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Miami Neighborhood Comparison: Key Biscayne vs Brickell

One of the key advantages of living in Miami is its wide variety of neighborhoods to choose from. From luxury towers overlooking secluded beaches to modern skyscrapers in the heart of the urban jungle, there’s a place for every need and desire. Two Miami neighborhoods that best exemplify both ends of this spectrum are Key Biscayne and Brickell. Not only do they differ in the housing options and price points they have available, but their particular dynamics also offer vastly different lifestyles, perks, and sceneries. And yet they are very close to each other. In this blog, we'll compare both locales in several categories so you can make an informed decision when choosing to buy or rent a property if you’re considering Key Biscayne vs Brickell.

Coconut Grove vs Brickell: Which Miami Neighborhood is Better?

Miami is a city of contrasts. On one hand, you have thriving urban centers bustling with life and energy 24/7, and on the other, you have village-like neighborhoods where time stretches and life rolls by without a care in the world. And often they are just mere miles away from each other. It’s one of the main reasons the area attracts such a wide variety of people! There is truly something for everyone here. Two of the areas that best embody this dichotomy are Brickell and Coconut Grove. Despite both being immensely popular and sitting right next to each other, their characters couldn’t be more different. Together, they represent one of Miami’s oldest neighborhoods and one of Miami’s newest and fastest-growing neighborhoods. And both are undergoing spectacular renaissances. So if you’re wondering which one of these two world-class destinations would be best to buy a property in or call home, you’re in luck because in this blog, we’ll compare both locales in several categories to help you make your best decision when choosing between Coconut Grove vs Brickell. ## The Lifestyle Established in 1825, Coconut Grove is one of Miami’s oldest and most beloved neighborhoods. Oozing with historic charm and lush tropical foliage, it's known for its quaint Caribbean flavor, bohemian vibe, verdant nature, and laid-back coastal lifestyle right on Biscayne Bay. Throughout history, Coconut Grove has attracted families, creative types, and sailing enthusiasts alike, looking for a relaxed daily rhythm, community and privacy in a more secluded setting but close to everything. Its small streets offer cool shade thanks to a canopy of tropical trees, including grand poincianas and banyans, while its unique inhabitants include exotic bird species such as peacocks – yes, peacocks! – and renegade parrots that have managed to escape the pet trade and found a home in the treetops. In contrast, Brickell is a growing and bustling metropolitan area, commonly dubbed the “Manhattan of the South.” It’s the largest financial center in the U.S. south of New York, and it’s characterized by high-rise luxury condos, luxury corporate offices, and vibrant dining, shopping, and nightlife. In all, Brickell’s fast-paced lifestyle is ideal for professionals, executives and world travelers who want to have walkable access to it all, including where they work. If you’d like to see for yourself how both of these neighborhoods compare to one another, check out our exclusive video on everything Coconut Grove vs. Brickell. ## Getting Around Both neighborhoods score high on walkability and transportation. Coconut Grove’s village feel makes it naturally walkable with many great parks, outdoor eateries and boutiques within a short distance. Bicycles are also a common form of transportation, and you can always take the free Coconut Grove Trolley to move within the neighborhood limits. ###### Miami Trolley To get to other areas of Miami, you would normally take your car, with the Grove connecting directly to main roads leading to Brickell (10-20 minutes), Coral Gables (15 minutes), US-1 and I-95\. Alternatively, there’s also the option to take the Metrorail, Metromover, and several bus lines. But as with most of Miami, you’ll want your car. ###### Miami Metromover Being a busier and denser area, Brickell takes walkability to another level with cafes, restaurants, convenience stores, banks, and offices on almost every block. It also has more transportation options, including the free Brickell trolley, the Metromover, which can take you to Wynwood, Coconut Grove, and Downtown Miami, bus lines, and the Metrorail. While you don’t need a car to live in Brickell, many residents do. And if you plan to drive, plan to expect heavy traffic during peak rush hours, plus congestion