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<br />Atlantic Island, located on the west side of Collins Avenue, at N.E. 163rd Street just north of
<br />Poinciana Island, contains single-family residences. These residences range in age from new to fifty
<br />years old, with a median age of thirty years. Sale prices of these residences range from $300,000
<br />to $700,000.
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<br />The area north of Sunny Isles Ocean Beach Boulevard, west of Collins Avenue, was developed in
<br />the 1970s with a large number of condominium apartment buildings. The two largest developments
<br />are Winston Towers (seven buildings) and Plaza ofthe Americas (four buildings). Recent sale prices
<br />for units in these buildings generally range from $110,000 to $295,000.
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<br />Several high-rise condominium apartment buildings were recently constructed on ocean front sites
<br />in Sunny Isles Beach. The recently completed projects include Millennium (118 units), Ocean One
<br />(346 units), Sands Pointe (212 units), Oceania Island (306 units) and Ocean Point (166 units). The
<br />sale prices for condominium units generally range from $325,000 to over $1,000,000.
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<br />Several high-rise condominium apartment buildings are proposed or under construction on ocean
<br />front sites in Sunny Isles Beach. These projects include Trump International Beach Resort (372
<br />units), Trump Palace (276 units), an unnamed Trump building (315 units), La Perla (350 units),
<br />Aqualina (238 units), Oceania Island (306 units). The sale prices for condominium units generally
<br />range from $200,000 to over $1,000,000.
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<br />Single family neighborhoods are located in the northwest portion of Sunny Isles Beach. Golden
<br />Shores Ocean Boulevard Estates is located west of Collins Avenue between N.E. 192nd Street and
<br />N .E. 185th Street. Golden Shore Ocean Boulevard Estates is comprised of detached single family
<br />houses on 7,500 square foot lots. The houses generally range in size from 1,200 to 2,000 square feet
<br />and were constructed primarily in the 1950s. The sale prices for the houses in Golden Shores Ocean
<br />Boulevard Estates range from $200,000 to $400,000.
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<br />Golden Gate Estates is a luxury zero lot line project recently constructed on a site located on the west
<br />side of Collins Avenue at the border of Golden Beach. The sale prices for the houses in Golden Gate
<br />Estates range from $450,000 to $750,000.
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<br />Golden Beach, a single-family residential community, is located just north of Sunny Isles Beach.
<br />Many ofthe residences in Golden Beach front on either waterways or directly on the Atlantic Ocean.
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<br />Haulover Beach Park, a Miami-Dade County Park, encompassing approximately a mile of beach
<br />front along the Atlantic Ocean, is located just south of the Sunny Isles Beach. Haulover Park
<br />contains facilities for boating, picnicing, swimming and fishing.
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<br />The neighborhood has undergone a transition from a purely tourist oriented community to a
<br />combination multifamily and tourist destination. The retail stores in the area seem to have a normal
<br />vacancy rate. The commercial development has been oriented toward the permanent residents as
<br />well as the tourists.
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<br />QUINLIVAN APPRAISAL
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