Miami's Premier
Pre-Construction Specialists

Pre-construction refers to purchasing a condo unit before or during the building phase, typically at prices below what the finished product will command on the open market. In Miami, developers release units in phases — starting with Friends & Family pricing, then moving to broker pricing, and finally public launch pricing. Buyers secure a unit with a reservation deposit (usually $50,000 to $100,000), then follow a structured deposit schedule during construction. This allows buyers to lock in today's pricing on a property that may not deliver for 3 to 5 years, often resulting in significant equity at closing. Miami's current pre-construction cycle includes branded residences from names like Nobu, Dolce&Gabbana, St. Regis, Faena, and Mercedes-Benz.

Most Miami pre-construction condos require a total deposit of 20% to 50% of the purchase price, paid in stages over the construction period. A typical deposit schedule might include 10% at contract signing, 10% at groundbreaking, 10% at the halfway point of construction, and 10% at the top-off. Some ultra-luxury developments like St. Regis Brickell (from $5.6M) may require a higher deposit percentage, while more accessible projects like Mercedes-Benz Places (from $685K) may offer more flexible terms. The initial reservation deposit to hold a unit is usually $50,000 to $100,000, which is applied toward the first contract deposit. These deposits are held in escrow and are protected under Florida condominium law.

The top pre-construction condos in Brickell right now include 619 Brickell (Nobu Branded Residences, 75 stories, from $2.6M), 888 Brickell (Dolce&Gabbana Residences & Hotel, 90 stories, from $2.1M), and St. Regis Residences Brickell (50 stories, from $5.6M). Each offers a distinct value proposition: 619 Brickell delivers the Nobu hospitality brand with Foster + Partners architecture; 888 Brickell brings the first Dolce&Gabbana residences in America with Studio Sofield interiors; and St. Regis Brickell targets the ultra-luxury segment with bayfront views and the legendary St. Regis Butler Service. ORA by Casa Tua offers a more intimate, boutique option with just 77 residences. The best choice depends on your budget, lifestyle preferences, and investment timeline.

Miami pre-construction has historically been an excellent investment, with luxury condos appreciating 25 to 40% in recent development cycles. The investment thesis is strong for several reasons: you lock in today's pricing on a property that delivers in 3 to 5 years, your capital outlay is limited to the deposit schedule (not the full purchase price), and Miami's fundamentals — population growth, zero state income tax, corporate relocations, and international demand — continue to drive appreciation. However, pre-construction investing carries risks including construction delays, market shifts, and developer execution. Working with a specialist who knows each project's developer track record, construction timeline, and market positioning is essential to making an informed decision.

Pre-construction and resale each have distinct advantages. Pre-construction offers lower entry pricing, brand-new finishes and appliances, modern building codes and hurricane standards, developer warranties, and the potential for appreciation during the construction period. You also get to choose your preferred floor, view, and layout before the building sells out. Resale condos offer immediate occupancy, the ability to physically inspect the unit, established HOA track records, and sometimes more negotiable pricing. For investors focused on long-term appreciation, pre-construction typically offers better upside. For buyers who need to move quickly or want certainty about the finished product, resale may be preferable. Many of our clients purchase pre-construction for investment and resale for immediate use.

Foreign buyers can absolutely purchase pre-construction condos in Miami — in fact, international buyers represent a significant portion of Miami's luxury pre-construction market. The process is straightforward: no special visa or residency status is required to purchase real estate in the US. Foreign buyers typically pay the same deposit schedule as domestic buyers (20 to 50% during construction). Financing options are more limited for non-residents, but several Miami banks offer foreign national mortgage programs with 30 to 50% down. You will need a US-based attorney for contract review, and we recommend establishing a US bank account for deposit transfers. Many of our clients from Latin America, Europe, and Canada have successfully purchased units in projects like 619 Brickell, 888 Brickell, and St. Regis through our guidance.