throughout most of the day – it comes with the territory of living in Miami's financial district. ## The Work-Life Flow While Coconut Grove is mostly a residential neighborhood, it includes a mix of professional services offices, important architecture firms, and other creative industry locales contributing to its vibrant, small and medium business environment. New boutique office buildings have been emerging alongside retail and dining, attracting tenants in tech, finance, real estate development and creative sectors. Also, thanks to its proximity to the University of Miami, the Grove attracts both students and faculty, giving the area a college-town feel, with a creative, intellectual vibe that mixes well with its charming eateries, wellness spots, and boutiques. Brickell, on the other hand, lives up to the image of a true modern metropolis. Gleaming high rises line the streets, while pedestrians wait to cross the streets to get to their next lunch meeting. It’s a buzzing international corporate mecca now evolving into Miami's tech hub, with startups, VC firms, and AI labs filling the office space available. While Coconut Grove is all about finding nirvana amid the natural splendor of the South Florida coast, when you compare Brickell vs Coconut Grove, you get a stark contrast. Brickell provides a tropical-chic urban setting where you can rub shoulders with some of the world’s most important players in the international corporate scene, all waterfront, while Coconut Grove offers you nature’s counterbalance. And this is why so many people who work in Brickell also choose to live in Coconut Grove. Brickell is winning you over? Discover top luxury Brickell condos for sale and rent. ## Outdoor Living & Waterfronts Coconut Grove cannot be beaten as far as access to nature goes, as the entire neighborhood is one lush tropical wonderland. Streets serve as walking trails, and there are expansive areas such as Kennedy Park and Peacock Park, where you can play volleyball or kickball, and your furry friends can run leash-free. With Biscayne Bay as its backdrop, the Grove is also a great place to play on the water and enjoy sailing, kayaking, or stand-up paddleboarding, with many marinas available, of which the most notable is the Dinner Key Marina – Miami’s largest! And the breathtaking and historic Vizcaya Museum and Gardens, with its spectacular gardens and natural mangrove forest and excellent cultural programming is a gem of Miami destinations that Coconut Grove gets to call home. Coconut Grove’s charm is working on you? Explore the Grove’s luxury condos for sale and rent. Despite its urban density, Brickell provides plenty of smaller outdoor options with green spaces as well, such as Brickell Park, Brickell Key Park, Alice C. Wainwright Park, and Miami Circle Park, where you can enjoy walking along shady trails, and pups can enjoy off-leash areas. And while the neighborhood is waterfront, it lacks beaches, marinas, or public boating facilities. For this, you’d have to drive 10 minutes to Coconut Grove. ## Arts & Culture Thirty years ago, Coconut Grove was Miami’s first art district before any other existed, and the area still celebrates the arts with a host of fairs and quirky cultural festivals such as: * the King Mango Strut * Goombay Festival * the Coconut Grove Arts Festival. The neighborhood is also home to many small art galleries and artists’ studios, as well as hosting Pinta Miami, a key Art Week highlight. Moreover, it has unique sites where culture, history, and nature converge, such as: * the aforementioned Vizcaya Museum and Gardens * The Kampong National Tropical Botanical Garden * Barnacle Historic State Park. While Brickell is best known for its lively happy hours, Michelin-rated Miami dining, and nightlife venues more than for cultural events, public art installations along the Baywalk and pop-ups during Miami Art Week contribute to its cultural flair. Also, you can easily get to the nearby Downtown Arts District and enjoy the many cultural offerings there, such as: * the Kaseya Center * the Adrienne Arsht Center * Ziff Opera House * the Pérez Art Museum Miami (PAMM). Both neighborhoods also have very good movie theaters. ## The Shopping Edit Coconut Grove offers a charming mix of indie boutiques and lifestyle shops along the streets of the neighborhood’s center, anchored by the CocoWalk, an open-air shopping hub with food and entertainment options that include clothing brands, restaurants, gift shops, bars, and a movie theater. For a luxury shopping experience, you can drive 10 minutes to the Shops at Merrick Park in neighboring Coral Gables, or head to Brickell. For groceries and daily essentials, residents