Pre-Construction in Sunny Isles, Miami

Sunny Isles pre-construction represent one of the most focused corners of Miami luxury real estate in 2026. Price range $2M-$50M. HOA typical $2.50-$5.00/sqft projected. Why this category matters: Oceanfront pre-construction with 2027-2028 deliveries. This page walks through current inventory, pricing dynamics, and who should buy here.

Current Market (Q2 2026)

Sunny Isles reads as a buyer's market on paper: 1,188 active listings city-wide and a 106-day median time on market, per realtor.com August 2026 data. That slack sits in the resale stock, not in the sales gallery. The city-wide median list price of $749,250, roughly $571 per square foot, covers the whole city across every property type, so it says nothing about what a new oceanfront tower costs. Pre-construction here runs $2M to $50M, with The St. Regis Residences from $5M and Bentley Residences from $5.8M. What I tell buyers: those 106 days are your future exit timeline, not leverage on a developer contract today.

Top Buildings in This Category

Bentley Residences (2028), St Regis Sunny Isles (delivering), Rivage Bal Harbour (adjacent, 2028)

Who Should Buy Pre-Construction in Sunny Isles

Buyers whose primary or investment goals match Sunny Isles's character (see 'why this category matters' above). For neighborhood fit analysis, use our Neighborhood Match Quiz to see if Sunny Isles ranks in your top 3.

Alternative Sunny Isles Options

If this specific category isn't quite right, Sunny Isles offers adjacent tiers: higher-priced product with more amenities, lower-priced product in older buildings, and pre-construction with 2027+ delivery for future appreciation.

HOA and Carrying Cost

Typical all-in monthly cost including HOA, insurance, property tax, and utilities runs 0.6-1.0% of purchase price annually. See our Cost of Ownership Calculator for a specific unit.

How I Help Buyers in Sunny Isles

I maintain a current list of every active listing and pre-construction unit in Sunny Isles matching your criteria. I pull reserve studies for resale, developer dossiers for pre-construction, and comparison matrices on similar recent sales. No sales pitch, just the data.

"Sunny Isles is one of my favorite neighborhoods to represent buyers in because of its combination of oceanfront pre-construction with 2027-2028 deliveries. It's a neighborhood where the right unit appreciates reliably."

Want a personal shortlist of Sunny Isles pre-construction? Reach out for a 30-minute consultation and I will send you the top 5 matches to your criteria within 48 hours.

Key Takeaways

• City-wide, Sunny Isles Beach carries a median listing price of $749,250 at about $571 per square foot, down 5.9 percent year over year, per realtor.com August 2026 data. That figure covers every older Winston Towers and Arlen House unit in the city, so it sits far below the oceanfront tier this page is about.
• Oceanfront pre-construction here runs $2M to $50M, with The St. Regis Residences from $5M and Bentley Residences from $5.8M, both estimated for 2028. What you are paying for is direct ocean frontage on a narrow barrier strip, not amenity count.
• The city is a buyer's market: 1,188 active listings, a 106-day median time on market, and homes closing at 94 percent of asking price in August 2026. Resale gives you that negotiating room; a developer contract does not.
• The core decision is resale versus pre-construction. Existing oceanfront stock trades today at roughly $1,350 to $1,465 per square foot at Jade Beach and Jade Ocean, while pre-construction costs more per foot but delivers the HB 913 10-year reserve structure and a developer warranty.
• Plan for all-in carrying cost of roughly 0.6 to 1.0 percent of purchase price per year (HOA, insurance, tax, utilities), and note oceanfront insurance sits at the top of that band.

Quick Facts: Sunny Isles Pre-Construction

Frequently Asked Questions