The contract price is set the day you sign. The bank sets its own number the month you close. At Caretta, here is what happens when the two disagree.
This page is a framework. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
A pre-construction price is agreed at contract and paid at delivery, often years later. Near closing the lender has the residence appraised and lends a share of the lower of the price and the appraised value. When the appraisal comes in under the price, the buyer funds the difference in cash.
Caretta: 95 luxury residences; architectural-grade fixtures, freestanding tubs, custom stone vanities, recessed LED lighting; bedroom mix and size ranges not published in the intake materials.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
An appraiser works from closed sales. A new tower has none of its own until the first residences close, so early valuations lean on neighbours that may be older or unbranded. A brand or a view premium needs evidence the appraiser accepts. Upgrades bought from the developer may add less to the valuation than they cost.
Caretta: No brand or operator is recorded for this building.
Most Florida pre-construction contracts carry no appraisal or financing contingency, so a low valuation neither releases the buyer nor lowers the price. The usual answers are a larger down payment, a second appraisal where the lender allows it, or another lender.
How much cash could you add at closing if the valuation came in short? Which lenders have already valued residences here or next door? What does the contract say about closing on the date whatever the loan does? The desk reads the contract with you and introduces a lender for the rest.
Caretta: The deposit schedule is held by the desk and read with you before contract.
Plan the closing as if the appraisal will be short. If it is not, the reserve stays yours.
Developer materials for Caretta as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind this note, read one to one with you and your advisers.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. On this topic that means the document before the opinion. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Metrik Real Estate is a Miami real estate company built around one idea: the buyer gets their own team. Miami Dossier is its private buyer advisory for new construction.
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