rely on nearby premium markets like The Fresh Market, Milams, Aldi, or specialty spots on Grand Avenue (organic produce, artisanal goods), as well as the Coconut Grove Farmer’s Market. A 10-minute drive will also take you to the Trader Joe's in Coral Gables. In Brickell, you’ll have a huge array of shopping options along Brickell Avenue, with the crown jewel being the multi-storied, luxury shopping destination at Brickell City Centre. Here, you’ll find a Saks Fifth Avenue, as well as other noteworthy brands like Zara, Apple, Anthropologie, and contemporary favorites for fashion, beauty, jewelry, and home goods, plus entertainment like a cinema and a mini golf. For the day-to-day, there’s a Publix near Brickell City Centre, a Whole Foods just over the bridge in Downtown Miami, as well as multiple pharmacies and specialty spots for organic produce and artisanal goods. Plus you’re 10-minutes from Coconut Grove’s Fresh Market. See what we are getting at here? ## Signature Flavors Coconut Grove is home to some of Miami’s most delightful outdoor cafés, world-class restaurants, as well as sports bars and even old-school dives where you can get your bohemian groove on. The Grove’s dining options range from vegan to burgers and seafood options, street food, and international fare from all corners of the world. Some of the most notable options include: * Ariete is the Michelin-starred option experimenting with new American cuisine. * Bombay Darbar thrills with the flavors of India. * Sapore di Mare, a classic offering Italian fare with a nautical twist. * Chug’s Diner takes the diner concept to another level with Cuban flavors and its chic aesthetic. * Midorie is a simple-looking Japanese restaurant that lets the flavors speak for themselves. * Los Félix, another Michelin-starred restaurant that elevates the Mexican experience. * Lokal is a casual joint offering the good old American burger, but with locally sourced ingredients. * Bellini is perched atop the Mr. C hotel, offering great views and even better Italian food from the Cipriani family. * Le Bouchon du Grove is your French corner in Coconut Grove. Brickell's dining scene reflects its cosmopolitan energy. From Michelin-starred experiences to power lunch spots and late-night lounges, the neighborhood caters to professionals, foodies, and those seeking Miami's most elevated culinary moments. Some of the area’s best restaurants include: * Elcielo is a Michelin-starred restaurant where chef Juan Manuel Barrientos reimagines Colombian tradition through dramatic, sensory tasting menus. * Cipriani, credited with inventing both the carpaccio and the Bellini, brings the iconic Italian brand to Brickell with refined dishes, nautical elegance, and panoramic views of Biscayne Bay. * The River Oyster Bar is a beloved seafood bistro where locals have both their romantic and business rendezvous over some of the freshest oysters in town. * The Henry offers a wide range of foods, from avocado toasts to braised ribs, ideal for a large group or if you’re undecided on what to eat. * Claudie channels the sun-drenched charm of the Côte d'Azur with elevated Mediterranean dishes. * Dirty French brings bold prime-aged steaks, extravagant seafood towers, and a decadent martini lounge to a neon-glam, Paris-meets-Miami setting in Brickell. * Casa Tua Cucina is a high-end Italian eatery and market with ten individual food stations offering gourmet ingredients, a hundred labels of wine, and a soulful approach to gastronomy. * B Bistro + Bakery is where locals head to satiate their sweet tooth and comfort food cravings, serving croque madames, creative pastries, tuna avo toast, and pastelito pancakes. ## Schools: Coconut Grove vs Brickell ###### Ransom Everglades School Being a well-established residential neighborhood, Coconut Grove wins in terms of the best schools, and not just over Brickell. Coconut Grove is home to some of Miami’s finest private schools and public ones, too. These include the highly-ranked private Ransom Everglades School, as well as the parochial Carrollton School of the Sacred Heart with its beautiful Mediterranean-style campus. Other private schools in the area include Saint Hugh, Saint Stephen’s Episcopal, Coconut Grove Montessori, the Vanguard School, and LaSalle High School. Public schools include Coconut Grove Elementary, Frances S. Tucker Elementary, and George W. Carver Elementary and Middle Schools. Of course, Brickell also has several notable schools. Public schools that serve the Brickell area include Coral Way K–8 Center, Southside Elementary School, Ponce de Leon Middle School, and Miami Senior High School, as well as the Robert Morgan Vocational Tech Institute and