The composition of a building’s buyer base determines how it behaves after delivery, which makes it worth knowing before you join it.
This page covers the mix. Building-specific composition comes from the desk. Contact the desk at Miami Dossier for the current position on any building we cover.
Latin American buyers. The most durable group in this market, buying for currency and political hedging as much as for lifestyle. Colombia, Mexico, Brazil and Argentina remain the largest sources, and this flow has persisted through several cycles.
Domestic relocations and second homes. Moderated from the 2021 peak but still substantial, weighted to the Northeast and California.
European buyers. Smaller in number, larger in average ticket, concentrated in low-density oceanfront and at the top of the market.
Gulf capital. Newer, growing, and structurally different because it often arrives through advisers and family offices rather than directly.
The short-horizon buyer. Buyers acquiring contracts expecting to assign or resell quickly were a meaningful presence at the peak and are much less present now, because assignment restrictions and slower absorption removed the mechanism.
The remote-work domestic buyer. A real 2020 to 2022 phenomenon, substantially reduced as policies tightened and the cost gap narrowed.
Both of those were the least durable parts of the peak buyer base, and their absence is a stabilising fact rather than a worrying one.
A building sold heavily to short-horizon buyers produces a heavy resale cluster on delivery, because that group exits at the same moment. A building sold to end users does not.
A building sold overwhelmingly into one country carries concentration risk. If that country has a currency or political event, several owners face pressure simultaneously.
A building with a broad international end-user base behaves most stably after delivery, and that is a real quality distinction that no brochure will describe.
Ask what proportion of the building has sold and to what kind of buyer: end users, second-home owners, or investors.
Ask how concentrated the buyer base is by country.
Ask what proportion the developer still holds, because that is who you compete with when you sell.
Sales galleries know these answers. Whether they share them varies, and the reluctance itself is informative. We will tell you what we know and what we do not.
End users, investors and country concentration produce very different outcomes. Ask the desk at Miami Dossier for the composition on the building you are considering.
We hold no inventory of our own and we are not the developer. Ask the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. Here that starts with who else bought and how much the developer still holds. Where the question is legal, tax or immigration, we will introduce you to advisers who handle that properly rather than answering it ourselves.