Exclusive access to Miami's most coveted luxury developments — from reservation to closing

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.

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. 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 best pre-construction condos in Miami depend on your budget, lifestyle preferences, and investment timeline. Each project offers a distinct value proposition — from branded residences with world-class hospitality services to boutique developments with intimate settings. We recommend scheduling a consultation so we can curate a shortlist based on your specific criteria, including pricing, views, floor plans, and projected appreciation.

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 South Florida'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 South Florida'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 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.

The typical deposit structure for a 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.

Miami and surrounding areas offer a diverse range of neighborhoods for pre-construction, each with a distinct character, price point, and lifestyle appeal. From waterfront urban districts to leafy residential enclaves, the best neighborhood depends on your priorities — whether you seek walkability and urban energy, beachfront living, or a more intimate village-like setting. Manhattan Miami provides side-by-side comparisons of every development across neighborhoods so you can make an informed decision.

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 South Florida, current branded residence projects include names like Nobu, Dolce&Gabbana, St. Regis, Faena, Four Seasons, Waldorf Astoria, and Mercedes-Benz. 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 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 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 South Florida. 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). 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, in new development transactions there is no real estate commission owed by the buyer — the developer pays the buyer's agent directly. 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. For new development purchases, the developer pays the buyer's agent commission, so there is no additional cost to you and 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.

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 to Florida 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. 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.

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 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.

Miami is widely considered one of the best areas for real estate investment in South Florida. The region has experienced massive growth — driven by corporate relocations, a thriving dining and cultural scene, and lifestyle appeal that is rare in Florida. Luxury condo values have appreciated significantly since 2020, and the current wave of branded pre-construction projects is elevating the market to an entirely new tier. Strong rental demand from professionals and international tenants makes it attractive for income-generating investments. Zero state income tax, waterfront living, and proximity to major airports further enhance the long-term appeal.

Financing a pre-construction condo 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 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.

South Florida is the number-one international real estate market in the United States, and for good reason. The region serves as a gateway between North America and Latin America, with direct flights to virtually every major city in the Western Hemisphere. The 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. The timezone aligns with major Latin American financial centers, and the growing tech and finance sectors are creating an economic ecosystem that goes far beyond tourism. Add world-class dining, art, and beaches, and Miami offers a complete lifestyle package that few global markets can match.

Friends & Family pricing is typically 10 to 20% below the public launch price. Manhattan Miami's direct developer relationships give our clients access to this earliest pricing phase on every major Miami pre-construction development. Beyond price, Friends & Family buyers get first pick of the best units — corner positions, high floors, and premium views that sell out before the public launch. This early access, combined with the lower pricing, creates a significant built-in equity position from day one.

Florida property taxes vary by county but typically range from 1.5% to 2.2% of the assessed value annually. New construction is often assessed below market value in the first year, with Homestead Exemption available for primary residents, reducing the taxable value by up to $50,000 and capping annual increases at 3%. There is no state income tax, no estate tax, and no inheritance tax in Florida — making the overall tax burden significantly lower than states like New York, California, or New Jersey.

While not legally required in Florida, we strongly recommend working with a real estate attorney experienced in pre-construction transactions. They review the purchase agreement, ensure escrow compliance, and protect your interests through closing. The cost is typically $2,000 to $5,000 for contract review and closing representation — a small price for peace of mind on a significant investment. Manhattan Miami can recommend attorneys who specialize in pre-construction transactions and are experienced with every major developer's contracts.

For new development purchases, our services are completely free to buyers. As licensed real estate professionals, we are compensated by the developer through a co-brokerage commission. You pay the same price whether you buy directly from the developer or through us — but with our expertise, Friends & Family access, negotiation leverage, and full-service support throughout the entire process. There is no financial downside to working with a specialized buyer's agent, and the advantages are substantial.

Contact us to schedule a consultation. We will discuss your investment goals, lifestyle preferences, budget parameters, and timeline. Whether you are a first-time buyer, a seasoned investor, or an international purchaser, this conversation shapes every recommendation that follows. We can accommodate in-person meetings in Miami or virtual consultations for out-of-state and international clients. From there, we curate a shortlist of developments, arrange private presentations, and guide you through every step from reservation to keys.