Ocean Four, Sunny Isles Beach: What Buyers Should Check

Ocean Four is a 41-story oceanfront tower at 17201 Collins Avenue in Sunny Isles Beach, completed in 2002. Developed by the Related Group and designed by Sieger Suarez Architects, it is one of the earlier towers on the oceanfront row — and one of the most amenity-rich for its age, with its own beachfront restaurant, the Ocean4 Grill, a heated pool deck, a full fitness and spa program, and a dog park. With 282 residences from two to four bedrooms, it is also one of the larger oceanfront buildings in the sweep, and its first milestone-inspection cycle is coming due right about now.

The facts

• Address: 17201 Collins Avenue, Sunny Isles Beach, FL 33160
• Completed: 2002 (one MLS listing carries 2006)
• Developer: Related Group
• Architect: Sieger Suarez Architects
• Stories: 41
• Residences: 282
• Unit mix: 2 to 4 bedrooms
• Unit sizes: about 1,301 to 5,261 sq ft — two-bedrooms 1,301–3,018 sq ft, three-bedrooms 1,644–3,018 sq ft, four-bedrooms 3,018–5,261 sq ft
• Waterfront: oceanfront, direct beach access

Amenities and day-to-day living

The centerpiece is the Ocean4 Grill, a private beachfront restaurant for residents and their guests, a few steps from the sand. The pool deck holds a heated swimming pool and hot tub, and the building has a fitness center with a cardio room, a yoga studio, a steam room and sauna, a billiard room, and a clubhouse. Classes include yoga, Pilates, and Zumba, and there is a dog park, full beach service with complimentary beach chairs, and a three-story lobby. Services include 24-hour doorman, valet, concierge, and security. Residences feature floor-to-ceiling glass, marble floors in living areas, Italian kitchens with Miele and Sub-Zero appliances, and two balconies on many plans. Parking is valet with assigned garage spaces — recent listings show one assigned space per residence. Pets are allowed with restrictions in MLS records, and large pets are not allowed per some records — confirm the current pet rules with the association before you buy.

What to check before you buy

• Monthly cost, honestly. Homes.com lists monthly HOA fees in the building from about $1,320 to about $3,200 depending on unit size; recent MLS listings show dues of about $1,475, $1,916, $1,924, and $1,992 a month on individual residences. Dues vary by unit, so get the exact figure for the residence you are considering — and use the monthly-cost worksheet in the Buyer's Guide, not just the mortgage payment.
• Milestone inspection — this one matters now. Florida milestone inspection rules generally apply at 30 years, or 25 years within 3 miles of the coast. This is an oceanfront building completed in 2002, so on the 25-year coastal rule its first milestone inspection falls around 2027 — essentially now — or around 2032 on the 30-year rule. Ask the association for the inspection schedule and any reports, and whether any work or assessments followed. For a 2002 tower, the milestone report is not a distant event — it is a document that should exist or be in progress.
• Reserves and assessments. Ask what reserves are funded, what assessments are planned or already approved, and where the building stands on its Structural Integrity Reserve Study (SIRS). Under Florida's SIRS rules, reserves for SIRS items are no longer waivable — but confirm this building's position with its association. In a 2002 building approaching its first milestone cycle, the reserve and assessment answers matter most.
• Owner-occupancy ratio. Lenders check this ratio before approving a mortgage, so confirm the current figure with the association — a building heavy on rentals can block financing. No verified owner-occupancy figure was found for Ocean Four.
• Rentals. Ocean Four has an active rental market — eight residences were offered for rent as of November 2026 at $6,000–$9,000 a month, and nine leases were signed in the last year at a median of $5,500 a month. Confirm the minimum lease term and any rental caps with the association before you buy for rental income.

Who this building suits

Ocean Four suits a buyer who wants a full resort program — a beachfront restaurant, heated pool, spa, fitness classes, and a dog park — in an established 2002 tower at a lower entry point than the newest Sunny Isles buildings, with two- to four-bedroom residences from about 1,300 square feet. It is a poor fit for a buyer who wants new construction or who will not ask for the milestone report on a 24-year-old building before signing: the first milestone inspection is due right about now, and the reserve and assessment answers should be checked carefully. 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

Get the free Sunny Isles Beach Buyer's Building Guide — the ten questions to ask before you sign, applied to the tower you are actually considering. Or book a call with Mike to walk through Ocean Four together.