The typical deposit structure for a Miami luxury pre-construction condo totals 20 to 50% of the purchase price, paid in installments over the construction period. A common structure is 10% at contract execution, 10% at groundbreaking, 10% at the halfway construction milestone, and 10% at top-off — totaling 40% before closing. Some developers offer a lighter 20% total deposit structure to attract buyers early. The remaining balance (50 to 80%) is due at closing, which is when most buyers arrange financing. All deposits are held in an interest-bearing escrow account governed by Florida condominium law. Specific deposit structures vary by project — for example, 619 Brickell and 888 Brickell each have their own schedule, which we can provide upon consultation.

The most active neighborhoods for pre-construction in Miami are Brickell, Edgewater, Sunny Isles Beach, Coconut Grove, and the emerging Faena District along the Miami River. Brickell is the financial hub with projects like 619 Brickell, 888 Brickell, St. Regis Brickell, and ORA by Casa Tua. Edgewater offers waterfront living with projects like Villa Miami by Major Food Group and Jean-Georges Miami Tropic. Sunny Isles Beach delivers beachfront luxury with St. Regis Sunny Isles. Coconut Grove provides a leafy, village-like setting with Four Seasons Coconut Grove. The Faena District along the Miami River is an exciting new neighborhood anchored by Faena Residences and Faena Downtown. Each neighborhood has a distinct character, price point, and lifestyle appeal.

619 Brickell and 888 Brickell are both branded luxury towers in Brickell, but they cater to different aesthetics and price points. 619 Brickell is a 75-story Nobu-branded tower with 306 residences starting from $2.6M, designed by Foster + Partners with a Japanese-inspired, minimalist luxury aesthetic. 888 Brickell is a 90-story Dolce&Gabbana tower with 259 residences starting from $2.1M, designed by Studio Sofield with an Italian maximalist, fashion-forward design. 619 Brickell offers the Nobu hospitality experience including a residents-only Nobu restaurant, while 888 Brickell features a full Dolce&Gabbana hotel within the building and D&G-furnished residences. Both are excellent investments, but 619 Brickell appeals to understated luxury buyers while 888 Brickell attracts those who favor bold, fashion-driven living.

A branded residence is a luxury condominium or home that carries the name, design standards, and service levels of a prestigious hospitality, fashion, or automotive brand. In Miami, current branded residence projects include Nobu (619 Brickell), Dolce&Gabbana (888 Brickell), St. Regis (Brickell and Sunny Isles), Faena, Four Seasons (Coconut Grove), and Mercedes-Benz (Mercedes-Benz Places). Branded residences typically command a 25 to 35% premium over comparable non-branded properties, but they also hold their value better and appreciate faster. Residents enjoy brand-standard services, amenities, and design — from concierge and housekeeping to curated dining and wellness programming. The branded residence market in Miami is the most active in the world right now.

The primary risks of buying pre-construction include construction delays, market downturns during the building period, changes to the final product versus renderings, and developer financial issues. In Florida, buyer deposits are protected by condominium law — they are held in escrow and must be returned if the developer fails to deliver. However, you may have your capital tied up for several years without earning a return if the market softens. To mitigate risk, we recommend working with established developers who have a track record of delivering projects on time, selecting projects in prime locations that hold value regardless of market conditions, and ensuring your deposit structure is manageable within your overall portfolio. Manhattan Miami's deep developer relationships allow us to vet each project's financial backing and construction timeline before recommending it to clients.

Pre-construction pricing follows a tiered structure that rewards early buyers. The first phase is Friends & Family pricing, offered to the developer's inner circle and top broker relationships — this is typically 10 to 20% below the eventual public launch price. Next comes the broker preview phase, where pricing increases slightly. Then the public launch opens the project to all buyers at the highest pre-construction pricing. As units sell and construction progresses, developers typically raise prices in increments of 3 to 10% per phase. By the time a building is near completion, remaining units are often priced 20 to 40% above the original Friends & Family pricing. Manhattan Miami's direct developer relationships give our clients access to the earliest and most favorable pricing phases.

Yes, most Miami pre-construction condos allow owners to rent their units, though rental policies vary by building. Some buildings allow short-term rentals (30 days or less), while others require minimum lease terms of 6 or 12 months. Branded residences like 619 Brickell, 888 Brickell, and Four Seasons Coconut Grove often offer optional hotel rental programs where your unit is managed as part of the hotel inventory, generating income when you are not in residence. This is a popular option for seasonal residents and international investors. Always review the building's declaration of condominium for rental restrictions before purchasing. Manhattan Miami can guide you through the rental policies of each development and help you model projected rental income based on comparable properties in the area.

