Flanigan's IndexLive now30 / 100
Nearest Flanigan's: Flanigan's Seafood Bar and Grill (Surfside), 3.0 mi
#42 in Sunny Isles Beach · #295 in Miami
Close enough to make it a habit, far enough to call it an outing.
Own Sunny Isles Beach
Oceania III
16485 Collins Ave · Built 1991 · 29 floors · 177 residences
For sale
6
0 pending · 12.0 mo supply
Median asking
$1.14M
from $950K
Median $/sqft
$717/sqft
$520/sqft sold, 12 mo
Days on market
46
41 to sell · 6 in 12 mo
Oceania III is a waterfront tower on Collins Avenue in Sunny Isles Beach, completed in 1991 and rising 29 floors with 177 residences. The lowest street beside it sits 3.6 ft above the highest tide predicted for 2026 at Virginia Key. It lies in FEMA flood zone X, a minimal risk area where flood insurance is not federally required but is available, and in Miami-Dade hurricane evacuation zone B.
A public records check run on October 23, 2026 found no liens, lawsuits or regulatory complaints at watch level or higher. The building has a financeability tier of good, with an index of 57 of 100, meaning regulated lenders have financed purchases here in the last two years. The Miami-Dade Clerk recorded 7 resale deeds in the 12 months to October 22, 2026.
On the 2025 tax roll, 24% of the 177 units carry a homestead exemption and 24% are owned by a company or trust. The Car-Free Index is 2, and the nearest Publix is 1870 m (about 1.2 miles) away in a straight line.
Part of the Oceania III complex
Sister towers that share the same development, address and often amenities — compare availability across the complex.
Live near more of Miami
What surrounds Oceania III: seasonal events, annual programs and lifestyle indexes, measured from the building.
Flanigan's IndexLive nowPublix IndexLive now
34 / 100
Nearest Publix: Publix at Publix at Sunny Isles Beach, 1.2 mi
#65 in Sunny Isles Beach · #635 in Miami
A quick hop. Your car will barely warm up.
1 Publix stores nearby
Distances are straight-line, not walking or driving.
Getting around
Sunny Isles Beach is a walkable urban neighborhood. Transit, parks, dining and landmarks within reach:
Sunny Isles BeachNewport Fishing PierAventura MallOleta River State Park
60
/ 100
B
own.miami Score
A data-grounded score for Oceania III from live market data — value, momentum, liquidity, building health, waterfront and age. Computed, not opinion.
Value28
$753/sqft — vs. Sunny Isles Beach condos, then all of Miami
Momentum54
+1.3% $/sqft over 6 months
Liquidity48
14.0 months of supply · 56 days on market
Health100
Verified records on file — nothing adverse
Waterfront90
Waterfront building
Age31
Built 1991 — vs. Sunny Isles Beach buildings
own.miami Condo Index
94At market100 = the median Miami condo building's price per sq ft; 200 = twice it.
Rank
#396 of 698 tracked Miami condos
Top 57% by price per sq ft
#39 of 79 in Sunny Isles Beach
Momentum
→ Steady
$753/sqft median ask
Liquidity
Balanced
The stacks
6 lines · modeled from 34 salesCondos repeat vertically — each “line” is a stack of near-identical units up the tower. We reconstruct Oceania III’s lines from its sale history: the floorplan, the view, and how $/sqft climbs with the floor. The best value is the -32 line.
