Ocean FourSunny Isles condosavailable units and current prices

Current asking prices at Ocean Four run from about $1.25M for a two-bedroom of about 1,396 sq ft to about $2.9M for a three-bedroom of about 3,018 sq ft on the 35th floor. Most two-bedrooms are listed between about $1.25M and $1.7M; the median asking price per square foot is about $919.

Price depends on floor, line, view, renovation and furnishings. Ask us for the full current list, including units that just went under contract.

MLS records give 2006 as the year built and 41 stories (a few records say 45). Sources differ on the residence count — building profiles list between about 264 and 281 units — mostly two- and three-bedroom plans, with a few larger residences.

Several building profiles credit the design to Sieger Suarez Architects, and one credits The Related Group as developer; we haven’t confirmed the developer in a primary source.

Florida’s milestone-inspection law applies to condo buildings of three or more stories once they reach 30 years of occupancy, and local officials can require it at 25 years for coastal buildings. Ocean Four is about 20 years old, so its first milestone inspection is most likely still several years away — we confirm the exact due date with the city building department and the association.

We found no public report of a special assessment, but that isn’t proof there isn’t one. During your review period we check the budget, the board minutes, the reserve study and any notice of planned assessments, and ask the association in writing.

Yes. A structural integrity reserve study (SIRS) is now required for Florida condo buildings of three or more stories, whatever their age. It sets how much the association must save for the roof, structure, waterproofing, windows and other key components, and those reserves can no longer be waived. At around 20 years, big-ticket items like roofs, elevators and window systems start to come due, so how well the SIRS is funded is one of the main drivers of future HOA fees.

Current listings show about $1.02 to $1.06 per square foot a month — roughly $1,475 a month for a two-bedroom of about 1,396 sq ft, about $1,990 for one of about 1,886 sq ft and about $3,200 for a three-bedroom of about 3,018 sq ft. We confirm what the fee covers and whether an increase has been approved for next year.

Leasing is allowed within the association’s rules; we didn’t find a published minimum lease term, so we get the current rules in writing before you write an offer. Right now 7 lease listings (active or pending) ask about $5,800–$10,500 a month, most of them furnished. Rental income isn’t guaranteed and we don’t project it.

Restricted. Sale listings variously describe pets as allowed with restrictions, limited to about 20 lbs, or not allowed, and some lease listings say no pets (that can be the owner’s choice). Assume a small pet at most, subject to association approval, and ask us to confirm the current rule.

Building profiles and listings describe an oceanfront heated pool and spa, beach service, an on-site beachfront restaurant, a fitness center with sauna and steam rooms, fitness classes, a three-story lobby, a business center, a billiards room, a children’s play area, valet parking, a gated entry and 24-hour security and concierge.

Current listings are mostly two-bedroom plans of about 1,396 to 1,886 sq ft, some with a den or a half bath, and three-bedroom residences of about 2,750 to 3,020 sq ft. Profiles describe 9-foot ceilings, floor-to-ceiling glass and private elevator access by line. Views vary by line and floor — direct ocean, Intracoastal or city — so we send the plan with every unit.

Taxes reset to your purchase price. As a rough guide, budget about 2% of the price a year without a homestead exemption — around $2,400 a month on a $1.45M unit. A homestead exemption lowers that for a primary residence.

Usually, but condo loans depend on the association as well as on you. Lenders look at reserves, insurance, owner-occupancy, any litigation and pending assessments. We line up a lender who already knows the building before you write an offer.

Yes. International buyers are common in Sunny Isles. A 2023 Florida law adds restrictions for buyers domiciled in certain countries of concern; check with a Florida real estate attorney if that may apply to you. We handle remote purchases with video tours and e-signatures.

Under section 718.503 of the Florida Statutes, a resale condo buyer can cancel within 3 business days after receiving the association documents if they weren’t provided before signing. We use that time to review the budget, reserves, the SIRS, minutes and rules with you.

How buyer’s-agent compensation is paid is agreed in writing before we show you units. Sellers often offer to cover it; when they do, your cost doesn’t change. We explain the options upfront.

The Sunny Isles pier is about a 10-minute walk south, Golden Beach about 6 minutes north by car, Oleta River State Park about 6 minutes, Aventura Mall about 11 minutes, Bal Harbour Shops about 10 minutes and FLL airport about 28 minutes.