9900 West: Complete Buyer's Guide for 2026

What Makes 9900 West Different

Most waterfront condo buildings in Miami sit on 400+ units. 9900 West has 23. That number matters more than any spec sheet. Shared amenities among 23 families versus 400 is a fundamentally different lifestyle — the rooftop pool, sauna, and entertainment suite feel private because they essentially are.

The building sits directly on Biscayne Bay in Bay Harbor Islands, with waterway access to the Atlantic Ocean via no fixed bridges. The development offers 10 private boat slips available for separate purchase — a feature almost impossible to find in new construction at this price point.

With only 4 units remaining out of 23, this is one of the few boutique waterfront collections in South Florida where you can still buy pre-closing.

Building at a Glance

Current Availability

As of August 2026, four residences remain. With 19 of 23 units sold, this is a late-stage close-out — the selection is limited but the remaining inventory includes the building's largest homes.

Prices current as of August 2026 and subject to change. Contact us to confirm availability before viewing.

Residence Finishes

The finish level at 9900 West is significantly above what most buildings at this price point deliver. The kitchen package alone — Italkraft European cabinetry, Taj Mahal Quartzite countertops, full Miele appliance suite including induction cooktop, and a wine refrigerator — typically appears in buildings priced $500–$1,000 per SF higher.

Kitchen

• Italkraft custom European design cabinetry with wood veneer and glass
• Taj Mahal Quartzite countertops and backsplash
• Miele induction cooktop, integrated dishwasher, and refrigerator
• Miele wine refrigerator
• Kohler pull-down faucet and undermount sink with disposal
• LG washer and dryer included

Primary Bathrooms

• Double walk-in shower with light oak slat wall panels
• Italkraft vanities with quartz countertops
• Dornbracht fittings (primary and powder rooms)
• Italian porcelain tile floors

Secondary Bathrooms

• Hansgrohe fixtures
• Italian porcelain tile

Throughout

• 9-foot ceilings
• Floor-to-ceiling sliding glass impact doors
• Spacious balconies from every residence
• Walk-in closets
• Private storage unit included
• Two parking spaces per residence
• Select units: private rooftop terrace with summer kitchen

Amenities

Twenty-three residences sharing a full amenity package means you'll never wait for a pool chair, compete for a fitness machine, or book a lounge weeks out. The amenity-to-resident ratio here is genuinely exceptional.

The Private Marina

Ten private boat slips are available for purchase — a standalone opportunity even for buyers who don't purchase a residence. Bay Harbor Islands has no fixed bridges between the building and open water, meaning direct Biscayne Bay and Atlantic Ocean access for any vessel without height restrictions.

• 10 private boat slips available for purchase (limited)
• No fixed bridges — unrestricted access to Biscayne Bay and Atlantic
• Paddleboard and kayak storage
• Dockside pickup and drop-off area
• Sunset terrace adjacent to docks

Deposit Structure

9900 West uses a simple two-stage deposit structure — less complex than many pre-construction buildings that stage payments across groundbreaking, top-off, and other milestones.

40% is required at the time you execute the Unit Purchase Contract. The remaining 60% is due at closing. Contact us to discuss current terms — structures can sometimes be negotiated for qualified buyers.

Location: Bay Harbor Islands

Bay Harbor Islands is a small, quiet residential island community between Miami Beach and Bal Harbour. It has some of Miami-Dade's top-rated public schools, a genuine neighborhood character that larger areas have lost, and walkable access to Bal Harbour Shops — one of the highest-grossing retail centers per square foot in the United States.

Unlike Brickell or Edgewater, Bay Harbor Islands is not a high-density urban area. It's a village. That distinction attracts a specific buyer who wants waterfront living without the noise, traffic, and congestion of Miami's core.

Bal Harbour Shops	0.7 mi · 3 min
Surfside Beach	1.2 mi · 5 min
Sunny Isles Beach	3.8 mi · 8 min
Aventura Mall	5.9 mi · 10 min
Faena Art District	6.2 mi · 12 min
South Beach / Lincoln Road	9.2 mi · 18 min
Design District	11.7 mi · 20 min
Brickell	16 mi · 25 min
Miami International Airport	16.4 mi · 25 min

Who This Building Is For

9900 West is a specific fit. It works well for:

• Boaters who want to live on the water and dock at home
• Buyers priced out of Bal Harbour who still want that neighborhood without St. Regis or Four Seasons pricing
• Families who want top-rated schools, quiet streets, and actual space
• Investors who see value in boutique buildings with high barriers to entry and low supply
• Second-home buyers who want a true retreat, not a downtown condo

It's not ideal for buyers who need to be in Brickell every morning, want a full-service hotel-amenity building, or are looking under $2M in the 2+ bedroom category (those units have all sold).

The Honest Assessment

This building was quietly one of the better values in the Miami new development market when it launched. The fact that 19 of 23 units sold while most of the market stayed soft is meaningful — real buyers with real money voted.

The four remaining units are the building's largest and most expensive, which is typical for closeout inventory at boutique buildings — the smallest, most affordable units sell first. PH4 at $1,995,000 for a penthouse-level 2BR+2.5BA with 450 SF of exterior space represents a credible entry point into a nearly-finished boutique waterfront collection.

With only 4 units left and boat slips available independently, this is realistically a 6–12 month close-out window before the development is fully sold. If you're interested, the window is now — not later.