rather than repeating them. A band table will therefore overstate the apartment at the bottom of a band and understate it at the top. Price the floor, not the band.

Terrace areas are not recorded by the county and we do not publish them. What is on the record, from the two parties who actually built the tower, is that the terraces are a designed room rather than a ledge. Dezer Development states that the residences have spacious private balconies fitted with summer kitchens, and Pelli Clarke & Partners states that all residences have expansive private terraces with summer kitchens and that most have private high-speed elevator access. Neither publishes a terrace dimension by line, and neither does the county. Terrace depth genuinely varies by line and by band here, and on the ocean side of Collins an outdoor room is a functional part of the apartment rather than a garnish. We obtain the dimensioned plan for the specific unit before we advise on price per foot, because a buyer pricing on interior area alone will mis-rank the lines.

The two penthouse folios are configured separately and do not follow the line grid.

How to think about stack selection

Three variables drive value inside this building, in this order.

Exposure comes first. North-facing residences hold open water and beach toward Golden Beach. South-facing residences look down the Sunny Isles tower line, which is dramatic and busier. Direct east is the pure ocean shot. West is the Intracoastal Waterway, and Pelli Clarke & Partners describes the residences as showing views of the island, the ocean and the Intracoastal, which is a reminder that on a barrier-island site this narrow a single plan can carry more than one exposure. Ask which windows face which way rather than accepting one compass label off a listing sheet.

Floor band comes second, and it is not linear. The jump in value is sharpest where a residence clears the surrounding rooflines. In this tower the plan itself also gets larger with height on three of the six lines, so height buys you area as well as view on those stacks.

Terrace depth comes third and is chronically underweighted. Get the number from the plan, not from the listing.

Owning here: what shows up on the closing statement and after

This is the section the marketing pages skip.

Monthly maintenance. Sunny Isles oceanfront towers with full amenity programs carry meaningful monthly assessments, and this building is no exception. We do not publish a per-square-foot figure, because it changes with each approved budget and a stale number is worse than none. Ask for the current figure in writing rather than relying on a portal, and ask for the last three approved budgets so you can see the direction of travel.

Reserves and Florida's structural reserve rules. Under Florida Statute 718.112, a residential condominium association must have a structural integrity reserve study completed at least every ten years for each building on the property that is three stories or higher. For budgets adopted on or after 31 December 2024, a unit-owner-controlled association that must obtain such a study may not vote to provide no reserves, or less than the required reserves, for the items the study covers. A newer building generally sits in a better position on this than a 1980s tower. Newer is not exempt. Pull the study and the current reserve balances.

Milestone inspection timing. Florida Statute 553.899 requires a milestone inspection of a condominium building three stories or higher by 31 December of the year in which the building reaches thirty years of age, and every ten years after that. The statute also lets the local enforcement agency accelerate that to twenty-five years where local conditions, including proximity to salt water, warrant it. For a building recorded as built in 2019 and 2020, the first milestone is well out. The question that matters to a buyer is not whether the inspection has happened, but whether the association is budgeting for the one that is coming.

Insurance. Coastal Florida windstorm and property insurance has repriced hard over the last several years, and it flows through the master policy into your monthly. Ask what the association's premium did at each of the last three renewals. Then ask what the HO-6 quote looks like for your specific unit, because that one is yours alone.

Property tax reset. Florida reassesses at sale. A seller who has owned since delivery may be paying materially less than you will pay in your first full year. Do not underwrite off the seller's current tax bill. The combined rate is set annually by the county, the school board, the city and the regional taxing authorities, and we run the number off your purchase price and the rate in force at closing.

Closing costs. Florida documentary stamp tax applies to the deed. The Florida Department of Revenue sets the Miami-Dade County rate at 60 cents per $100 of consideration, plus a surtax of 45 cents per $100. The department notes that the surtax does not apply to a document transferring only a single-family dwelling, which means a condominium unit here is exposed to both components. Title and lender charges sit on top. We provide a full line-item breakdown before you go to contract.