The Friends & Family period is the earliest sales phase for a new pre-construction development, typically offering the lowest prices available. During this period, the developer releases a limited number of units to their closest broker partners, investors, and personal network before the project is marketed to the general public. Prices during the Friends & Family phase are often 10 to 20% below the anticipated public launch price. This period may last only a few weeks, and the best units — corner units, high floors, premium views — tend to sell first. Manhattan Miami has direct Friends & Family access to every major pre-construction development in Miami, including 619 Brickell, 888 Brickell, St. Regis, Faena, and Four Seasons. Securing a unit during this window is the single most effective way to maximize your pre-construction investment.

The best time to buy pre-construction is during the earliest sales phase — ideally during the Friends & Family or broker preview period — when pricing is at its lowest. In a given development's lifecycle, the first 20 to 30% of units sold are priced most aggressively as the developer builds sales momentum. After that, prices rise steadily through construction milestones. From a market timing perspective, buying when a new wave of developments is announced gives you the widest selection and the most competitive pricing across multiple projects. Waiting until buildings are near completion means paying the highest prices with the least choice. That said, every buyer's situation is unique, and the right time to buy depends on your financial readiness, investment goals, and the specific opportunity on the table.

Choosing between Miami pre-construction developments comes down to five key factors: location and neighborhood, brand and developer reputation, price point and value, amenity package, and your intended use (primary residence, second home, or investment). For example, if you prioritize walkability and urban energy, Brickell projects like 619 Brickell or 888 Brickell are ideal. If you want beachfront living, St. Regis Sunny Isles offers oceanfront luxury. If you are investing for rental income, branded residences with hotel programs (Four Seasons, Nobu) may generate the best returns. Manhattan Miami provides side-by-side comparisons of every development, including floor plans, pricing grids, view analyses, and projected appreciation — so you can make an informed decision with complete data.

Closing costs on a new construction condo in Miami typically range from 1.5% to 3% of the purchase price for the buyer. These include title insurance, title search fees, recording fees, lender fees (if financing), estoppel fees, and prorated property taxes and HOA dues. Unlike resale transactions, the developer typically pays for documentary stamps on the deed and the owner's title insurance policy in new construction deals, which saves the buyer significant money. Additionally, there is no real estate commission owed by the buyer — the developer pays the buyer's agent directly. One important distinction: impact fees, capital contribution fees, and move-in deposits may apply depending on the building. Manhattan Miami provides a detailed closing cost estimate specific to each project before you commit to a purchase.

While it is technically possible to purchase pre-construction directly from a developer's sales gallery, having an experienced pre-construction agent provides significant advantages at no additional cost to the buyer. The developer pays the buyer's agent commission, so there is no financial downside to having representation. A specialized agent like Manhattan Miami provides access to Friends & Family pricing, early unit selection, comparative analysis across competing projects, contract review guidance, construction progress updates, and closing coordination. We also negotiate on your behalf for upgrades, premium unit allocations, and favorable deposit terms. Most importantly, an experienced pre-construction agent knows which developments are worth buying and which to avoid — saving you from costly mistakes in a market with dozens of competing projects.

St. Regis Residences, Brickell is a 50-story ultra-luxury bayfront tower with 152 residences, priced from $5.6M. Located on Brickell Bay Drive with direct Biscayne Bay views, it represents the highest tier of luxury in the Brickell neighborhood. The St. Regis brand — part of Marriott International — is synonymous with legacy luxury, and residents enjoy the signature St. Regis Butler Service, a tradition dating back to the original St. Regis New York in 1904. The building features expansive residences with 10-foot-plus ceilings, private elevator access, Gaggenau kitchens, and a curated amenity suite including a residents-only pool, spa, fitness center, and wine vault. St. Regis Brickell is designed for buyers seeking the absolute finest in bayfront luxury living.