the highly ranked MAST Academy, located in nearby Key Biscayne. Nearby private schools include Open Hearts Language Academy (OHLA), Key Point Academy, and Brickell International Academy. Our clients often reach out to us for the overview of the best private schools in Miami during their search for the new condo home, and you’ll find some excellent Coconut Grove and Brickell recommendations on our list. ## Architecture & Design The architecture in Coconut Grove is an eclectic blend of new high-rise condos, older boutique condos, Bahamian cottages and Old Florida bungalows, mid-century single-family homes, as well as opulent Bayside mansions nestled in gated communities, and even some historic structures. This variety is part of the Grove's appeal! For those who seek modern condo living, some of the most luxurious building options in Coconut Grove include: * The newly completed Vita at Grove Isle * Grove at Grand Bay * Grovenor House * Mr. C Bayshore & Tigertail Residences * Two Park Grove * One Park Grove And the up-and-coming Four Seasons Private Residences Coconut Grove, which is currently under construction with a 2028 completion date. We are extremely excited to see this boutique luxury Coconut Grove condo come to life, and detail its progress in our exclusive video. For new boutique offerings, Ziggurat is a rare find: an exclusive collection of only 19 luxury homes conceived to provide a private oasis within the Grove. Brickell on the other hand offers a completely different landscape. While South Brickell contains older low and mid-rise buildings plus a handful of mansions and Spanish-style homes from the Mary Brickell era, the bulk of the neighborhood consists of soaring skyscrapers—particularly new, modern high-rises packed with resort-like amenities. Watch our Guide to Living in Brickell video for a true local expert’s view. Some of the most luxurious existing buildings you’ll find in Brickell include: * Santa Maria * Jade Brickell * Brickell Flatiron * Echo Brickell * The Four Seasons Residences Brickell However, Brickell is quickly becoming the world’s destination for ultra-luxury condo living with more than two dozen new construction developments on the way, from supertalls to boutique offerings. In our expert opinion, some of the best Brickell pre construction include: * 888 Brickell by Dolce & Gabbana * The Residences at the Mandarin Oriental, Miami on Brickell Key * St. Regis Residences Miami (in South Brickell) * The Residences at 1428 Brickell * Cipriani Residences * Baccarat Residences * Mercedes-Benz Places * Nobu Residences Miami Watch our exclusive 888 Brickell video interview revealing all the amazing details. ## Prices & Perspective Coconut Grove has a wider range of single-family and duplex housing options, ranging from affordable to extremely affluent, with an emphasis on the higher end of the spectrum. Average listings range around $1,959,878 or about $938 per square foot, but listings can run as high as $22,500,000 or $4,080 per square foot. Brickell’s options lean more heavily toward condo units, which appeal to international investors, young urbanites, young families and C-suite executives seeking stunning Brickell penthouses. Average listings hover at about $484,915, or $357 per square foot, but can run as high as $33,000,000 or $7,119 per square foot. ## Which Neighborhood is Better? Coconut Grove or Brickell? This really depends on what type of person you are and the lifestyle that you seek, since these two neighborhoods are very different from one another, and each offers unique pros and cons. Whether you're debating living in Coconut Grove or Brickell, understanding what each neighborhood offers is key to making the right choice. If you’re more of a nature lover, seeking spacious, family-friendly housing in an exclusive tropical village setting with plenty of access to nature, and close to everything including top schools, Coconut Grove is sure to steal your heart. But if you thrive in an urban core, love being walking distance from work, or are an executive who can’t resist the fast-paced energy of the city, you’ll probably feel more at home at Brickell. If you’re interested in seeing how other neighborhoods compare to one another, for example, Coconut Grove vs Coral Gables or other locations, explore the rest of our Miami Neighborhood Comparisons. Whatever your decision, we’ll be happy to share our 20+ years of experience in Miami’s luxury condo market, as well as our homegrown insights into the advantages of each location. Just give us a call or email, and let us help you sort through the many available listings in Coconut Grove vs Brickell, to help you pick the perfect location for you.