| Line | Layout | Size | View | $/sqft | Per floor | Low→high floor | Sales |
|---|---|---|---|---|---|---|---|
| -31 | 3 bd · 3 ba | 2,430 sqft | Direct OceanWaterfront | $700/sqft | +$10 | $623/sqft → $802/sqft | 5 |
| -32Best value | 1 bd · 2 ba | 1,260 sqft | Ocean ViewWaterfront | $560/sqft | +$11 | $503/sqft → $653/sqft | 8 |
| -34 | 2 bd · 2 ba | 1,760 sqft | Ocean ViewWaterfront | $591/sqft | +$12 | $516/sqft → $666/sqft | 3 |
| -35 | 2 bd · 2 ba | 1,460 sqft | Ocean ViewWaterfront | $658/sqft | +$1 | $682/sqft → $704/sqft | 4 |
| -36 | 2 bd · 2.5 ba | 2,020 sqft | Direct OceanWaterfront | $743/sqft | $-6 | $870/sqft → $767/sqft | 6 |
| -38 | 3 bd · 2 ba | 1,760 sqft | Ocean ViewWaterfront | $625/sqft | +$2 | $594/sqft → $632/sqft | 7 |
Modeled from Oceania III’s past listings and sales — a guide to the building’s layouts and floor premiums, not an official floor plan. “Per floor” is the average $/sqft change per floor up the stack.
What’s a unit here worth?
Pick a line and a floor — we estimate the value from Oceania III’s own sales history.
Estimated value
$752,000
$670,000–$834,000 · $597/sqft
High confidence · 8 sales
Estimate only — not an appraisal. It reflects the line and floor, not a specific unit’s condition, renovations or view obstructions.
Want the inside track on Oceania III?
Get new listings here before the portals, and a straight answer from someone who knows the building.
Inventory
$1,198,000$681/sqft
3 bd · 2 ba · 1,760 sqft
16485 Collins Ave #738
Listing courtesy of The Real Estate Lab, Inc., Rachel Glaser (Lic. #3555321) · MLS #A12096735
$1,350,000$925/sqft
2 bd · 2 ba · 1,460 sqft
16485 Collins Ave #OS35C
Listing courtesy of The Keyes Company, Marcio Sousa (Lic. #3215510) · MLS #A12093768
$949,900$540/sqft
3 bd · 2 ba · 1,760 sqft
16485 Collins Ave #338
Listing courtesy of Optimar International Realty, Esperanza Berrio (Lic. #3107863) · MLS #A12089307
$1,177,900$669/sqft
3 bd · 2 ba · 1,760 sqft
16485 Collins Ave #538
Listing courtesy of BrokerNation Real Estate, Anna Burchill (Lic. #3073997) · MLS #A12082386
$1,100,000$753/sqft
2 bd · 2 ba · 1,460 sqft
16485 Collins Ave #PH35C
Listing courtesy of MC Realty & Associates Inc, Diana Davila-Ross (Lic. #3141607) · MLS #A11880882
$1,099,000$753/sqft
2 bd · 2 ba · 1,460 sqft
16485 Collins Ave #2035
Listing courtesy of Douglas Elliman, Alexandra Vaygensberg (Lic. #3590316) · MLS #A11752556
Sold $/sqft trend
3-month rolling median of closed sales in Oceania III; bars are closings per month.
Location
Nearby buildings within half a mile.
Building facts
- Address
- 16485 Collins Ave
- Year built
- 1991
- Floors
- 29
- Residences
- 177
- Developer
- Oceania Brokerage
- Waterfront
- Yes
Amenities
- · Beach club
- · Beach service
- · Spa
- · Fitness center
- · Tennis courts
- · Racquetball
- · Pool
- · Sauna
- · 24-hour security
- · Business center
- · Party room
- · Theater room
- · Kids' playroom
- · Marina
- · Restaurant
- · Dining and cafe
- · Library
- · Billiard room
- · Bbq area
- · Dog walking areas
Building rules
- Parking
- The building offers valet parking and assigned covered parking spaces.
Special assessments & recertification outlook
ElevatedPublic records checked Oct 30, 2026: no liens, lawsuits or regulatory complaints found for the association.
Verified records
- PositiveBank financingOct 31, 2026
Regulated lenders recorded 3 purchase or refinance loans on this building in the last 12 months, financing 17% of its recorded sales, and accepted a down payment as low as 20%. A bank writing a condominium loan has just checked the building's reserves, insurance, litigation and owner-occupancy against its own standards — verified due diligence, read from the public record. Financeability Index 57/100.
Source: Miami-Dade Clerk official records
- Built 1991 — a recurring structural milestone inspection is due around 2026
Estimated from Oceania III’s age and signals in active listings — not an official inspection or reserve report. Always verify the building’s milestone-inspection status and reserves with the association before buying.
