The Ritz-Carlton Residences, Sunny Isles Beach: What Buyers Should Check

The Ritz-Carlton Residences is a 52-story curvilinear glass tower at 15701 Collins Avenue in Sunny Isles Beach, completed in 2020. It holds about 209 private residences and is the one branded tower on the beach with no hotel attached — a residences-only building run with Ritz-Carlton hotel service, but no transient guests sharing the elevators, the pool deck, or the beach. Developed by Fortune International Group and Chateau Group and designed by Arquitectonica to read like a swaying coastal dune, it sits at the south end of Sunny Isles next to Haulover Park, with about 250 feet of beach.

The facts

• Address: 15701 Collins Avenue, Sunny Isles Beach, FL 33160
• Completed: 2020
• Developer: Fortune International Group and Chateau Group
• Architect: Arquitectonica (Bernardo Fort-Brescia); interiors by Michele Bönan
• Managed by: The Ritz-Carlton Hotel Company
• Stories: 52
• Height: about 649 feet
• Residences: 209 (some sources list 210 or 212)
• Unit mix: 2 to 4 bedrooms, plus penthouses
• Unit sizes: about 1,447 to 3,640 sq ft for standard residences; penthouses up to about 8,569 sq ft and larger
• Layout: private elevator lobby for each residence; ceilings above 10 feet; oversized terraces; flow-through designs with ocean and Intracoastal views
• Waterfront: oceanfront, about 250 feet of beach, direct beach access

Amenities and day-to-day living

A beach restaurant with pool and beach service and in-residence dining; an oceanfront wellness center with treatment rooms, sauna and steam rooms; an oceanfront fitness center; a kids club; and a private club on the 33rd floor with guest suites, a library, private dining, a media room, and an owners' lounge. There are east and west pool decks, including a main pool and a lap pool, a screening room, and beach cabanas. Services include 24-hour concierge and valet, housekeeping, dog walking, nanny and childcare coordination, personal chefs, and fitness training. Pets are allowed, though CondoBlackBook notes large pets are not allowed for owners and renters — confirm the current pet rules with the association.

What to check before you buy

• Monthly cost, honestly. MLS-derived building data verified November 14, 2026 puts monthly dues at about $2,800 to $5,202, averaging about $4,012 a month (about $1.83 per sq ft per month); some individual listings run higher, to about $6,200 a month. 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.
• 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.
• Milestone inspection. 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 2020, so on that rule its first milestone inspection would fall around 2045 — decades away — but confirm the building's milestone and SIRS status with the association rather than relying on a listing.
• 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.
• Rentals. Confirm the leasing rules and any rental caps with the association before you buy.
• Parking. The number of assigned spaces per residence was not verified in public sources — confirm it with the association, since it varies by unit.

Who this building suits

The Ritz-Carlton Residences suits a buyer who wants the Ritz-Carlton service program without a hotel in the building — a private, residents-only tower where the pool deck, beach cabanas, and club level serve about 209 residences and no transient guests. It is a poor fit for a buyer who wants the newest construction or the largest units on the beach: the tower dates to 2020, and standard residences top out around 3,600 square feet. 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 the Ritz-Carlton Residences together.