December 2025: Fort Lauderdale and Palm Beach Pre-Construction Condo News Update

South Florida’s pre-construction market finished the year strong, with developers advancing luxury condo developments across the pipeline—from announcing new projects to nailing construction milestones. Palm Beach’s new construction market is definitely heating up as well. This December, Lionbright Development launched sales for the highly exclusive 123 Ocean in Palm Beach Shores. Related Ross’ Shorecrest secured approval for its scaled-back waterfront vision. Olara in West Palm Beach began rising vertically. And, new proposals came to light, carrying momentum into the new year. Read on to find out which Fort Lauderdale project resubmitted plans to add a hotel component, along with other updates in our December 2025 pre-construction condo market news round-up for Fort Lauderdale and Palm Beach. --- ## — December 2025 – Fort Lauderdale & Palm Beach Condo Pre-Construction Market at a Glance ### Sales Launched * 123 Ocean – Palm Beach Shores ### Approved * Shorecrest – West Palm Beach ### Planned/Proposed * Sereno Fort Lauderdale – Fort Lauderdale * Condos at Pomp by Lennar-Affiliate – Pompano Beach * One on One Harbor Beach (also Harbor Drive Residences) – Fort Lauderdale ### Construction Updates * Olara – West Palm Beach ### Other Updates * Sage Intracoastal Residences – Fort Lauderdale ### Watchlist * One Boca by Terra & Frisbie Group – Boca Raton * Kadima Developers Acquires Casino-Adjacent Lot – Hallandale Beach --- ## — Fort Lauderdale & Palm Beach Condo Pre-Construction Market: Sales Launched ### 123 Ocean – Palm Beach Shores **Groundbreaking: 2026 | Completion: Late 2027** Lionbright Development launched sales for the boutique 123 Ocean in December. Designed by Arquitectonica, the six-story building will rise with only 27 luxury residences. Perched at 123 Ocean Avenue, you will be next door to the Palm Beach Shores Community Center and enjoy direct beach access via private walkways. Each home will feature refined interiors by Asthetique, layered with vintage-inspired textures that reflect Palm Beach’s unique character. Expect direct elevator entry, a choice of two distinctive chef’s kitchen designs, Bosch appliances, white oak and soft brass accents, expansive balconies, and cinematic ocean views at every turn. Units will range from 1,581 to 3,100 square feet. Highlight amenities include a pool and sun deck, a wellness suite with ice bath and infrared sauna, a fitness studio, a residents’ lounge, a media room, a children’s play space, and landscape architecture by Naturalficial. _Prices start at $1.7 million, with a choice of one- to three-bedroom residences. Reach out to secure your residence early in this intimate building, offering a villa-in-the-sky sensibility in one of Palm Beach Shores’ premier beachfront neighborhoods._ ## — Fort Lauderdale & Palm Beach Condo Pre-Construction Market: Approved ### Shorecrest – West Palm Beach **Groundbreaking: Early 2026 | Completion: Summer 2028** With approval from the West Palm Beach Planning Board, Related Ross can now move forward with plans for its 306-foot waterfront condo at 1901 North Flagler Drive. The project has been approved with a lower density than its previously proposed 199 units. The 2-acre site is currently home to Temple Israel, which will be relocated and its structure demolished to make way for the new development. Designed by Connecticut-based Roger Ferris + Partners, the 27-story Shorecrest will rise with a distinct curvilinear form, accentuated by a reflective glass facade. Units will feature larger-than-average layouts, with most showcasing stunning views of the Intracoastal Waterway. All 100 residences will feature interiors by New York’s Rottet Studio, complete with custom White Oak European millwork, freestanding soaking tubs in the primary baths, white oak wood-plank flooring, and a home automation system. Highlight amenities at the Shorecrest West Palm Beach will include a rooftop deck featuring a 75-foot pool and lounge areas, spa facilities, a fitness center, a cocktail lounge, a private dining room, a game lounge, a golf simulator, and a coworking lounge. The LEED Gold-compliant tower will also feature a five-story podium with 204 parking spaces, offering more than two spots per unit. _Prices started at $1 million, with a choice of two- and three-bedroom residences._ ## — Fort Lauderdale & Palm Beach Condo Pre-Construction Market: Planned/Proposed ### Sereno Fort Lauderdale – Fort Lauderdale **Groundbreaking: N/A | Completion: 2028** Developer partners Integra Investments and Flying Point submitted revised plans to the city’s Development Review Committee for Sereno Fort Lauderdale in