If you are considering a purchase at Jade Beach, Jade Ocean, or Jade Signature, welcome to the most comprehensive buyer’s resource on the internet for all three buildings. This guide covers everything from choosing the right building and understanding current pricing to navigating the purchase process, modeling your carrying costs, and knowing what to expect at closing.
Whether you are a first-time Florida buyer, an experienced real estate investor, or an international buyer purchasing your first U.S. property, this guide gives you everything you need to buy at the Jade Collection with confidence.
Step 1: Understand the Three Jade Buildings
The Jade Collection consists of three oceanfront luxury towers on Collins Avenue in Sunny Isles Beach, Florida — all developed by Fortune International Group, all directly on the Atlantic Ocean, and all offering a distinct buying experience at a different price point.
Jade Beach — 17001 Collins Avenue
- Year built: 2006
- Architect: Carlos Ott
- Total units: 252
- Size range: 900–4,500 sq ft
- Starting price (2026): ~$850,000
- Best for: Value-focused buyers, investors, first-time Sunny Isles buyers
- Rental policy: 6-month minimum, twice per year
- Defining feature: Best value in the Jade Collection with the strongest investment fundamentals
Jade Ocean — 17121 Collins Avenue
- Year built: 2009
- Architect: Carlos Ott
- Total units: 261
- Size range: 900–4,200 sq ft
- Starting price (2026): ~$900,000
- Best for: Design-forward buyers, flow-through floor plan seekers, European buyers
- Rental policy: 6-month minimum, twice per year
- Defining feature: Iconic all-glass curtain-wall architecture and dramatic waterfall entrance
Jade Signature — 16901 Collins Avenue
- Year built: 2018
- Architect: Herzog & de Meuron (Pritzker Prize)
- Total units: 192
- Size range: 1,400–5,000 sq ft
- Starting price (2026): ~$2,000,000
- Best for: Ultra-luxury buyers, primary residents, prestige asset buyers
- Rental policy: 6-month minimum, twice per year
- Defining feature: Only Pritzker Prize-designed residential building in Sunny Isles Beach
Step 2: Choose the Right Building for Your Goals
The most important decision in the Jade Collection buying process is choosing the right building. The answer depends on three variables: budget, lifestyle, and investment intent.
Choosing by Budget
| Budget | Best Fit |
|---|---|
| $850K–$1.5M | Jade Beach or Jade Ocean (1–2BR) |
| $1.5M–$3M | Jade Beach, Jade Ocean (2–3BR) or Jade Signature (1–2BR) |
| $3M–$6M | All three buildings — mid-tier units |
| $6M–$12M | Jade Ocean or Jade Signature upper floors |
| $12M+ | Jade Signature penthouses |
Choosing by Lifestyle
You want the best value with strong investment upside: Jade Beach
You want architectural distinction and flow-through views: Jade Ocean
You want the absolute finest address in Sunny Isles Beach: Jade Signature
You are buying primarily as a full-time residence: Jade Signature or Jade Ocean
You are buying primarily as an investment rental: Jade Beach or Jade Ocean
Choosing by Investment Intent
All three buildings permit rentals with a 6-month minimum lease term, twice per year — no short-term rentals at any building. For long-term rental investment, Jade Beach offers the strongest yield fundamentals due to its lower entry price. For capital appreciation, Jade Signature’s Pritzker Prize pedigree and 192-unit scarcity make it the strongest long-term hold.
Read the full building comparison →
Read the Jade Beach vs. Jade Ocean deep dive →
Step 3: Understand Pricing in the 2026 Market
The Jade Collection market in mid-2026 is a buyer’s market — inventory is elevated, days on market have extended, and sellers across all three buildings are negotiating in ways that were not common during the 2021–2023 peak cycle. For buyers who have been watching these buildings, the current window is the strongest buying opportunity since before the pandemic.
