Market Overview — July 2026
Summer in Miami used to mean a slowdown. Not anymore. With a growing population of year-round residents — many of whom relocated from the Northeast and Midwest in the 2021–2023 wave — July deal volume is approaching what we'd historically see in October. More importantly, the international buyer pool is larger than at any point in the last decade.
Buyers from Brazil, Argentina, Colombia, and Mexico are increasingly transacting in the $600K–$2M range. European buyers — especially from Spain, Italy, and Germany — are concentrating in Miami Beach and Edgewater. Middle Eastern and Israeli buyers have accelerated activity in Brickell and Sunny Isles. The dollar's relative strength versus most of these currencies is creating natural urgency: buy now before exchange rates shift.
The story at the top of the market is simple: there is almost nothing to buy. True ultra-luxury inventory ($5M+) in branded residence buildings is nearly depleted. What remains is priced at premiums that would have been unthinkable in 2020. Buyers who missed the pre-construction window at St. Regis or 888 Brickell are now competing on resale for the same units at 15–25% premiums over original contract prices.
Market Snapshot — Key Numbers
| Neighborhood | Avg $/Sqft (Resale) | Avg $/Sqft (Pre-Con) | Momentum |
|---|---|---|---|
| Sunny Isles Beach | $1,150–$1,900 | $1,900–$2,400+ | ↑ Very Strong |
| Brickell | $800–$1,150 | $900–$1,300 | ↑ Active |
| Edgewater | $720–$980 | $850–$1,100 | ↑ Active |
| Miami Beach (North) | $700–$950 | $850–$1,150 | ↑ Growing |
| Coral Gables | $580–$870 | $720–$970 | → Stable |
| Coconut Grove | $620–$920 | $780–$1,080 | ↑ Active |
What Just Launched — Two Marquee Projects
July brings two of the most significant pre-construction opportunities of 2026. Both are in early pricing phases — which means the lowest available pricing before broader public marketing begins.
"Friends & family pricing exists for a reason: developers reward early commitment. The buyers who acted at this stage in comparable projects have averaged $80,000–$120,000 in built-in appreciation by the time of groundbreaking."
Anantara Residences Miami — Edgewater
The first Anantara hotel-branded residence in North America is now open for friends & family pricing. Located in Edgewater with direct bay views, the 50-story tower is designed by KPF architects with interiors by Studio Urquiola — the same pairing responsible for some of Southeast Asia's most awarded hospitality projects. This is genuinely a once-in-a-generation brand entry into the U.S. market. Full guide to Anantara Miami →
619 Brickell by Nobu & Foster+Partners
71 stories. 5 distinct residence collections. The architecture firm behind 30 St Mary Axe (the Gherkin) is designing a tower that will redefine Brickell Avenue's skyline — paired with Nobu's globally recognized hospitality brand. 1BR to 4+BR residences with panoramic Biscayne Bay and city views. Completion expected 2029. View 619 Brickell details →
Active Projects — Honest Inventory Read
Across the projects I represent, here's where things actually stand in July — and where the remaining value is concentrated.
The Standard Residences Brickell
Still the best value in Brickell's pre-construction market at the $600K–$1.2M tier. Studios through 3BR penthouses on the Miami River. The Standard's lifestyle programming — spa, wellness, co-working, bowling alley, restaurants — creates a live-in experience that newer competitors can't match on paper specs alone. Select floor plans are going fast. View pricing and floor plans →
888 Brickell by Dolce&Gabbana
Miami's tallest tower continues to absorb inventory steadily. 259 residences across 82 floors, each unit custom-configured in collaboration with Dolce&Gabbana's design team. Entry-level units that were priced at $2.5M at launch are now trading at contract premium. If you want in, the window is narrowing. View details →
St. Regis Residences Miami
152 ultra-private residences in South Brickell, designed by Robert A.M. Stern. Pricing from $5.6M for 2BR residences through full-floor estates. Butler Service included. The St. Regis brand has historically driven 12–18% appreciation in comparable Sunny Isles buildings from announcement through completion. Remaining inventory here is genuinely scarce. View full details →
Faena Residences Miami Beach
Ultra-luxury oceanfront living in the Faena District. Limited remaining inventory at the $4M–$12M tier. For a Miami Beach buyer who wants the definitive luxury address, this is it. View details →
What Buyers Are Asking Right Now
"Is this a good time to buy pre-construction in Miami?"
The honest answer: the best time was 2020–2021. The second-best time is now, before the next cycle of completions drives resale competition higher. The projects launching today — Anantara, 619 Brickell — are priced at levels that will look attractive by 2028 if current demand trajectories hold.
"How much do I need to put down?"
Most Miami pre-construction projects are structured at 20–30% down, typically in staged deposits: 10% at contract, 10% at groundbreaking, and the balance at closing. The developer pays the buyer's agent commission — your representation costs you nothing. This is one of the few situations in real estate where professional representation is genuinely free to the buyer.
"What's the rental income potential?"
Branded residences in Miami are generating $8,000–$25,000/month for short-term rentals (where permitted) and $5,000–$14,000/month on annual leases, depending on unit size and building. The Standard and Anantara both have hotel-managed rental programs if you want passive management. Contact me for building-specific rental projections.
Get Pricing on Any Development
I work directly with the sales teams at every project listed here. First access, floor plan selection, and developer incentives are available to registered buyers — at no cost to you.
Request Pricing & AvailabilityLooking Ahead — August & Q3 2026
Several projects are expected to move from pre-registration to active sales in Q3. If you're in the market and haven't registered yet, now is the time — pre-launch registrations consistently secure better pricing and floor plan priority than walk-in buyers at public launch events.
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