Faena Residences is a 68-story tower with 406 residences located in the Faena District along the Miami River, priced from $1.3M. Developed by Alan Faena — the visionary behind the acclaimed Faena District in Miami Beach — this project brings the Faena brand's signature blend of art, culture, and luxury to a new riverfront neighborhood. The building will anchor a larger mixed-use district that includes cultural spaces, dining, and retail. Faena Residences offers a rare opportunity to buy into a brand known for transforming neighborhoods at an accessible price point. Along with Faena Downtown, these two towers are expected to redefine the Miami River corridor into one of the city's most desirable addresses.

Florida has no state income tax, which is the single biggest tax advantage for buyers relocating from high-tax states like New York, California, Illinois, or New Jersey. This applies to all income — salary, capital gains, dividends, and retirement income. For a high-net-worth individual earning $2M per year, moving from New York to Miami can save over $200,000 annually in state income taxes alone. Additionally, Florida has a generous homestead exemption that caps annual property tax increases at 3% for primary residences and protects your home from creditor claims. There is no estate tax or inheritance tax in Florida. These tax benefits, combined with Miami's appreciating real estate market, make purchasing a pre-construction condo both a lifestyle upgrade and a sound financial strategy.

A typical Miami pre-construction condo takes 3 to 5 years from initial sales launch to completion and closing. The timeline generally breaks down as follows: 12 to 18 months for the sales and preconstruction phase (permitting, design finalization, reaching the sales threshold to break ground), 24 to 36 months for construction, and 3 to 6 months for finishing, inspections, punch lists, and closings. Branded residence projects may take slightly longer due to the exacting design and finish standards required by the brand partner. Current projects like 619 Brickell and 888 Brickell are in the early pre-construction phase with estimated deliveries around 2028 to 2029. The extended timeline is actually an advantage for investors, as it allows for significant appreciation during the construction period with a relatively small capital outlay.

If a developer goes bankrupt during construction, your deposits are protected under Florida condominium law. All buyer deposits must be held in a Florida-regulated escrow account — not in the developer's operating account — and must be returned to buyers if the project is not completed. This is a critical protection that was strengthened after the 2008 financial crisis. However, while your money is legally protected, the process of recovering deposits from a failed project can take time and may involve legal proceedings. To minimize this risk, Manhattan Miami only recommends projects backed by well-capitalized developers with proven track records. We evaluate each developer's financial backing, construction lender, and project feasibility before presenting any opportunity to our clients.

Yes, selling a pre-construction unit before closing — known as an assignment — is possible in many Miami developments, though policies vary by project. Some developers allow free assignments at any time, some allow assignments only after a certain percentage of the building is sold, and some prohibit assignments entirely or charge an assignment fee (typically 1 to 3% of the purchase price). An assignment sale can be very profitable if the property has appreciated during construction, as you are selling your contract rights (including your locked-in price) to a new buyer at a higher market value. This allows you to realize your gains without ever closing on the property. Manhattan Miami can advise you on which developments have the most favorable assignment policies and help you execute an assignment sale when the time is right.

Villa Miami is a 55-story luxury residential tower developed by Major Food Group, the hospitality empire behind Carbone, ZZ's, and The Surf Club Restaurant by Thomas Keller. Located in Edgewater with sweeping Biscayne Bay views, Villa Miami brings a hospitality-first approach to residential living. The building will feature resident-exclusive dining experiences curated by Major Food Group, including a private restaurant, rooftop lounge, and poolside food and beverage service. Residences are designed with the same meticulous attention to detail that defines Major Food Group's award-winning restaurants. Villa Miami appeals to buyers who prioritize experiential living — world-class dining, curated social programming, and a lifestyle that revolves around exceptional food and hospitality.

The best floor to buy depends on your priorities — views, value, and investment potential. Higher floors command premium pricing (often 1 to 3% more per floor) but offer unobstructed views and greater privacy. In Miami's skyline, the key threshold is typically the 30th floor and above, where you clear most neighboring buildings and gain panoramic water or city views. However, the best value is often found on floors just above the amenity level or in the mid-range of the tower, where you still get excellent views at a lower price per square foot. For investment purposes, corner units on mid-high floors tend to offer the best combination of price and resale appeal. Manhattan Miami provides view analyses and pricing-per-floor breakdowns for every development, helping you identify the optimal floor and line for your goals.