Current Price Ranges (2026)
| Unit Type | Jade Beach | Jade Ocean | Jade Signature |
|---|---|---|---|
| One-Bedroom | $850K–$1.1M | $900K–$1.3M | $2.0M–$2.5M |
| Two-Bedroom | $1.1M–$2.0M | $1.2M–$2.4M | $2.2M–$3.8M |
| Three-Bedroom | $1.8M–$3.5M | $2.0M–$4.2M | $3.5M–$6.5M |
| Four-Bedroom | $3.2M–$5.5M | $3.5M–$6.5M | $5.5M–$10M+ |
| Five-Bedroom | N/A | N/A | $8M–$15M+ |
| Penthouse | $5M–$8M+ | $5.5M–$10M+ | $12M–$35M+ |
Price Per Square Foot (2026)
| Building | Price Per Sq Ft Range |
|---|---|
| Jade Beach | $700–$1,050 |
| Jade Ocean | $750–$1,100 |
| Jade Signature | $1,050–$1,900 |
What Drives Price Within Each Building
Within any given building, the following factors drive price most significantly, in order of impact:
- Floor and height — higher floors command meaningfully higher prices. At Jade Beach, the difference between a floor 10 and floor 40 unit of the same type can be $200,000–$400,000
- Ocean exposure — direct east-facing ocean units are priced above north, south, or west-facing units at every building
- Flow-through layouts — units capturing both ocean and Intracoastal views command a 10–20% premium over single-exposure units, particularly at Jade Ocean
- Renovation level — fully renovated units with updated kitchens and bathrooms command premiums of $100,000–$500,000+ over original-finish units, depending on quality
- Unit size within type — within the same bedroom count, larger square footage commands proportionally higher pricing
Read the full 2026 Mid-Year Market Report →
Step 4: Model Your Full Cost of Ownership
Purchase price is only part of the financial equation. Every Jade condo buyer must budget for four ongoing cost categories:
HOA Fees
| Building | One-BR/Month | Two-BR/Month | Three-BR/Month |
|---|---|---|---|
| Jade Beach | $1,800–$2,200 | $2,200–$2,900 | $2,900–$3,800 |
| Jade Ocean | $1,900–$2,300 | $2,300–$3,100 | $3,100–$4,000 |
| Jade Signature | $2,800–$3,500 | $3,500–$4,800 | $4,800–$6,200 |
Property Taxes
Miami-Dade County property taxes run approximately 1.5–1.8% of assessed value annually for non-homestead properties. On a $2,000,000 purchase, budget approximately $30,000–$36,000/year.
Property Insurance
HO-6 condo insurance at the Jade buildings runs approximately $8,000–$14,000/year for a one-bedroom, scaling to $40,000–$80,000+ for penthouses. Florida insurance costs have risen significantly since 2020 — obtain a binding quote during your due diligence period.
Sample All-In Annual Carrying Costs
| Scenario | Purchase Price | Annual Carrying Cost |
|---|---|---|
| Jade Beach 1BR | $1,150,000 | ~$51,000–$66,000 |
| Jade Ocean 2BR | $2,400,000 | ~$82,000–$109,000 |
| Jade Signature 3BR | $4,500,000 | ~$151,000–$197,000 |
Full HOA Fees & Cost of Ownership Guide →
Step 5: Decide on Your Ownership Structure
Before making an offer, decide how you will hold the property. This decision has significant implications for taxes, estate planning, and liability:
Individual ownership — simplest and most common for primary residents. Qualifies for Florida Homestead Exemption if the property is your primary residence. Subject to U.S. estate tax for non-residents.
U.S. LLC — popular for investors and foreign nationals seeking liability separation. Does not qualify for Homestead Exemption. Triggers FinCEN reporting at closing in Miami-Dade County. Consult a Florida real estate attorney before structuring.
Trust — common for estate planning purposes, particularly for high-net-worth buyers with complex estate situations. Revocable vs. irrevocable structures have different tax implications.
Foreign entity — used by some international buyers to manage U.S. estate tax exposure. Requires a U.S. registered agent and additional documentation. Consult an international tax attorney.
Recommendation: Consult a Florida real estate attorney and international tax advisor before deciding on a structure. The ownership decision made at purchase is difficult and costly to reverse afterward.
Full Foreign National Buyer’s Guide →
Step 6: Secure Your Financing (If Applicable)
The majority of Jade Collection buyers purchase with cash — particularly at Jade Signature. For buyers who require or prefer financing, here is what the market looks like in 2026:
Conventional Financing (U.S. Residents)
- Down payment: 10–20% for primary residence; 20–25% for investment property
- Loan limits: Jumbo loans (above $766,550) are standard at the Jade buildings — work with a lender experienced in South Florida luxury jumbo financing
- Rate environment: Consult your lender for current rates — the rate environment has moderated from 2023 to 2024 peaks
- Condo approval: Lenders require the building to be on the FHA/Fannie Mae approved condo list, or will conduct their own condo review. All three Jade buildings have established lender relationships
Foreign National Financing
- Down payment: 30–40% typically required
- Documentation: Income verification, bank statements, and asset documentation — no U.S. credit score or SSN required
- Rates: Typically 0.5–1.5% above comparable domestic rates
- DSCR loans: Available for investment properties — underwritten on rental income potential rather than personal income
All-Cash Purchases
- Most straightforward transaction structure
- Typically closes in 21–30 days
- Requires proof of funds — bank letter or statement showing liquid assets sufficient to close
Step 7: The Purchase Process — Step by Step
Here is exactly what the purchase process looks like at the Jade buildings from first showing to closing:
1. Engage Your Broker
Work with a broker who has direct, current experience at the specific building you are targeting. The nuances of building rules, unit history, pricing, and negotiating leverage at each Jade building are not accessible through general market knowledge — they require a broker who is actively working in these buildings.