Financeability
What the banks say about Oceania III: recorded purchase mortgages, the down payments they accepted, and the programmes in use.
Regulated lenders are writing purchase loans here at ordinary down payments — their due diligence on reserves, insurance and litigation, verified by the public record.
- Mortgages recorded, 12 months
- 3
- 3 from banks and credit unions · purchases and refinances
- Sales bank-financed
- 17%
- 6 recorded sales, 12 months · Resales only
- Average down payment
- 33.3%
- Lowest down payment accepted
- 20%
Loan programmes, 24 months:Conventional 3
High confidence · As of 2026-10-31
Source: Miami-Dade County official records and the FHA/VA approval lists. Aggregates only; individual instruments are never shown. Compare with Sunny Isles Beach
Flooding and storm surge
Public flood data at this building’s location, read Oct 22, 2026.
- FEMA flood zone
- Zone X: minimal-risk area on FEMA’s map.
- Hurricane evacuation zone
- Zone B
- Miami-Dade storm surge planning zones run from A (called first) to E. The county decides which zones evacuate in a storm.
- Ground at the building
- 10.5 ft
- Lowest nearby street
- 4.6 ft
- Highest predicted tide, 2026
- 1.0 ft
Elevations in feet above the NAVD88 datum.
The lowest street next to this building sits 3.6 ft above this year’s highest predicted tide (Oct 27, 2026).
Estimated from public data, not a flood determination. Check the FEMA flood map and an elevation certificate for this building.
Legal & Regulatory
No material litigation foundCivil court cases involving the condominium association, classified by what they are about. Routine collections against individual owners are counted separately and do not affect the building’s standing.
- Active material lawsuits
- 0
- Owner / association disputes
- 0
- Routine collection cases
- 1
- DBPR complaints
- 0
- Open DBPR complaints
- 0
- Insurance claimClosedassociation as defendant · Filed Jan 2026
An insurance company and two individuals filed a lawsuit against the condominium association. The case was subsequently dismissed following a notice of settlement. Filed January 2026.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
- Insurance claimClosedassociation as plaintiff · Filed Jun 2022
The condominium association filed a lawsuit against an insurance company. Following a motion for default and a subsequent order of default, the defendant filed a motion to vacate the judgment. A settlement agreement was reached, and the case was dismissed by court order. June 2022.
Source: Miami-Dade Clerk civil docket, summarized by own.miami
DBPR registration PR1G020707 · Approved,Recorded. Public complaints on record with the Florida Division of Condominiums; investigations are confidential and not counted.
Court records are matched to the association by name and summarized by us; a case is a claim, not a finding. Ask the association for its litigation disclosure before buying.
Frequently asked
How much do condos at Oceania III cost?+
There are 6 condos for sale at Oceania III, from $949,900, with a median asking price of $1,138,950 ($717/sqft).
How much are the HOA fees at Oceania III?+
HOA / maintenance fees at Oceania III run around $1,575 per month among units currently for sale; the exact fee varies by unit size and line, so confirm the current amount with the listing or the condo association.
Is Oceania III a waterfront building?+
Yes — Oceania III is a waterfront building (Sunny Isles Beach).
When was Oceania III built?+
Oceania III was built in 1991, 29 stories, 177 residences.
Who developed Oceania III?+
Oceania III was developed by Oceania Brokerage.
Stay ahead
Interested in Oceania III?
We track every listing here, every day. Get the next one before it hits the portals — and a straight answer from someone who knows the building.
If you like Oceania III, compare
Ocean One
19333 Collins Ave · 1999 · 30 floors
6 for salefrom $1.05M$775/sqft
Ocean Two
19111 Collins Ave · 2001 · 41 floors
5 for salefrom $1.6M$868/sqft
Les Pelicans
18260 N Bay Road · 1993 · 7 floors
2 for salefrom $700K$683/sqft
Florida Ocean Club
17275 Collins Ave · 1995 · 14 floors
1 for salefrom $870K$584/sqft
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