Sunny Isles Luxury Real Estate Insights — by Rita Japhet

Q1 2026 Price Map · Relocation Intelligence New York vs. Miami: Three Tiers, Two Markets Three Manhattan tiers v. three Miami tiers — by Rita Japhet, Broker-Associate, eXp Realty | Sunny Isles Beach, Florida. For the Manhattan resident evaluating a Florida residence in 2026, the most useful question is not which market is more expensive, but how each tier within each market is actually priced. This report maps three tiers of Manhattan new construction against three tiers of Miami new construction by neighborhood, by per-square-foot pricing, and by what the Q1 2026 data is showing about supply at each tier. The reading of the data: at the top of each market, Manhattan and Sunny Isles oceanfront are running the same supply dynamic, and the per-square-foot spread between them is wider than headline averages convey. At a Glance Manhattan launched only 81 new-development units in Q1 2026 — approximately 75% below the 10-year Q1 average. Manhattan trophy tier averaged $7...

Read more in my Sunny Isles Real Estate Newsletter for current market data. By Rita Japhet, 305 450 6662 Broker-Associate, eXp Realty Luxury Group  |  Sunny Isles Beach, Florida  |  SunnyIslesRealEstate.com Key Takeaways A New York household earning $750,000 a year faces a combined state and city income tax approaching 14.8% at the upper brackets — while Florida imposes no state and no city income tax , returning a meaningful sum to the household every year. Estate planning compounds the advantage: Florida levies no state estate tax, while New York’s reaches up to 16% above its exemption — a generational figure for families holding significant assets. The SALT deduction , raised to $40,000 in 2025, phases back down to $10,000 for households above roughly $600,000 of income — so high earners see little relief, keeping the true cost of remaining in a high-tax state elevated. For a $2 million oceanfront purchase in Sunny Isles, the tax case is th...

Read more in my Sunny Isles Real Estate Newsletter for current market data. By Rita Japhet, Broker-Associate, eXp Realty Luxury Group  |  Sunny Isles Beach, Florida  |  SunnyIslesRealEstate.com Key Takeaways Over the past twelve months ending May 2026, five residences closed at Sayan for $5.67 million in aggregate volume — and the building posted a 96.2% list-to-sold ratio , the strongest in its immediate oceanfront cohort. Sayan trades at roughly $564 per square foot while delivering the same Sieger-Suarez architectural pedigree as branded neighbors priced 35–53% higher per foot — the clearest value dislocation on this stretch of Collins Avenue. This is a scarcity story : only 90 residences, tightly held, with two of five closings capturing 100% of asking price and an average discount of just 4.5% . The building's largest layout commands a +45% price-per-foot premium over its 2-bedroom — a wider spread than the comparable premium at ...

Read more in my Sunny Isles Real Estate Newsletter for market updates. Originally published on SunnyIslesRealEstate.com | By Rita Japhet, Broker Associate, eXp Realty Key Takeaways The Sunny Isles luxury condo market in 2026 is split: pre-construction commands a ~35% premium over resale (vs. the historical 15–22%), forcing buyers to choose based on capital strategy rather than preference. Pre-construction appeals to investors seeking brand-new, branded residences, capital efficiency (low deposit structure), and long-term appreciation — especially popular with international and HNW buyers. Resale properties (5–9 years old) offer better risk-adjusted value , with lower price per square foot, negotiation flexibility (6–9% discounts), and no construction or cost-overrun risk. A growing strategy among sophisticated 2026 buyers: combine both — secure pre-construction as an investment hold while purchasing a discounted resale for immediate use. When a family reached out...