For the buyer reserving a home on Flagler Drive or Hibiscus Street that will not have a front door for a year, or four, and who wants the sequence and the paper at each step.
This page explains. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
Seven steps, spread over years rather than weeks. A reservation, refundable at the buildings on this page that offer one. A purchase agreement with the condominium documents, which start Florida's 15 day cancellation period. Deposits staged to construction milestones, held in escrow, with the portion the statute allows released to the builder. The years in between, with written updates against the outside date. A closing notice when the certificate of occupancy arrives. The walk-through, the closing statement and the balance. Then the deed, recorded in Palm Beach County, and the first month as an owner. The four cases on our file sit at different points on that line: Edgeworth is taking refundable reservations for 2030; Banyan Tree Residences has a published deposit schedule and no date; South Flagler House is topped out for March 2027; Olara closes by phase from late 2026.
A reservation holds a line or a home for a period while the buyer decides, with a deposit in escrow that is returned if the buyer walks before the contract. Edgeworth's developer, Related Ross, publishes a fully refundable reservation deposit now, ahead of a 2027 construction start; that is the cleanest version of the step on this page. Banyan Tree, South Flagler House and Olara are further along; ask each whether a reservation stage still exists for the lines that remain or whether a buyer goes straight to contract.
Ask for the reservation agreement, the refund clause and the conversion deadline. Read Edgeworth: reservation vs contract and when a Miami pre-construction reservation becomes binding; the Florida mechanics are the same in Palm Beach County.
The purchase agreement is the binding document. With it come the declaration, the articles and bylaws, the rules, the estimated operating budget and the plans, and the buyer may cancel within 15 days after signing or after receiving those documents, whichever is later. Those 15 days are when counsel reads the agreement: the estimated completion, the outside date and its extensions, the deposit schedule, the substitutions the developer may make, the assignment clause, and the brand terms at Banyan Tree.
Ask for the developer of record on the agreement and confirm it matches the escrow receipts and, later, the deed; at Banyan Tree the developer publishes 400 Hibiscus Acquisitions, LLC, presented as Mast Capital and Curated JCZM Development. Read the condominium documents in five sections and the deposit schedule at Banyan Tree, where the developer-published schedule of May 2026 stages deposits at contract milestones with the majority due at closing.
Pre-construction deposits move with the building. A first deposit at contract, further deposits at milestones such as groundbreaking and top off, and the balance at closing; the percentages and the trigger dates are in the agreement, and they differ by building. Edgeworth publishes staged payments tied to construction milestones after the reservation; Banyan Tree publishes staged deposits at contract milestones with the majority at closing; Olara and South Flagler House publish staged deposits in general terms with the balance due at closing.
The money sits with the escrow agent named in the agreement. Florida's condominium statute lets a developer use deposits above a threshold for construction once the buyer has been told in the agreement, so ask what portion stays in escrow and what portion is released, and file every receipt. Read the pre-construction deposit schedule explained, where your deposit actually sits and the deposit schedule at Olara.
This is the step a finished building does not have. South Flagler House topped out in November 2025 and gives March 2027; Olara was at floor 15 in August 2026 and delivers in phases through 2028; Edgeworth starts construction in 2027 for closings anticipated in the second quarter of 2030; Banyan Tree publishes no date. During those years the developer sends updates, the association is formed under developer control, the budget is estimated again, and the buyer's own life changes.
Keep three things current. The file: each written update against the outside date. The money: the balance for closing, whether cash, a lender's commitment timed to the certificate of occupancy, or a line of credit, planned so that a slipped date does not undo it. Read what happens to your mortgage if a Miami pre-construction closing is delayed. And the entity: if a trust or an LLC will take title, it should exist and be named before the closing notice, not after. Read LLC, trust or personal name and how a trust buys Miami pre-construction, from offer to recording.
If the buyer's plans change, the assignment clause decides whether the contract may be sold to another buyer before closing, with what consent and what fee. Read can you assign a pre-construction contract.
The closing notice arrives after the certificate of occupancy, with a date and the closing statement's draft. The buyer walks the home with an inspector and files a punch list; the developer repairs or credits. The title company issues the commitment and the owner's policy; the lender, if any, funds against the appraisal. On the day, the balance is wired, the closing statement is signed, and the deed is delivered.
Recording is the last step: the deed is recorded with the Palm Beach County clerk, the title policy issues, and the association opens the owner's account. In the first month, file the recorded deed, the policy, the warranties and the association's welcome documents, insure the interior and contents, and, if the home is your permanent residence, note the homestead filing deadline. Read documents before closing on a new Miami condo, what a Miami closing costs and the ownership file for a West Palm Beach condo.
For the finished-building version of this sequence, with Alba Palm Beach as the case, read from offer to recording on a finished West Palm Beach condo. Who should I call about buying in West Palm Beach places the four buildings. The desk reads the deposit schedule and the outside date with you inside the 15 days.
Contact the desk at Miami Dossier for the current plans, pricing and availability as the developer releases them, discussed one to one.
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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. 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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