King David, Sunny Isles Beach: What Buyers Should Check

King David is the boutique tower on the bay side of Sunny Isles Beach — a single 15-story building at 17555 Atlantic Boulevard, completed in 2005 by J. Milton & Associates, with just 88 residences of two and three bedrooms from about 1,100 to 1,600 square feet. It is not oceanfront: it sits one block west of Collins Avenue, with the beach across the street and Intracoastal and skyline views from the wide balconies. What sets it apart is the combination of a full-service, hotel-style program at a small scale — a renovated lobby behind a porte cochere, heated pool and Jacuzzi, spa with massage rooms, fitness center, function room, business center, butler services, 24-hour concierge and security, and two valet spaces per home — and the most rental-flexible profile of any boutique tower in the city: short-term rentals are permitted with a one-day minimum from day one of ownership, per listing copy, and furnished homes lease monthly from about $3,500. It is also the most observant-friendly address in the city, with its own synagogue and community center on the lobby level and the synagogues and kosher dining of the 175th Street corridor a short walk away. Three things a buyer must look into before anything else: the pet rule is a hard no — the association's own rules say residents may not keep pets in their units except service or emotional support animals; the dues are real money, with current per-unit examples running about $1,130 to $1,480 a month, so confirm them against the adopted budget rather than any single listing; and the short-term rental picture, while genuinely permissive on paper, has a wrinkle — the association's rules define a "Tenant" as someone on a six-month to one-year lease, while the short-term side operates as guest stays with a $100 refundable deposit — so confirm the current short-term minimum and any annual cap with the association before buying for income. One more note for any comparison: this is a 2005 building, so its first milestone inspection falls around 2030 on the 25-year coastal rule and its reserve study is years away — the paperwork question here is about the current budget and reserves, not a looming inspection deadline.

The facts

• Address: 17555 Atlantic Blvd, Sunny Isles Beach, FL 33160.
• Completed: 2005 (consistent across all sources checked).
• Stories: 15 (one earlier source noted 16).
• Residences: 88.
• Developer: J. Milton & Associates (also behind the Pinnacle, St. Tropez, Sands Pointe and Sayan towers).
• Architect: not verified in any public source checked.
• Unit mix: two- and three-bedroom residences, about 1,100–1,600 sq ft; penthouse homes on the top floors; five or six homes per floor.
• Waterfront: bayside on Atlantic Boulevard, one block west of Collins Avenue; beach across the street; Intracoastal, skyline and partial ocean views from balconies.
• Parking: two valet spaces per home; valet parking is mandatory by the City of Sunny Isles Beach and no one is allowed to park their own car (per the association's rules).
• Association: King David of Sunny Isles Condominium Association, Inc. — rules published at kingdavidofsib.com.

Amenities and day-to-day living

King David runs a compact hotel-style program: a renovated lobby behind a porte cochere, a heated pool and Jacuzzi, a spa with massage rooms, a fitness center, a function room, a business center, butler services, 24-hour concierge and security, landscaped grounds, and a synagogue and community center on the lobby level. Residences have floor-to-ceiling windows, European-style cabinetry, granite and marble counters, wide balconies, and washer/dryer in the unit. The building is Shabbat-friendly, and the 175th Street corridor's synagogues, kosher restaurants and markets — including Milam's Market — are a short walk away; Bal Harbour Shops and Aventura Mall are minutes away by car. The market is thin and loyal: 12 residences were listed for sale (13% of the building) with 2 sales in the 12 months to November 2026 — #902 (1,449 sq ft) closed at $780,000 in October 2026 and #702 (1,449 sq ft) at $750,000 in November 2025 — and current listings include #707 (3BR, 1,447 sq ft) at $769,000, #602 (3BR, 1,449 sq ft) at $890,000, and penthouse PH2 (3BR, 1,449 sq ft) listed at $1,050,000 and expired. The rental market is the active one: furnished two-bedrooms lease from about $3,500 a month, with #1103 (2BR, 1,200 sq ft) at $3,800 a month and #1101 (3BR, 1,500 sq ft) at $7,550 a month, mostly to the same observant and seasonal families who return every year.