The reservation process for Miami pre-construction begins with selecting your preferred unit — floor, line, and layout — from the developer's availability. You then submit a reservation form with a refundable reservation deposit, typically $50,000 to $100,000, which holds the unit for you while contracts are prepared. The developer's attorneys then issue a purchase agreement, which you review with your own attorney (we recommend specialists in Florida condominium law). Once both parties execute the contract, your reservation deposit is applied toward the first contract deposit, and the deposit schedule begins. The entire process from reservation to executed contract typically takes 2 to 4 weeks. Manhattan Miami handles every step — from unit selection and reservation submission to coordinating with your attorney for contract review.

HOA fees for luxury pre-construction condos in Miami typically range from $0.80 to $2.50 per square foot per month, depending on the building's amenity package and brand affiliation. For a 1,500-square-foot two-bedroom unit, expect monthly HOA fees of roughly $1,200 to $3,750. Branded residences like St. Regis and Four Seasons tend to have higher HOA fees because they fund brand-standard services like butler service, concierge, and hotel-grade amenity maintenance. These fees cover building insurance, common area maintenance, staffing, amenities, reserves, and sometimes water and basic cable. HOA fees for new construction buildings are initially set by the developer and may adjust after the condo association transitions to resident control. Manhattan Miami provides projected HOA fee estimates for every development we represent.

Brickell is widely considered one of the best neighborhoods for real estate investment in Miami. As Miami's financial district and urban core, Brickell has experienced massive growth over the past decade — driven by corporate relocations (Citadel, Microsoft, Amazon), a thriving dining and nightlife scene, and walkability that is rare for a Florida city. Luxury condo values in Brickell have appreciated significantly since 2020, and the current wave of branded pre-construction projects (619 Brickell, 888 Brickell, St. Regis, ORA by Casa Tua) is elevating the neighborhood to an entirely new tier. Brickell also offers strong rental demand from young professionals and corporate tenants, making it attractive for income-generating investments. The neighborhood's Metromover access, bayfront parks, and proximity to Miami Beach further enhance its long-term appeal.

Four Seasons Coconut Grove is a 20-story waterfront residential tower with just 70 exclusive residences, priced from $5.6M. Located in Miami's historic Coconut Grove neighborhood, it offers a more intimate and private alternative to the high-rise towers in Brickell. The Four Seasons brand brings its legendary service standards, including 24-hour concierge, in-residence dining, spa services, and a dedicated property management team. Residences feature generous layouts with floor-to-ceiling windows, private terraces, and premium finishes curated to Four Seasons specifications. Coconut Grove's lush, tree-lined streets, waterfront parks, boutique shopping, and acclaimed restaurants make it a favorite for families and buyers seeking a more relaxed yet ultra-luxurious lifestyle. With only 70 units, this project is expected to sell out quickly.

Financing a pre-construction condo in Miami works differently from a standard home purchase. During the construction period, buyers do not need a mortgage — you make deposit payments (20 to 50% of the purchase price) in scheduled installments from personal funds. The mortgage is only needed at closing, when the remaining balance (50 to 80%) is due. Most buyers begin the mortgage process 6 to 12 months before the estimated closing date. For US citizens and residents, conventional jumbo loans are available with competitive rates and 20 to 25% down. For foreign nationals, several Miami-based banks offer specialized programs with 30 to 50% down payment requirements. Some developers also partner with preferred lenders who offer special financing terms for their projects. Manhattan Miami can connect you with experienced mortgage brokers who specialize in new construction lending.

Miami is the number-one international real estate market in the United States, and for good reason. The city serves as a gateway between North America and Latin America, with direct flights to virtually every major city in the Western Hemisphere. Miami's multicultural population means you can conduct business and daily life in English, Spanish, or Portuguese. The absence of state income tax is a powerful draw for wealthy international buyers seeking a US base. Florida's strong property rights and transparent legal system provide security for foreign investors. Miami's timezone aligns with major Latin American financial centers, and the city's growing tech and finance sectors are creating an economic ecosystem that goes far beyond tourism. Add world-class dining, art (Art Basel), and beaches, and Miami offers a complete lifestyle package that few global cities can match.