What we are seeing in Miami preconstruction, written for the buyers who ask. New notes most days.
The practical questions on the Ritz-Carlton South Beach that the brochure does not answer: what a hotel and a ballroom on the same site mean for thirty owners, what South Beach at street level is actually like, which line, what roughly 30 owners carry, who the developer actually is, and what to read with your attorney. From the desk at Miami Dossier.
The stretch, the site, the restored hotel, the tower, the residences and the numbers behind The Ritz-Carlton Residences, South Beach, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The Ritz-Carlton Residences, South Beach is a boutique oceanfront tower of roughly 30 residences at 1671 Collins Avenue, rising behind the restored Sagamore Hotel, designed by Kobi Karp with interiors by Studio Munge and landscape by Naturalficial, with the culinary programme led by José Andrés. Completion is guided for the end of 2027. Here is what the buyers who choose it are choosing.
The practical questions on the Fouquet's residences that the brochure does not answer: which line across a very wide range, what living above an operating hotel and five restaurants means, what the managed services cost, whether a hotel-condominium unit is what you want, and what to read with your attorney. From the desk at Miami Dossier.
The district, the site, the building, the residences, the hotel and the numbers behind the Miami Design Residences by Fouquet's, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The Miami Design Residences by Fouquet's is a building of roughly 143 residences and roughly 85 hotel keys at 39 NE 39th Street in the Miami Design District, by Raycliff Capital, Fort Partners, Constellation Hotels Holdings and Miami Design District Associates, designed by David Chipperfield with interiors by RDAI, managed by the French house Barrière. Sales launched in April 2026. Here is what the buyers who choose it are choosing.
The practical questions on Kempinski Design District that the brochure does not answer: what a 2029 delivery asks of you, what buying early in a project announced this year means, which tower and which line, what a brand with no hotel on site can actually provide, what the resident suites are, and what to read with your attorney. From the desk at Miami Dossier.
The district, the site, the two towers, the residences, the amenities and the numbers behind Kempinski Residences Miami Design District, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Kempinski Residences Miami Design District is a two-tower development of roughly 132 residences, six townhomes and 17 resident-owned suites at 3801 Biscayne Boulevard, by DaGrosa Capital Development Partners, designed by Arquitectonica with interiors by Rockwell Group and landscape by Enea. It is Kempinski's first branded residence in the United States, announced in January 2026 with completion targeted for late 2029. Here is what the buyers who choose it are choosing.
The practical questions on Pagani Residences that the brochure does not answer: which corner, which floor, what a marina slip actually is, what roughly 70 owners carry, what a brand with no hotel platform behind it means for service, the neighbourhood bet, and what to read with your attorney. From the desk at Miami Dossier.
The village, the site, the tower, the residences, the marina and the numbers behind Pagani Residences, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Pagani Residences is a waterfront tower of roughly 70 all-corner residences at 7940 West Drive on Harbor Island, North Bay Village, developed by Riviera Horizons with Horacio Pagani and Pagani Arte, with a private marina and a rooftop pool. It is the first residential building anywhere carrying the Pagani name, and construction began in May 2026. Here is what the buyers who choose it are choosing.
The practical questions on the Ritz-Carlton North Bay Village, beginning with the one that matters most: there is nothing to buy yet. What to do with a project that is approved but not selling, what to ask on the day it launches, what a neighbourhood mid-transformation means for a long hold, and what to read with your attorney when the documents exist. From the desk at Miami Dossier.
The village, the site, the approval, the planned towers and the numbers behind The Ritz-Carlton Residences, North Bay Village, compiled by the desk at Miami Dossier from the public record, with the pre-launch status stated as a fact alongside the others.
The Ritz-Carlton Residences, North Bay Village is a planned two-tower development of roughly 364 residences on more than four acres at the northern tip of Harbor Island, by Related Group and Macklowe Properties, designed by Arquitectonica, with a 42-slip marina and a public park. It is approved and in pre-construction; sales had not publicly launched as of summer 2026. Here is what the buyers who are watching it are watching, and where it stands.
The practical questions on Aman Miami Beach that no brochure answers, because the building sold out at launch: how an assignment works, what you are actually buying in one, what an Aman hotel next door costs the residents, the carrying cost of roughly 22 homes, and what to read with your attorney. From the desk at Miami Dossier.