2. Tour and Identify Your Unit
Your broker will arrange access to available units, including off-market opportunities not listed on the MLS. At the Jade buildings, some of the best buying opportunities never appear on public listing platforms — they move through broker networks before reaching the market.
3. Make an Offer
Your broker prepares a Florida Contract for Sale and Purchase specifying:
- Purchase price
- Deposit amount — typically 10% of purchase price, held in escrow
- Inspection and due diligence period — typically 10–15 days
- Closing timeline — typically 30–45 days for cash, 45–60 days for financed
4. Due Diligence Period
During the inspection period, your team will:
- Conduct a physical inspection of the unit
- Review the building’s financials, reserve fund status, and HOA documents
- Review the last 12 months of board meeting minutes for pending special assessments
- Confirm HOA fees, rental rules, and any building-specific restrictions
- Obtain an HO-6 insurance quote
- Review the title and confirm clear ownership
This is the most important phase of the transaction. A thorough due diligence review catches issues before you are committed — special assessments, building litigation, deferred maintenance, or title defects that would be costly to discover after closing.
5. Remove Contingencies and Go Hard
After the inspection period, your deposit typically goes “hard” — meaning non-refundable. At this point, you are committed to closing. Ensure all due diligence questions are answered before this milestone.
6. Pre-Closing Preparation
In the weeks before closing:
- Finalize financing (if applicable) — lender will order appraisal
- Purchase HO-6 insurance and provide proof to the lender or title company
- Arrange wire transfer of closing funds — international wires should be initiated 10 business days before closing
- Review the closing disclosure/settlement statement with your attorney
7. Closing
Florida uses title companies for residential closings. At closing:
- You or your authorized representative signs the closing documents
- Funds are wired and disbursed
- The title is transferred, and the deed is recorded with Miami-Dade County
- Keys are delivered
Remote and international closings are routine at the Jade buildings — buyers who cannot attend in person can sign documents via notarized Power of Attorney or remote online notarization.
8. Post-Closing
After closing, your broker assists with:
- Building registration and move-in coordination
- Parking assignment and key fob programming
- HOA onboarding — the building will require new owner registration and may charge a move-in fee ($500–$1,500)
- Rental setup if you plan to lease the unit
Step 8: Understand the Rental Rules
All three Jade buildings permit rentals under the following restrictions:
- Minimum lease term: 6 months
- Maximum leases per year: 2 (twice per year)
- Short-term rentals: Not permitted at any of the three buildings
- Tenant approval: Buildings typically require tenant background checks and HOA approval of new tenants
- Furnished vs. unfurnished: Both are permitted — furnished units command 25–40% higher rental rates
For a complete analysis of rental income potential across all three buildings:
Read the 2026 Rental Income Guide →
Step 9: Know the Sunny Isles Beach Market Context
The Jade buildings sit within a broader market context that every buyer should understand:
Why Sunny Isles Beach?
- No Florida state income tax — savings of $50,000–$500,000+ annually for high-income buyers from New York or California
- Supply-constrained coastline — very limited new development land remaining
- International demand insulation is less correlated with U.S. economic cycles than most domestic markets
- 5 minutes to Bal Harbour Shops — Florida’s most exclusive luxury retail destination
- 25 minutes to Miami International Airport
How the Jade buildings compare to the broader market:
The Jade Collection competes at the upper end of the Sunny Isles Beach market. The only buildings that genuinely compete with Jade Signature for the top buyer are Porsche Design Tower, Bentley Residences, and St. Regis Residences — each occupying a different architectural and lifestyle niche.
Full Sunny Isles Beach Area Guide →
Jade Signature vs. St. Regis Residences →
Step 10: Work With the Right Expert
The Jade Collection is a specialized market. Buyers who work with a broker who knows these buildings — their quirks, their history, their best and worst units, their off-market opportunities — consistently outperform those who engage a generalist agent unfamiliar with Sunny Isles Beach luxury.