What to check before you buy

1. Monthly cost — verify the dues, don't take any single listing's figure. Current per-unit MLS examples cluster at about $1,130 to $1,480 a month: #508 at $1,134 a month, #707 at $1,307 a month, #602 at $1,306 a month, PH2 at $1,309 a month, and an older record for #508 at $1,480 a month. Older figures are much lower and should not be relied on: #501 at $770 a month, #601 at $150 a month (an old rental record, clearly stale), and #906 at $767 a month (a 2023 record). One current record shows "$0/month," which is a data gap, not a real figure. Confirm the dues for the specific unit against the adopted budget, including whether any special assessment is running, and what the dues cover.
2. Milestone inspection and SIRS — not due yet, which is a real positive. This is a bay-side building completed in 2005, so its first milestone inspection falls around 2030 on the 25-year coastal rule — a derived estimate, not a confirmed date — and its structural integrity reserve study falls around 2035 at the 30-year mark. Nothing is overdue. Ask for the current budget, the reserve position, and the last three years of board minutes before signing — and ask what the reserve funding plan is, since a building with no inspection deadline can still underfund reserves.
3. Subsidence — not on the study's list, which is a real positive. King David does not appear on the published list of 35 barrier-island buildings the University of Miami's 2024 InSAR study found settling between 2 and 8 centimeters from 2016 to 2023. (Note: "Kings Point Imperial Condo" does appear on that list — that is a different building at 220 Kings Point Drive, not King David.) The study's authors said no building was found unsafe, and the absence of King David from the list is a point in its favour, not a guarantee: ask the association whether any engineering review or monitoring has been done.
4. Reserves and assessments — no verified figure. One building page claims "an association that carries reserves" and describes the building as "calm and solvent" — that is marketing copy, not a reserve figure. No building-wide reserve figure or assessment history was found in public sources. Ask for the reserve study and the last three years of board minutes before signing.
5. Owner-occupancy — unverified. No owner-occupancy ratio was found in public sources. If you are financing, your lender will check it — confirm it before you are under contract, not after.
6. Rentals — the most flexible in the city on paper, with one wrinkle to confirm. Listing copy states "no rental restrictions" and "short term rentals with a minimum lease period of 1 day, from day one of ownership" (#602), and furnished homes lease monthly from about $3,500. The association's own rules add a detail: short-term rental guests pay a $100 refundable deposit with proper documentation before arrival, and the rules define a "Tenant" as a resident on a lease of six months to one year on file in the office. So short-term stays appear to operate as guest stays, distinct from tenancy — but no annual cap or minimum-stay rule was verified in the association documents. Confirm the current short-term minimum, any annual cap, the guest registration process and fees, and the city registration requirements with the association before buying for income.
7. Pets — a hard no, from the association's own rules. The King David rules state: "Residents/Guests are NOT allowed to keep pets in their units. Except for service or emotional support pets." No pets — including service or emotional support animals — are allowed on the pool area or spa. If a pet is part of the plan, this is not the building, unless the animal is a documented service or emotional support animal.
8. Thin market — price discovery is weak. With about two sales a year and 12 residences listed at once (13% of the building), there is very little recent comparable-sale data, and the two 2025–2026 closings are both 1,449 sq ft three-bedrooms at $750,000–$780,000. Do not anchor a price to a single comparable — ask Mike to pull the full sale history for the building and the nearest bay-side comparables before making an offer.

Who this building suits

King David suits a buyer who wants boutique scale with full service and real rental flexibility — a two- or three-bedroom of about 1,100 to 1,600 square feet one block from the beach, with a heated pool, spa, fitness center, 24-hour concierge and valet, two parking spaces per home, and short-term rentals permitted from day one — and who is comfortable with dues in the $1,100–$1,500 range and with the building's observant character, including its lobby-level synagogue and community center. It is a poor fit for a buyer who needs a pet, wants direct oceanfront, wants a newer tower, or wants a deep resale market: pets are barred except service and emotional support animals, the beach is across the street, only about two sales a year close, and the building is 21 years old. It is also a poor fit for a buyer who wants the lowest dues in the city — the service level here costs real money. If you are choosing between this and another tower, send Mike the buildings you are comparing and he will walk through the finances with you, building by building.

Next step

If King David is on your shortlist, start with the free Sunny Isles Beach Buyer's Building Guide. It walks through the checks that matter before you sign — milestone inspections, reserves, assessments, owner-occupancy, and the questions to ask any association. Download the free guide: https://ultraluxrealty.com/sunny-isles-beach-buyers-guide — Book a call with Mike: https://calendar.app.google/YHekwSmZ7dWttvSu8