Trump Palace, Sunny Isles Beach: What Buyers Should Check

Trump Palace is a 55-story oceanfront residential condominium at 18101 Collins Avenue in Sunny Isles Beach, completed in 2006 — the first of the Trump Grande trio, with the Trump International Beach Resort (18001, the condo-hotel) to its south and Trump Royale (18201) to its north. It was developed by Dezer Development with the Trump name licensed — Dezer built it; Donald Trump did not develop it himself — and designed by Sieger Suarez. Inside are 274 residences, and more than half of them are three-bedrooms: the most common floor plan is a 2,143-square-foot three-bedroom, repeated 64 times. This is a big-home building, not a studio building — the median residence is 1,873 square feet — and it is a long-term rental building, not a short-term one: leases run a six-month minimum. The monthly bill is moderate for the oceanfront at about $1.61 per square foot, and values have held up: the median price per square foot is up about 6% since 2022.

The facts

• Address: 18101 Collins Avenue, Sunny Isles Beach, FL 33160
• Completed: 2006 (one source says 2005)
• Stories: 55 (one source says 43)
• Residences: 274 (county records: 274 folios at the address, every one a home; other sources say 275, 278, or 267)
• Developer: Dezer Development, with the Trump Organization name licensed
• Architect: Sieger Suarez (Sieger Suarez Architectural Partnership)
• Unit mix: 16 one-bedrooms, 95 two-bedrooms, 157 three-bedrooms, four four-bedrooms, one five-bedroom, one six-bedroom (county records)
• Unit sizes: about 1,149 to 6,510 sq ft; median about 1,873 sq ft (county records); directories say about 1,197 to 6,300 sq ft
• Waterfront: oceanfront, direct beach access, on the 11-acre Trump Grande site with about 1,000 feet of beach frontage shared across the three towers

Amenities and day-to-day living

Trump Palace shares the Trump Grande amenity program with Trump Royale: an 8,000-square-foot spa and fitness center, a lagoon pool, two temperature-controlled lap pools, a kids' pool, Jacuzzis, a poolside bar and grill, lighted tennis courts, a children's room, a billiards room, a grand ballroom, a business center, and a two-story lobby with on-site concierge — plus beach service with cabanas, towels, and food and beverage, and 24-hour valet parking and security. Residences have private elevator foyers, 10-foot ceilings, floor-to-ceiling glass, marble flooring in main areas, European kitchens, oversized walk-in closets, and deep terraces averaging 200 to 400 square feet. The building trades at the upper end of the sweep's residential towers: 11 sales in the 12 months to November 2026 at a median of $2,115,000, or about $976 per square foot, on the county record — and the median price per square foot is up about 6% versus 2022. About 9 residences were listed for sale in November 2026, from about $999,000 to $3.0 million, and 10 rentals were listed, from $6,000 to $33,500 a month.

What to check before you buy

• Monthly cost, honestly. No verified building-wide dues figure was found for this building. Across 7 current listings, the median association fee is about $3,400 a month, or about $1.61 per square foot per month; single-unit examples show $3,400 a month for a 2,141 sq ft three-bedroom (#401) and $2,900 a month for a 2,143 sq ft three-bedroom (#1101). Get the exact figure for the residence you are considering, including what the dues cover and whether any special assessment is already levied or pending — and use the monthly-cost worksheet in the Buyer's Guide, not just the mortgage payment.
• Milestone inspection — not due yet, but ask anyway. 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 2006, so its first milestone inspection falls around 2031 on the 25-year coastal rule — a derived estimate, not a confirmed date. Ask the association where the inspection stands and whether any assessments are planned. At 20 years old, this building is still five years out from that first milestone, which is a better position than the older towers in the sweep — but confirm the association's own timeline, since inspection deadlines depend on the certificate of occupancy and local requirements.
• 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. No verified reserve or assessment figures were found in public sources for this building.
• Owner-occupancy and financing. Lenders check the owner-occupancy ratio before approving a mortgage. No verified figure was found for this building. Confirm the current ratio with the association and talk to your lender early, before you fall for a residence.
• Rentals. This is a long-term rental building, not a short-term one. MLS records report a six-month minimum lease, with rentals limited to twice a year, and no nightly or seasonal rentals. Confirm the current lease rules, any rental caps, and the association approval process with the association before buying for income — and do not buy here expecting Airbnb-style income.
• Pets. MLS records for the building indicate pets are allowed — one listing says pets are OK for owners and renters, with large pets allowed for owners — but another building directory caps pets at 20 pounds with possible restrictions, and a current listing notes breed restrictions. Those descriptions do not sit together cleanly. Confirm the current rules — including any size, number, or breed limits — with the association before you buy if a pet is part of the plan.

Who this building suits

Trump Palace suits a buyer who wants a large oceanfront residence in Sunny Isles Beach with full resort service — a three-bedroom with a private elevator foyer, deep terrace, and 10-foot ceilings, plus a lagoon pool, lap pools, spa, tennis, and beach service downstairs — and who is comfortable with a mid-range monthly bill of about $1.61 per square foot. It is a poor fit for a buyer who wants a small or low-priced entry, a short-term rental, or a low monthly bill: the smallest residences are about 1,149 square feet, the cheapest recent listing is about $999,000, and leases run a six-month minimum. It is also a poor fit for anyone who needs a firm pet answer from public sources — the size and breed rules conflict between sources and must be confirmed with the association. 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 Trump Palace together.