# The Estates at Acqualina: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/estates-acqualina
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-13
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

The Estates at Acqualina is a two-tower, 248-residence oceanfront complex in Sunny Isles Beach delivered in 2022 and 2023, and the number that decides it is $2,284: the median per foot its own 13 closings cleared at in the last twelve months. Three residences for sale already ask under that line, from $2,075 a foot, and a three-bedroom listed at $2,160 went under contract first.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 248 all at once, to the same buyer pool

Closings per year 55 trailing 12 months, 33160, same band

Years of supply 4.5 this building alone

Band closes at $1,698/sf median of real closings, not asks

| Band, 33160 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $5M – $10M | 36 | $6,775,000 | $1,698 |
| $10M – $25M | 19 | $13,150,000 | $2,074 |

**Sold before delivery, trading at a 15-month pace**

The developer sold most of the stack before completion: over 80 percent of the south tower by February 2020 (The Real Deal). What trades now is on the MLS: 16 residences listed against 13 closings at the building in twelve months, about 15 months of supply. All 13 closed under their first asking price, a median 10.8 percent under. The 4.5 years printed above is the whole building against the 55 closings a year Sunny Isles Beach records from $5 million to $25 million; it is not what is for sale.

## The market it lands in

Everything for sale in 33160 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1590 homes listed across 33160

Sold, trailing year 1075 recorded closings, every price

Months of supply 17.7 under 6 favours sellers, over 12 favours buyers

Asking vs sold $508/sf asked, against $420/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33160 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $970/sf median of 6 closings this year

Movement since -57.3% across recently delivered buildings

This building asks $2,410/sf entry residences

Entry vs new stock +148% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 5 | $2,272 |
| 2025 | 7 | $2,123 |
| 2026 | 6 | $970 |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking

$2,410–$3,990/sf

16 residences for sale today, $7.2M to $47.5M on 2,987 – 11,906 sf · 13 closings in the last 12 months, median $2,284/sf

Band closes at $1,698/sf $5M – $10M, trailing 12 months

Listed here today 16 median $2,562/sf

**Where it asks, and what clears**

The cheapest residence for sale, a 2,987 sf four-bedroom on the 18th floor, asks $7.2 million, $2,410 a foot; the 16 listings ask a median $2,562. The building's own 13 closings cleared at a median $2,284. Three listings ask under that, two north-tower four-bedrooms at $2,075 and $2,109 and a south-tower one at $2,236, and a 15th-floor three-bedroom at $2,160 is under contract. Sunny Isles condominiums from $5 to $10 million close at $1,698. The 2026 line in the new-construction table is four smaller units at Aurora and Arlen House against two here: a change of mix, not a reprice.