The district, the site, the tower, the hotel, the residences and the numbers behind Aman Residences, Miami Beach, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Aman Residences, Miami Beach is an 18-storey tower of roughly 22 residences at 3425 Collins Avenue in the Faena District, by OKO Group and Access Industries, designed by Kengo Kuma, beside the restored Versailles Hotel which becomes a 56-key Aman with interiors by Jean-Michel Gathy. It is the first Aman residences in the continental United States, sold out at launch, vertical since 2025 and guided for 2027. Here is what the buyers who choose it are choosing.
The practical questions on the St. Regis Sunny Isles that the brochure does not answer: South Tower or North Tower, which line and which floor in 62 storeys, how a St. Regis platform works without a hotel, what the deposit schedule looks like over a two-year build, what the carrying cost of 70,000 square feet across roughly 320 homes will be, and what to read with your attorney. From the desk at Miami Dossier.
The city, the site, the two towers, the residences, the amenities and the numbers behind The St. Regis Residences, Sunny Isles Beach, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The St. Regis Residences, Sunny Isles Beach is two 62-storey oceanfront towers on roughly 4.7 acres with roughly 435 feet of beach at 18801 Collins Avenue, by Fortune International Group and Château Group, designed by Arquitectonica with interiors by Patricia Anastassiadis, residence only with no hotel. The South Tower foundation was poured in July 2026. Here is what the buyers who choose it are choosing.
The practical questions on Six Fisher Island that the brochure does not answer: what is left at the final stage, how the ferry shapes daily life, what the club membership includes and costs, the carrying cost of 6.5 acres across roughly 50 homes, buying at delivery or by assignment, and what to read with your attorney. From the desk at Miami Dossier.
The island, the site, the building, the residences, the club and the numbers behind The Residences at Six Fisher Island, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The Residences at Six Fisher Island is a ten-storey building of roughly 50 homes on the last developable parcel of Fisher Island, roughly 6.5 acres with roughly 650 feet of shoreline, by Related Group with BH Group, Teddy Sagi and Wanxiang, designed by Kobi Karp with interiors by Tara Bernerd and landscape by Enea. The cranes came down in August 2026 and delivery is guided for late 2026 to 2027. Here is what the buyers who choose it are choosing.
The practical questions on Ponce Park that the brochure does not answer: which line and which floor in an 11-storey building, what a restaurant and arcade at the base mean day to day, what the deposit schedule looks like, what the carrying cost of a rooftop pool and spa across roughly 58 homes will be, and what to read with your attorney. From the desk at Miami Dossier.
The city, the site, the building, the residences, the amenities and the numbers behind Ponce Park Residences, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Ponce Park Residences is an 11-storey building of roughly 58 to 60 homes at 3000 Ponce de Leon Boulevard in Coral Gables, by The Allen Morris Company, designed by John Cunningham with interiors by Meyer Davis, beside a restored city park and across from The Plaza Coral Gables. It is under construction with a loan closed in January 2026. Here is what the buyers who choose it are choosing.
The practical questions on Ziggurat that the brochure does not answer: what is left in a collection of roughly 19, what living above a retail paseo and beside an office building means day to day, what the deposit schedule looks like, what the carrying cost of a rooftop and a hydrotherapy circuit across 19 homes will be, and what to read with your attorney. From the desk at Miami Dossier.
The village, the site, the buildings, the residences, the paseo and the numbers behind Ziggurat Coconut Grove, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Ziggurat Coconut Grove is a collection of roughly 19 residences in a low-rise building at 3101 Grand Avenue in the centre of the Grove, by The Allen Morris Company with the Espinosa family, designed by Oppenheim Architecture with interiors by Collarte and landscape by Naturalficial, alongside an office building and a retail paseo. The site was cleared in July 2026. Here is what the buyers who choose it are choosing.
The practical questions on Four Seasons Coconut Grove that the brochure does not answer: which of the four homes on a floor, which floor on a 20-storey tower, how a Four Seasons platform works without a hotel, what the deposit schedule looks like, what the carrying cost of a 10,000 square foot spa across roughly 70 homes will be, and what to read with your attorney. From the desk at Miami Dossier.
The neighbourhood, the site, the tower, the residences, the spa and the numbers behind Four Seasons Private Residences Coconut Grove, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Four Seasons Private Residences Coconut Grove is a 20-storey bayfront tower of roughly 70 homes and four penthouses at 2699 South Bayshore Drive, by CMC Group and Fort Partners, designed by Luis Revuelta with interiors by Michele Bönan and landscape by Raymond Jungles, and the first stand-alone Four Seasons residences in Florida. Vertical construction began in mid-2026. Here is what the buyers who choose it are choosing.
