Market Overview — October 2026
2026 is turning out to be a genuine delivery year. Several towers that broke ground years ago are finishing construction this quarter, including Baccarat Residences Brickell (360 units), Aria Reserve's North Tower in Edgewater (399 units), Bentley Residences in Sunny Isles (216 units), Villa Miami in Edgewater (72 units), and Viceroy Residences in Brickell (498 units). That's roughly 1,500 finished units entering the market across just five buildings.
What that means for buyers: completed inventory in those specific buildings will start showing up for resale, which is a different conversation than pre-construction — you can walk the unit, see finished finishes, and close faster, typically at a premium to what early pre-construction buyers paid. If you were priced out of pre-construction at any of these five towers, resale is now worth a look. For buyers still deciding between pre-construction and a finished unit generally, the trade-off hasn't changed: pre-construction gets you a lower basis and payment flexibility; a completed building gets you certainty.
The Fannie Mae / Freddie Mac condo financing change from August is still in effect for anyone financing a purchase — budget extra time for your lender's project review. For current price-per-square-foot ranges by neighborhood, see the Market Data page.
Two New Launches Worth Getting on Your Radar
Neither of these is open for sales yet, but both are close enough that early registration will matter once they are.
Aria Reserve Skyclub — Edgewater
Melo Group's follow-up to Aria Reserve — 430 residences across 49 stories in Edgewater, with a 2026 sales launch expected. Melo has a strong track record delivering on schedule in this corridor. Worth registering early once pricing opens.
Prosper & Versluys — Brickell
A new luxury tower from Prosper & Versluys, with sales expected to launch in Q3 2026. Details on unit mix and pricing are still limited pre-launch — I'll have a full breakdown once the sales team releases pricing.
Watch-List Check-In — Anantara, 9900 West, Surf Row
I corrected the inventory numbers on these three in September after finding they'd drifted from reality. This month, nothing material has changed since — which is itself useful to know, since it means last month's numbers are still accurate rather than already stale again.
"I'd rather tell you 'no change this month' and be right than manufacture urgency that isn't there. When something actually moves, you'll hear about it here first."
Other Active Projects
Across the rest of the developments I represent, the picture is steady heading into Q4.
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. View pricing and floor plans →
888 Brickell by Dolce&Gabbana
Miami's tallest tower — 259 residences across 82 floors, each custom-configured in collaboration with Dolce&Gabbana's design team. View details →
St. Regis Residences Miami
152 ultra-private residences in South Brickell, designed by Robert A.M. Stern, from $5.6M. View full details →
619 Brickell by Nobu & Foster+Partners
71 stories, 5 residence collections, Nobu hospitality, Foster+Partners architecture. Completion expected 2029. View 619 Brickell details →
Get Current Availability on Any Development
I work directly with the sales teams at every project listed here. Verified current pricing and floor plans — at no cost to you as the buyer.
Request Pricing & AvailabilityWhat Buyers Are Asking Right Now
"With so many towers delivering this year, should I buy resale instead of pre-construction?"
Depends what you're optimizing for. A completed unit at Baccarat, Aria Reserve, Bentley, Villa Miami, or Viceroy means no construction risk and no waiting — but you're paying today's price, not the pre-construction basis early buyers locked in. If timeline flexibility matters less to you than certainty, resale at one of this year's deliveries is worth a serious look. Ask me about specific units →
"Does the Fannie Mae / Freddie Mac change affect me if I'm paying cash?"
No. The Full Review / Waiver change only affects conventional mortgage financing on condo purchases. Cash buyers are unaffected by this specific rule.
"How much do I need to put down?"
Most Miami pre-construction projects are structured at 20–30% down, in staged deposits — typically 10% at contract, 10% at groundbreaking, and the balance at closing. The developer pays the buyer's agent commission, so representation costs you nothing.
Looking Ahead — Q4 2026
Expect more resale activity at this year's completed towers as owners who bought pre-construction for investment start listing, plus pricing to open at Aria Reserve Skyclub and Prosper & Versluys once their sales launches go live. I publish this update monthly. Subscribe via the form on this page and I'll send it directly, along with any off-market opportunities I can't post publicly.