Leasing restrictions. Leasing frequency and minimum term at this building are set by the declaration and by the association's rules, both of which are amendable. We do not publish the current terms, because an out-of-date rule quoted on a web page is the kind of error that costs somebody a purchase. The declaration is not a secret document, though. Every unit's legal description in the Miami-Dade County record cites it at Official Records Book 31715, Page 2560, so the governing instrument can be pulled and read rather than inferred from a portal. That matters here because the competing pages that publish a minimum lease term for this tower contradict each other, and at least one of them contradicts itself twice inside a single page. We obtain the rules in writing before you go to contract. If your plan depends on short-term letting anywhere in this corridor, say so early and we will tell you plainly whether the building works.

Where the building sits in the Sunny Isles market

The oceanfront stretch of Collins Avenue now holds a dense run of towers carrying fashion, hospitality and automotive brand names, developed by a small group of sponsors. Dezer Development has been one of the constants in that transformation, with this tower among the projects on its own development record.

Density is the market's strength and its risk. The strength is depth: an international buyer pool that treats this specific stretch of oceanfront as a recognized asset class, with real liquidity even in slower quarters. The risk is substitution. If several towers within a mile all offer a branded four-bedroom on a high floor with an ocean view, a seller's pricing power is disciplined by the competition, and buyers who understand the substitution set negotiate better.

Armani/Casa's position within that set is specific. It is a design-brand building rather than a hospitality-brand building, so it does not carry hotel services or a branded operator's rental program. For a buyer who wants a private residential tower with no hotel component, that is a feature. For a buyer who wants front-desk hospitality service and a rental program, it is a mismatch, and the correct comparison set is elsewhere on Collins.

For how branded product prices against unbranded product across South Florida, see our analysis of branded residences in Miami. For where the top of the market is clearing, see the most expensive homes in Miami.

Pricing and market conditions

We do not publish static price figures on building pages. They go stale, and a number without a stack, a floor and a finish level attached is close to meaningless. Two four-bedrooms in this tower can price very differently on exposure and finish condition alone. Current availability and asking prices are shown by the live search module on this page.

We also do not publish a days-on-market read or a directional call on inventory here, because either one is only worth stating with a dated MLS pull attached, and a page that sits live for a year cannot carry a dated pull honestly. We give you the current figure for this building and the county comparison when we speak, with the date of the pull.

For current dynamics across the county, see our Miami condo market analysis.

Buying from outside the United States

The Sunny Isles oceanfront corridor draws an international buyer pool. We do not publish an ownership breakdown by nationality for this building, because no reliable public source produces one.

The mechanics of a foreign purchase are routine but they are not automatic. FIRPTA is the item most often discovered too late. Under the Internal Revenue Service's rules, withholding applies on the disposition of a US real property interest by a foreign person, not on the purchase, the buyer is ordinarily the withholding agent, and the standard rate is 15 percent of the amount realized. Plan for it at acquisition even though it bites at exit.

Entity structure matters, and the right structure depends on your home country's treaty position rather than on a general rule. Financing is available to foreign nationals through portfolio lenders at different loan-to-value terms than a domestic buyer would see. Association approval is a real step with real documentation requirements, and it takes time. We handle this constantly and will walk you through the sequence for your own jurisdiction before you make an offer.

Due diligence checklist for this building

Before you make an offer here, we obtain and read the following on your behalf:

• The recorded declaration of condominium and all amendments, so we know what you actually own and what the association can change. For this building the county's unit legal descriptions cite the declaration at Official Records Book 31715, Page 2560.
• The last three approved annual budgets, to see the direction of the maintenance line.
• The most recent structural integrity reserve study and the current reserve balances.
• The association's insurance declarations page, including the deductible structure for windstorm.
• Board meeting minutes for the trailing twenty-four months, which is where special assessments announce themselves before they are voted.
• Any pending or threatened litigation involving the association.
• The permit history for the specific unit, which tells us whether an owner renovation was legal.
• The current rules and regulations, including leasing and pet policy in their amended form.
• The folio record for any cabana or parking right being conveyed with the apartment.

If a seller or listing agent resists producing any of that, treat the resistance as the information.