## On the MLS today

16 listings in this building are Active right now, pulled 2026-10-13. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [1803](https://bluebaybrokers.com/listing?mls=A12064632) | 4/5 | 2,987 sf | $7,200,000 | $2,410 | $3,613 | 14 |
| [1002](https://bluebaybrokers.com/listing?mls=A11931021) | 4/5 | 3,287 sf | $7,350,000 | $2,236 | $6,988 | 287 |
| [2802](https://bluebaybrokers.com/listing?mls=A12063159) | 4/5 | 3,287 sf | $7,500,000 | $2,282 | $6,988 | 3 |
| [902](https://bluebaybrokers.com/listing?mls=A12042857) | 4/5 | 3,287 sf | $7,700,000 | $2,343 | $7,340 | 72 |
| [3103](https://bluebaybrokers.com/listing?mls=A12015252) | 4/5 | 2,987 sf | $8,395,000 | $2,811 | $7,339 | 136 |
| [2402](https://bluebaybrokers.com/listing?mls=A11916603) | 4/5 | 4,385 sf | $9,100,000 | $2,075 | $9,028 | 200 |
| [N-1402](https://bluebaybrokers.com/listing?mls=A12016296) | 4/6 | 4,385 sf | $9,250,000 | $2,109 | $9,430 | 124 |
| [N-3502](https://bluebaybrokers.com/listing?mls=A12052216) | 4/6 | 4,021 sf | $9,250,000 | $2,300 | $9,379 | 86 |
| [1801](https://bluebaybrokers.com/listing?mls=A12022926) | 4/4 | 3,484 sf | $9,500,000 | $2,727 | $8,515 | 0 |
| [2704](https://bluebaybrokers.com/listing?mls=A12018066) | 5/8 | 3,803 sf | $10,900,000 | $2,866 | $9,597 | 3 |
| [N1801](https://bluebaybrokers.com/listing?mls=A11945864) | 5/8 | 4,780 sf | $12,500,000 | $2,615 | $10,299 | 204 |
| [N-4602](https://bluebaybrokers.com/listing?mls=A12023989) | 4/6 | 4,021 sf | $12,900,000 | $3,208 | $9,028 | 135 |
| [4507](https://bluebaybrokers.com/listing?mls=A11989912) | 4/6 | 5,573 sf | $13,980,000 | $2,509 | — | 178 |
| [Ph4705](https://bluebaybrokers.com/listing?mls=A11637092) | 4/7 | 6,251 sf | $18,499,000 | $2,959 | $13,642 | 753 |
| [PH-01](https://bluebaybrokers.com/listing?mls=A11988066) | 6/7 | 9,083 sf | $39,995,000 | $4,403 | $18,342 | 121 |
| [N-SF-02](https://bluebaybrokers.com/listing?mls=A12075633) | 5/11 | 11,906 sf | $47,500,000 | $3,990 | $25,902 | 28 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 24 photographs carried on MLS listing A12052216 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 2,987 sf.

| HOA at $2.2/sf/month | −$78,857 |
|---|---|
| Property tax at 2.02% of $7,200,000 | −$145,440 |
| Insurance (HO-6), $3.60/sf | −$10,753 |
| Annual carry, before any income | −$235,050 |

**What it costs to hold**

On the entry residence the association runs about $2.20 a foot, $6,600 a month, and county tax at 2.02 percent is about $145,000 a year: roughly $224,000 a year before insurance, $18,700 a month. Leasing is thin and seasonal: four furnished leases closed in twelve months, four-bedrooms at $39,000 to $50,000 a month. This is a home, not a yield. Rental terms are not published; the declaration decides.

## How it was built and sold

| Construction financing | Construction financing not published in the sources read. The open matters are legal: the developer's suit with its former general contractor Suffolk Construction, fired in 2023, and two buyer suits filed in February and March 2026 over defects and delays (The Real Deal, March 2026). |
|---|---|
| Presold | Not disclosed |
| Delivery | Delivered. South tower 2022 (49 storeys), north tower 2023 (52 storeys), per Bridge and The Real Deal. Repairs ran into 2025 according to the buyers' suits; the developer says contractor-related repairs were carried out under the governing documents (The Real Deal, March 2026). |
| Developer | Trump Group, Jules and Eddie Trump of Aventura, the family behind Acqualina Resort and the Mansions at Acqualina, no relation to the president. In 2020 the developer said 70 percent of buyers had a tie to the Acqualina brand (The Real Deal). |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · The Estates at Acqualina

### Buy the resale at the building's own clearing price

Start with the three listings already under the $2,284 a foot the building cleared at, and offer below the rest: 13 sales in a year all closed under their first price, a median 10.8 percent under.

Before contract, ask for the last two association budgets, the status of the defect repairs and of the Suffolk suit, and the special-assessment history. Those, not the price, are what the 2026 buyer suits were about.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [Bentley Residences, Sunny Isles Beach, Delivering 2028](https://bluebaybrokers.com/buildings/bentley-residences)
- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [3000 Waterside, Fort Lauderdale, Delivering 2028](https://bluebaybrokers.com/buildings/3000-waterside-fll)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, "Complete disaster": two buyers sue developer of Estates at Acqualina (March 2026)](https://therealdeal.com/miami/2026/03/26/trump-group-sued-over-condo-defects-in-sunny-isles-beach/)
- [The Real Deal, Jules Trump launches sales of second Estates at Acqualina tower (February 2020)](https://therealdeal.com/miami/2020/02/03/jules-trump-launches-sales-of-second-estates-at-acqualina-tower/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-13. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.