The practical questions on Casa Bella that the brochure does not answer: what buying at delivery changes about deposits and closing, what is actually left, which line, what decorator-ready means, the carrying cost across roughly 319 homes, and what to read with your attorney. From the desk at Miami Dossier.
The district, the site, the tower, the residences, the amenities and the numbers behind Casa Bella Residences by B&B Italia, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Casa Bella Residences by B&B Italia is a 56-storey, roughly 650-foot tower of roughly 317 to 319 homes at 1400 Biscayne Boulevard in Downtown Miami's Arts and Cultural District, by Related Group and Alta Developers, designed by Arquitectonica with interiors by Piero Lissoni and landscape by Enzo Enea. It topped out in July 2025 and completion is guided for 2026. Here is what the buyers who choose it are choosing.
The practical questions on EDITION Edgewater that the brochure does not answer, beginning with the one that matters most: whether and when the site will be cleared and built. Then the escrow terms on deposits, the two towers still to come, the service platform without a hotel, the carrying cost, and what to read with your attorney. From the desk at Miami Dossier.
The stretch, the site, the tower, the residences, the amenities and the numbers behind EDITION Residences, Miami Edgewater, compiled by the desk at Miami Dossier from the developer's published material and the public record.
EDITION Residences, Miami Edgewater is a 55-storey, roughly 649-foot bayfront tower of roughly 185 homes at 2121 North Bayshore Drive, by Two Roads Development, designed by Bernardo Fort-Brescia of Arquitectonica with interiors by Studio Munge, and planned as the first residence-only EDITION in the world. As of summer 2026 the site is still in litigation and construction has not begun. Here is what the buyers who choose it are choosing, and where it stands.
The practical questions on Villa Miami that the brochure does not answer: half floor or full floor, which floor on a 56-storey bayfront tower, what a Major Food Group club costs roughly 70 owners, what the deposit schedule looks like mid-construction, and what to read with your attorney. From the desk at Miami Dossier.
The stretch of bay, the site, the tower, the residences, the club and the numbers behind Villa Miami, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Villa Miami is a 56-storey, roughly 650-foot bayfront tower of roughly 70 half-floor and full-floor residences at 710 NE 29th Street in Edgewater, by Terra and One Thousand Group with Major Food Group, designed by ODP Architects with interiors by Vicky Charles. Here is what the buyers who choose it are choosing.
The practical questions on 888 Brickell that the brochure does not answer, beginning with the one that matters most: whether and when it is being built. Then the escrow terms on a tower without financing, what a furnished home means at contract, the hotel programme, the carrying cost of a supertall, and what to read with your attorney. From the desk at Miami Dossier.
The avenue, the site, the planned tower, the residences, the hotel programme, the status and the numbers behind 888 Brickell by Dolce&Gabbana, compiled by the desk at Miami Dossier from the developer's published material and the public record.
888 Brickell by Dolce&Gabbana is a planned 90-storey, 1,049-foot tower on Brickell Avenue by JDS Development Group, designed by Studio Sofield with ODP as architect of record, with roughly 250 to 259 fully furnished residences by Dolce&Gabbana Casa and a hotel component. It is approved and not yet under construction. Here is what the buyers who choose it are choosing, and where it stands.
The practical questions on the Mandarin Oriental that the brochure does not answer: South Tower or North Tower, what a 2030 delivery means for the hold and the deposits, what the hotel costs the residents, which floor on an island, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The island, the site, the two towers, the residences, the hotel and the numbers behind The Residences at Mandarin Oriental, Miami, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The Residences at Mandarin Oriental, Miami are two towers by Swire Properties on the last waterfront site on Brickell Key, designed by Kohn Pedersen Fox: a 66-storey South Tower of roughly 228 residences with interiors by Tristan Auer, and a North Tower of roughly 70 residences, 28 Hotel Collection residences and a new Mandarin Oriental hotel with interiors by Laura Gonzalez. Here is what the buyers who choose it are choosing.
The practical questions on Baccarat that the brochure does not answer: tower home or riverfront flat, which line and which floor above the 15th, what the marina and restaurant cost the residents, what the deposit schedule looks like on a tower already past its 40th floor, and what to read with your attorney. From the desk at Miami Dossier.
The river mouth, the site, the tower, the three kinds of home, the amenities and the numbers behind Baccarat Residences, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Baccarat Residences is a 75-storey tower of roughly 360 homes where the Miami River meets Biscayne Bay, marketed at 444 Brickell Avenue, by Related Group and GTIS Partners, designed by Arquitectonica with interiors by Meyer Davis and landscape by Enzo Enea, managed by SH Hotels and Resorts. Here is what the buyers who choose it are choosing.
