Market Overview — September 2026
The most consequential news this month isn't a new tower — it's a financing rule change. On August 3, 2026, Fannie Mae retired its Limited Review process for condominium projects, and Freddie Mac retired its equivalent Streamlined Review. Lenders now have to work through a Full Review, or qualify for a Waiver, on new-development condo financing that previously could move faster under the old streamlined tracks.
What that means practically: if you're financing (rather than paying cash) at a newer building, budget more time for your lender's condo project review, and ask your loan officer early whether the building you're considering qualifies for a Waiver. It doesn't change whether a building is financeable — it changes how long that determination takes. Buyers using cash, or projects with a well-documented reserve study and low investor-ownership ratio, are least affected.
Underneath that, the fundamentals are unchanged from earlier in the summer: international demand remains active, and true ultra-luxury inventory ($5M+) in branded buildings stays thin. For current price-per-square-foot ranges by neighborhood, see the Market Data page — I keep that updated separately from this monthly roundup.
Inventory Reality Check — Three Projects Worth a Second Look
I try to keep the numbers on every development page current, but pre-construction sales move in phases and pages can lag the actual pace. Three projects I represent are meaningfully further along than the headline claims on their own pages suggested going into September — which I've now corrected. Here's where they actually stand.
Anantara Residences Miami — Edgewater
The first Anantara hotel-branded residence in North America now has its sales team in place: ONE Sotheby's International Realty was appointed the exclusive sales and marketing firm for the project earlier this summer. The building is 220 residences across 50 stories — 1 to 5 bedrooms, designed by KPF with interiors by Studio Urquiola — with pricing starting around $1.8M and delivery targeted for 2030. Full guide to Anantara Miami →
9900 West — Bay Harbor Islands
This one had drifted the furthest from reality on our own site: the page said "4 units remain," but the building is actually about 50% sold, with roughly 11 of 23 residences still available — priced from $3.2M to $5.1M as the lower-priced units have already sold through. Private boat slips remain available separately. Delivery is targeted for summer 2026. View current availability →
Surf Row Residences — Surfside
Same story, smaller scale: Surf Row reached the 50% sold mark in early August, leaving roughly 12 of 24 residences available as vertical construction continues toward a 2027 delivery. Starting price remains $1.375M for 1–3BR layouts. View current availability →
"Half-sold isn't the same story as 'four units left' — but it's still a real signal. Both projects are selling at a steady clip toward delivery, not sitting on unsold inventory."
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
"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
I publish this update monthly and correct inventory numbers on individual development pages as I confirm them — as this month showed, "remaining unit" counts can go stale fast in a market that's actually selling. Subscribe via the form on this page and I'll send it directly, along with any off-market opportunities I can't post publicly.