Frequently asked questions

Where is Residences by Armani/Casa located?

The building sits at 18975 Collins Avenue, Sunny Isles Beach, Florida 33160, directly on the Atlantic Ocean on the east side of Collins Avenue. Miami-Dade County property records list the parcel under the 18975 Collins Condo subdivision in the City of Sunny Isles Beach. It stands toward the northern end of the city's oceanfront, with the Golden Beach town line a short distance further north.

Who designed and developed the building?

Dezer Development and The Related Group developed the tower. Pelli Clarke & Partners, the firm founded by César Pelli, is the design architect, with Sieger Suarez Architects as architect of record, according to the design architect's project record. Dezer Development credits the interiors, common areas and amenity spaces to the Armani/Casa Interior Design Studio, and the landscape design to Enzo Enea.

How many residences are in the building and when was it completed?

Miami-Dade County folio records list 306 numbered residences on floors three through fifty-four, six to a floor and fifty-one to each line, plus two penthouse units, which gives the 308 figure Dezer Development publishes. By bedroom count the folios show 102 two-bedroom, 102 three-bedroom and 102 four-bedroom residences, with no bedroom count recorded against the two penthouses. County records show a year built of 2019 for floors three through fifty, except units 302 and 303 which are recorded as 2020, and 2020 for floors fifty-one through fifty-four and the penthouses. Pelli Clarke & Partners records the tower at 649 feet and lists completion in 2020.

What are the cabanas at Armani/Casa and do they come with an apartment?

Miami-Dade County records show fourteen separately folioed units at the building designated PS-1 through PS-15, with PS-13 absent, each recorded at 209 square feet. Because they carry their own folios they can be conveyed independently of an apartment. Confirm against the folio, not the listing sheet, whether one is included in a specific deal.

Can you rent out a residence at Armani/Casa?

Leasing at this building is governed by the recorded declaration and by the association's rules and regulations, both of which the association can amend. We do not publish the current minimum term or frequency cap, because a stale rule quoted online is the kind of error that costs a buyer a purchase. Any buyer whose plan depends on rental income should have us confirm the rules in writing before going to contract.

What does it cost to own a residence here beyond the purchase price?

Monthly maintenance covers master insurance, staffing, amenity operation and reserves. On top of that sit Florida property taxes, which reset to your purchase price rather than carrying over from the seller, plus your own HO-6 unit policy. Coastal windstorm insurance has repriced significantly in recent years and flows through the master policy. We build a full carry-cost model for every client before offer, using the association's current approved budget rather than portal estimates.

Which residence lines have the best value?

It depends on what you are optimizing for. County records show lines 01, 02 and 03 recorded at the same living area on every floor from three to fifty-four, which makes them unusually easy to price by comparable. Lines 00, 04 and 05 grow with height, so on those stacks a higher floor buys area as well as view. Terrace area is not recorded by the county and has to come from the dimensioned plan, which is why we obtain it before advising on price per foot.

Is Armani/Casa a good purchase compared to other Sunny Isles branded towers?

It is a design-brand building without a hotel component or a branded rental program, which suits a buyer who wants a private residential tower and does not suit a buyer who wants front-desk hospitality service. Within the Collins Avenue branded corridor there is genuine substitution between towers, and that substitution is negotiating leverage for a buyer who understands the comparison set. We will walk you through it honestly, including the buildings we do not list.

How do I see a residence in the building?

Through a buyer's broker, privately. Sunny Isles at this price point does not run meaningful open-house traffic, and most of the better inventory is shown by appointment with the listing agent present. We arrange the tour, obtain the association documents in advance, and give you a carry-cost model and a comparable analysis before you are asked to make a decision.

Speak to a Miami advisor

We represent buyers at 18975 Collins Avenue and across the Sunny Isles Beach oceanfront corridor. Before you tour, we will pull current availability in the building, obtain the association documents, and build a carry-cost model against the specific stack you are considering. Before you offer, we will price the residence against every comparable trade in the corridor, not only the ones inside this tower.

If you are selling here, the conversation is different and we should have it privately.

Request a private viewing at Residences by Armani/Casa

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