The practical questions on 1428 Brickell that the brochure does not answer: single-level or two-storey, which floor, what fully finished delivery means at contract, what the deposit schedule looks like, what the carrying cost of 80,000 square feet of amenity across roughly 190 homes will be, and what to read with your attorney. From the desk at Miami Dossier.
The avenue, the tower, the residences, the specification, the solar facade, the amenity floors and the numbers behind The Residences at 1428 Brickell, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The Residences at 1428 Brickell is a 70-storey tower of roughly 190 fully finished homes on Brickell Avenue by Ytech, designed inside and out by ACPV Architects, Antonio Citterio and Patricia Viel, with Arquitectonica, and partly powered by photovoltaic glass on its west face. Here is what the buyers who choose it are choosing.
The practical questions on Cipriani that the brochure does not answer: which line and which collection, what a topped-out tower changes about the deposit rhythm, what the dining programme costs, what the carrying cost will be across roughly 397 homes, and what to read with your attorney. From the desk at Miami Dossier.
The neighbourhood, the site, the tower, the residences, the Canaletto Collection and the numbers behind Cipriani Residences Miami, compiled by the desk at Miami Dossier from the developer's published material and the public record.
Cipriani Residences Miami is an 80-storey tower of roughly 397 homes at 1420 South Miami Avenue in Brickell, by Mast Capital, designed by Arquitectonica with interiors by 1508 London, and the first ground-up Cipriani residential building in the Americas. It topped out in July 2026. Here is what the buyers who choose it are choosing.
The practical questions on the St. Regis in Brickell that the brochure does not answer: which line and which floor, how a St. Regis service platform works without a hotel, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The stretch of Brickell, the site, the tower, the residences, the service platform and the numbers behind The St. Regis Residences, Miami, compiled by the desk at Miami Dossier from the developer's published material and the public record.
The St. Regis Residences, Miami is a 50-storey residence-only tower on the bay at 1809 Brickell Avenue, by Related Group and Integra Investments, designed by Robert A.M. Stern Architects with interiors by Rockwell Group, with roughly 150 homes of two to seven bedrooms. Here is what the buyers who choose it are choosing.
The practical questions on Ocean Terrace that the brochure does not answer: boutique tower or resort tower, what the hotel and the public park mean for a resident, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The neighbourhood, the site, the two towers, the hotel and club, the residences and the numbers behind Ocean Terrace, compiled by the desk at Miami Dossier from the developer documents.
Ocean Terrace is two towers inside approximately five acres of oceanfront parkland at 7400 Ocean Terrace in North Beach, Miami Beach, by Witkoff and Ocean Terrace Holdings, with RAMSA interiors, Revuelta towers, Enea gardens and a public park by Raymond Jungles, holding ~52 boutique residences, ~24 furnished resort residences and a 42-key hotel. Here is what the buyers who choose it are choosing.
The practical questions on Bentley Residences that the brochure does not answer: whether the garage is essential or theatrical for you, what a home organised around a car lift means for the plan, what the deposit schedule looks like, what the carrying cost of four robotic lifts and 216 private pools will be, who the eventual buyer is, and what to read with your attorney. From the desk at Miami Dossier.
The city, the site, the tower, the car lift, the residences and the numbers behind Bentley Residences, compiled by the desk at Miami Dossier from the developer documents.
Bentley Residences is a 63-storey, approximately 710-foot oceanfront tower on 2.4 acres in Sunny Isles Beach by Dezer Development, designed inside and out by Bentley Motors, where four robotic lifts carry the car to a private garage inside each of approximately 216 residences. Here is what the buyers who choose it are choosing.
The practical questions on the Waldorf that the brochure does not answer: junior suite or residence, which height in a hundred-storey tower, what the service platform costs, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The neighbourhood, the tower, the residences, the service platform and the numbers behind Waldorf Astoria Residences Miami, compiled by the desk at Miami Dossier from the developer documents.
Waldorf Astoria Residences Miami is a 100-storey tower in Downtown Miami with approximately 360 branded residences, by Property Markets Group with Greybrook, S2 and Mohari, conceived by Carlos Ott and managed by Hilton under the Waldorf Astoria name. Here is what the buyers who choose it are choosing.
The practical questions on the Shoreclub that the brochure does not answer: Tower, House or Beach House, how to read a plan that has no twin, what the deposit schedule looks like, what the carrying cost will be in a collection of ~49 homes, and what to read with your attorney. From the desk at Miami Dossier.
