Jade Ocean 2608 Report

LISTING PERFORMANCE REPORT

17121 COLLINS AVE #2608 SUNNY ISLES BEACH

Market Overview The Sunny Isles Beach luxury condominium market remains active but measured.

Buyer demand is selective, value-driven, and increasingly focused on layout, orientation, and long-term appeal rather than immediacy.

Within established oceanfront buildings such as Jade Ocean, absorption in the 3and 4-bedroom segment has lengthened, with transactions occurring primarily after extended exposure or through capital-driven purchases.

In this environment, timing is shaped less by visibility and more by strategic positioning.

Executive Perspective Residence 2608 has been positioned appropriately within the Jade Ocean market and has received sustained exposure to the relevant buyer audience. Its time on market reflects current absorption dynamics within the building rather than any deficiency in pricing discipline, presentation, or marketing execution.

Recent activity within Jade Ocean shows a clear distinction between two transaction paths: End-user purchases, which are selective, layout-driven, and require time and price alignment Investor purchases, which transact more quickly at lower price levels and are frequently followed by resale attempts that do not immediately clear The decision ahead is therefore strategic rather than corrective: continue at market pace, or position decisively for a capital-driven exit.

Jade Ocean: 3-Bedroom Market Structure The 3-bedroom segment at Jade Ocean is currently characterized by pricing compression and inventory overlap: Active 3BR listings cluster tightly between approximately $2.95M and $3.45M New inventory continues to enter this same band, increasing buyer optionality The lowest-priced 3BR currently offered ($2.69M) has not produced immediate absorption Listings priced below this range are smaller residences and not functional substitutes for a true 3-bedroom buyer From a buyer’s perspective, the market presents multiple comparable options with limited differentiation, naturally extending decision timelines.

Buyer Preferences & Layout Dynamics Transaction history and buyer behavior over the past two years demonstrate a consistent pattern: Strong preference for ocean-facing primary bedrooms Interior lines with this orientation have attracted end-user buyers Even preferred layouts required: Extended exposure Meaningful price alignment Corner positioning alone has not resulted in faster absorption within Jade Ocean .

It is also important to note that all 4-bedroom residences at Jade Ocean feature ocean-facing primary bedrooms and therefore operate in a different buyer pool than 3-bedroom corner layouts.

End-User Transactions (Verified Market-Clearing Sales) The following transactions represent true end-user purchases that exited the market permanently and establish where the market has cleared.

Key takeaway: End-user demand at Jade Ocean is present but highly selective, with buyers prioritizing layout orientation—particularly ocean-facing primary bedrooms—over size or corner positioning.

Even residences with preferred layouts required extended exposure and meaningful price alignment before transacting, confirming that time, not visibility, defines successful outcomes in this segment.

Importantly, true end-user sales exited the market permanently, providing the clearest indication of market-clearing behavior.

Investor Transactions (With Full History)

Recent liquidity at Jade Ocean has been driven largely by the same recurring cash investor, across both 3BR and 4BR units.

Interpretation: Recent liquidity at Jade Ocean has been driven primarily by capital acquisitions followed by resale attempts, many of which have not resulted in permanent market absorption.

Off-Market Transaction Clarification Fro m t i m e t o t i m e, o f f- m a r ke t t ra n s a c t i o n s a re re fe re n c e d a s i n d i c a t o rs o f va l u e. I n t h e c u r re n t J a d e O c e a n e n v i ro n m e n t , i t i s i m p o r t a n t t o d i s t i n g u i s h c o m p e t i t i v e , o n - m a r k e t a b s o r p t i o n f ro m p r i v a t e , p o s t - w i t h d r a w a l n e g o t i a t i o n s .

U n i t 4 0 0 4 — 3 B e d ro o m O c e a n - Fa c i n g Pr i m a r y B e d ro o m R e p o r t e d s a l e p r i c e : $ 3 ,0 0 0, 0 0 0 S a l e t y p e : O f f- M LS ( p r i v a t e t r a n s a c t i o n ) M a r k e t H i s t o r y P r i o r t o O f f- M a r k e t S a l e I n i t i a l p u b l i c l i s t i n g : A u g u s t 27, 2 0 24 O r i g i n a l a s k i n g p r i c e : $ 3,4 9 0,0 0 0 Pr i c e re d u c t i o n : $ 3,4 9 0,0 0 0 $ 3, 2 9 0,0 0 0 T i m e o n m a r k e t p r i o r t o w i t h d r a w a l : a p p r ox i m a t e l y 1 2 6 d a y s T h e re s i d e n c e d i d n o t s e c u re a b u ye r d u r i n g o p e n - m a r k e t e x p o s u re a n d w a s s u b s e q u e n t l y w i t h d r a w n f ro m M LS . T h e t r a n s a c t i o n o c c u r re d p r i v a t e l y a f t e r re m o v a l f ro m t h e m a r k e t .

Days on Market

- In Proper Context When listing histories are viewed on a normalized basis (aggregating multiple cycles): Comparable Jade Ocean residences typically require 12–18 months to transact Residence 2608’s cumulative exposure (~658 days) is consistent with building norms Extended market time reflects segment behavior, not positioning error Time on market at Jade Ocean is a function of structure, not visibility.

Exposure & Marketing Execution Residence 2608 has been marketed through a deliberate, multi-channel strategy: Art Basel Miami Beach Fort Lauderdale International Boat Show Haven Magazine (print & digital) Paid Meta campaigns Paid Homes.com promotion (~3,500 impressions) Global portal syndication Direct mail to Jade Ocean residents Broker open houses Reverse prospecting Monthly email campaigns reaching 10,000+ recipients Sotheby’s International Realty® global network Approximately 29 private showings have occurred across listing cycles, with continued activity following the price adjustment.

Strategic Paths Forward At this stage, both paths forward are rational

Market-Paced Strategy Maintain current positioning Continue measured exposure Preserve pricing integrity Retain flexibility and personal use

Capital-Driven Exit Position clearly below the 3BR pricing cluster Attract cash investor demand Accelerate execution Accept a price aligned with recent investor clearing levels

The distinction is not right versus wrong — it is timeline versus outcome.

Advisor’s Conclusion Residence 2608 is behaving exactly as comparable Jade Ocean inventory has behaved across both 3- and 4-bedroom segments. The market has been consistent, rational, and selective.

The decision ahead is not corrective.

It is simply a matter of how and when you wish to proceed.

We are fully prepared to support either direction and to structure the next phase accordingly.

2025 ONE Sotheby’s International Realty. All rights reserved. Sotheby’s International Realty and the Sotheby’s International Realty Logo are service marks licensed to Sotheby’s International Realty A liates LLC and used with permission. ONE Sotheby’s International Realty fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, a liated with or related to Sotheby’s International Realty A liates LLC nor any of its a liated companies. The information contained herein is deemed accurate but not guaranteed. Pricing subject to change without notice. This communication has been sent to a general market segment and pursuant to the applicable rules, is not intended to be a solicitation to any recipient who may have entered into an agreement with another broker. We are happy to work with them and cooperate fully.