What you should expect from your Jade Collection broker:
- Current knowledge of active, pending, and off-market listings at all three buildings
- Honest, candid guidance on which unit and floor best match your goals — including which units to avoid
- Experience navigating the specific due diligence requirements at each building
- Relationships with the building management teams for insider access and post-closing support
- Deep familiarity with the international buyer process, including FinCEN compliance, foreign national financing, and cross-border wire logistics
Frequently Asked Questions: Buying at the Jade Condos
What is the best Jade condo to buy in 2026?
The right building depends entirely on your priorities. Jade Beach is the strongest investment value. Jade Ocean is the best choice for design-forward buyers who want flow-through views. Jade Signature is the right choice for buyers who want the finest address in Sunny Isles Beach, regardless of price. In the current buyer’s market, all three buildings offer negotiating opportunities that were unavailable during the 2021–2023 peak.
Is 2026 a good time to buy at the Jade Condos?
Yes. The mid-2026 market is the strongest buyer’s market at the Jade Collection since before the pandemic — with elevated inventory, extended days on market, and sellers demonstrating meaningful price flexibility. For buyers who have been watching these buildings, the current window is the right moment to act.
How long does it take to close on a Jade condo?
Cash transactions typically close in 21–45 days from the executed contract. Financed transactions typically take 45–60 days. International transactions with foreign wire transfers should budget 45–60 days minimum to allow time for funds clearance.
Do I need a U.S. bank account to buy a Jade condo?
No. Foreign national buyers can close using international wire transfers directly to the title company’s U.S. escrow account. A U.S. bank account is not required to purchase, though it simplifies ongoing management of HOA payments, utilities, and property taxes.
What is the deposit required to purchase a Jade condo?
Deposits are typically 10% of the purchase price, held in escrow by the title company. On a $2,000,000 purchase, expect a $200,000 deposit at contract execution.
Can I negotiate the price at the Jade Condos in 2026?
Yes — more so than at any point in the past three to four years. The 2026 buyer’s market has returned meaningful negotiating leverage to buyers. Sellers who have been holding at peak-cycle prices are adjusting, and motivated sellers are open to price reductions, closing cost contributions, and furniture package inclusions.
What should I look for during the inspection period?
Beyond the physical condition of the unit, the most important due diligence items at the Jade buildings are: the building’s reserve fund status and percent funded, any pending or recently passed special assessments, board meeting minutes from the last 12 months, and the current HOA fee for your specific unit. These financial and governance factors carry more long-term consequences than cosmetic unit condition.
Are there any restrictions on reselling a Jade condo?
No. All three Jade buildings have free and clear resale rights — there are no right-of-first-refusal clauses, transfer restrictions, or flip taxes. You may resell at any time after closing.
What are the closing costs when buying a Jade condo?
Typical buyer closing costs in Florida include: title insurance (~0.5–1% of purchase price), title search and settlement fees (~$1,500–$3,000), documentary stamp tax on the mortgage (if financed — 0.35% of loan amount), recording fees (~$100–$200), and HOA transfer and move-in fees ($500–$2,500). Florida has no state transfer tax on the buyer. Total buyer closing costs typically run 1–2% of the purchase price for cash transactions, slightly higher for financed deals.
Do I need a real estate attorney to buy a Jade condo?
Florida does not legally require a buyer’s attorney for residential transactions — title companies handle the closing process. However, for purchases involving LLCs, trusts, foreign entities, or complex financing structures, engaging a Florida real estate attorney is strongly recommended. For foreign national buyers, especially, independent legal counsel is advisable.
Ready to Buy at the Jade Condos?
Ashton Coleman has represented buyers at Jade Beach, Jade Ocean, and Jade Signature since 2002 — through every market cycle, at every price tier, and for buyers from every corner of the world. Current listings, off-market opportunities, and candid building-specific guidance are available for serious buyers at every step of the process.
Call or text: 305.978.7704
Email: AColeman@onesothebysrealty.com
Schedule a private consultation →
Explore each building in depth:
Jade Beach Complete Guide | Jade Ocean Complete Guide | Jade Signature Complete Guide | Compare All Three Buildings
Essential reading:
2026 Mid-Year Market Report | Rental Income Guide | HOA Fees & Cost of Ownership | Foreign National Buyer’s Guide | Sunny Isles Beach Area Guide