The site, the facade, the tower, the three forms of residence and the numbers behind The Shoreclub Private Collection, compiled by the desk at Miami Dossier from the developer documents.
The Shoreclub Private Collection is approximately 49 homes on three oceanfront acres at 1901 Collins Avenue in South Beach, by Witkoff with Auberge Resorts Collection, designed by Robert A.M. Stern Architects behind the landmarked Cromwell House facade. Here is what the buyers who choose it are choosing.
The practical questions on The Perigon that the brochure does not answer: which line, which tier, which palette, what the deposit schedule looks like, what the carrying cost will be in a building of ~73 homes, and what to read with your attorney. From the desk at Miami Dossier.
The stretch of beach, the site, the tower, the residences, the palettes and the numbers behind The Perigon, compiled by the desk at Miami Dossier from the developer documents.
The Perigon is approximately 73 residences at 5333 Collins Avenue, on the widest and quietest stretch of beach between Bal Harbour and South Beach, by Starwood Capital Group and Mast Capital, designed by OMA in its first residential building in Miami Beach. Here is what the buyers who choose it are choosing.
The practical questions on 619 Brickell that the brochure does not answer: which line, which collection, the four-year hold to delivery, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The avenue, the site, the tower, the residence lines and the numbers behind 619 Brickell by Nobu, compiled by the desk at Miami Dossier from the developer documents.
619 Brickell by Nobu is a 75-storey waterfront tower on Brickell Avenue by 13th Floor Investments and Key International, designed by Foster + Partners, with approximately 306 residences and a Nobu hospitality and wellness programme. Here is what the buyers who choose it are choosing.
The practical questions on Anantara that the brochure does not answer: condominium or resort residence, which floor, what the management programme means, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The neighbourhood, the site, the tower, the three products stacked inside it and the numbers behind Anantara Residences Miami, compiled by the desk at Miami Dossier from the developer documents.
Anantara Residences Miami is a 50-storey bayfront tower in Edgewater by 1000 Group, with Kohn Pedersen Fox on the architecture, Studio Urquiola on the interiors and a full floor given to a vitality centre. It is the first Anantara residences in the United States. Here is what the buyers who choose it are choosing.
The practical questions on Rivage that the brochure does not answer: which line, which floor, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
The site, the village, the architects, and the numbers behind Rivage Bal Harbour, compiled by the desk at Miami Dossier from the developer documents.
Rivage is the final oceanfront parcel in Bal Harbour, ~56 homes on ~2.7 acres with ~200 feet of private shoreline, by Related Group and Two Roads with Skidmore, Owings and Merrill. Here is what the buyers who choose it are choosing.
Sometimes. A brand buys service, a standard, and a deeper resale audience. It does not buy a better building by itself, and the fees are real. It depends on how you intend to use the residence.
It depends entirely on the contract. Extension rights, remedies and outside dates vary from developer to developer, which is why the specifics have to be read with your own attorney, and why a proven delivery record matters before you sign.
Deposits are paid in stages, usually at reservation, contract, groundbreaking and top-off, and the total before closing runs somewhere between ~20% and ~50% of the price depending on the project.
Four taxes matter: property tax every year, income tax if you rent, FIRPTA withholding when you sell, and estate tax if you die owning it. The last one is the one to plan for first.
North Beach is the last stretch of Miami Beach that still reads as a neighborhood. Ocean Terrace is the project that decides what it becomes.
Three miles apart on the same barrier island, and two different propositions. The premium buys scarcity and quiet. Sunny Isles offers scale, choice and value. Neither is wrong.
Tax is the headline and the least interesting part. The move is about where capital, time zones, and families now line up.
No. A preconstruction purchase can be reserved, contracted, funded and closed entirely from abroad. Whether to buy without visiting is a different question.
Mexican families are the largest foreign buyer group in Miami preconstruction in many buildings. The structure question is what separates a good purchase from a costly one.
No stamp duty, no leasehold, no chain, and a deposit schedule that will feel unfamiliar. Here is the translation.
Colombians have been buying in Miami for two generations. The questions that matter today are about structure, currency, and the estate, not about whether you can.
Reservation, contract, staged deposits over construction, closing at delivery. Simple in outline. The details are where buyers lose money or sleep.
Yes. Foreign national lending is an established product in Miami. It costs more than a domestic mortgage and it asks for more down, and it almost never funds a preconstruction deposit.
No. Florida has no state income tax. Federal income tax applies everywhere in the United States, and that distinction is the one people get wrong.