December. Under the updated proposal, the duo seeks to increase the number of condo units from 76 to 88, along with the addition of 113 hotel rooms. The project will also feature 1,800 square feet of commercial space and 200 parking spaces. Designed by FSMY Architects + Planners, the condo-hotel will rise 14 stories with a separate four-story parking structure. Interiors will be led by UK-based 1508 London. Each home will feature Italian kitchens outfitted with branded appliances and glass balconies affording panoramic views of the ocean, intracoastal, Hugh Taylor Birch State Park, and the Bonnet House Museum & Gardens. Two rooftop amenity decks anchor the project, providing separate spaces for residents and hotel guests to unwind. Units will range from 372 to 1,252 square feet, with dedicated entrances for the condo and hotel portions. Launch prices started at $1.4 million, with a choice of studios to three-bedroom residences. Call, chat, or email us for updated prices and floor plans and secure your spot early in this exceptional condo-hotel. ### Condos at Pomp by Lennar-Affiliate – Pompano Beach Acting via an affiliate land bank, Lennar Corp. acquired 20 acres around 777 Isle of Capri Circle for $50 million this December. The development site is part of The Pomp mixed-use project, where Harrah’s Pompano Beach Casino is already open. As per plans filed back in 2024, Lennar proposed building 344 condos and 82 townhomes on the site. The complex will be home to buildings no taller than seven stories and feature a clubhouse with a fitness center and at least one pool. ### One on One Harbor Beach (also Harbor Drive Residences) – Fort Lauderdale In late December, Camaco Development submitted plans for a 240-foot, 21-story residential tower to the city’s Planning and Zoning Board in December. The project requires special city approval to exceed the 120-foot limit. The building name is not clear yet, with both Harbor Drive Residences and One on One Harbor Beach found in project documentation. It is slated for a January 21 review before the planning and zoning board. Designed by Adache Group Architects and Kora, the waterfront tower is expected to rise with only 36 luxury residences, including two 9,000 square feet penthouses, a five-story parking podium, and a sprawling amenity deck on the seventh floor. Units will feature larger-than-average layouts and start from the fifth floor. Amenities will likely include a pool, a private pool bar, a gym, a game room, and a wellness center. Located at 3049 and 3043 Harbor Drive, the 0.8-acre site sits south of the upcoming St. Regis Bahia Mar & Yachting Center and north of the Harbourage Place condominium. It is also a 5-minute drive from Las Olas Beach, a 10-minute drive from the popular Las Olas Boulevard, and a 15-minute drive from the Fort Lauderdale-Hollywood International Airport. ## — Fort Lauderdale & Palm Beach Condo Pre-Construction Market: Construction Updates ### Olara – West Palm Beach **Groundbreaking: August 2024 | Completion: 2028** New York-based developer Savanna has started vertical construction on its transformative project in West Palm Beach. Work is underway on its 100,000-square-foot podium. Olara is poised to revitalize the North Flagler waterfront with standalone home-like units and 80,000 square feet of exceptional amenities. Its centerpiece private dock is unlike any other in the area, featuring three for-purchase boat slips, a pair of house yachts, and a dedicated seafaring concierge. Designed by Miami-based Arquitectonica, Olara will rise 26 stories with 287 luxury residences. The timeless tower will be part of a 4-acre residential oasis, flaunting aerodynamic curves with glass terraces reflecting the water below. Interiors will be handled by the world-renowned Gabellini Sheppard Associates. The oversized floor plans range from 1,500 square feet to 4,200 square feet. Fronting the Intracoastal Waterway in West Palm Beach, the high-rise will also carry about 1,570 square feet of commercial space and 30,000 square feet of epicurean marketplace space, including an 8,500-square-foot restaurant space helmed by the Michelin-starred Chef José Andrés. You will also benefit from an exclusive partnership with Sollis Health, affording access to the best healthcare concierge professionals. More wellness-focused amenities include an Olympic-size lap pool, a leisure pool with full-service cabanas, a spa with a five-star recovery zone and Japanese-style Onsen, plus 13,000 square feet of indoor and outdoor workout spaces designed by The Wright Fit, inclusive of a yoga and Pilates studio. There will also be a game room, a multimedia lounge, a co-working lounge, a library, and lush landscaping by EDSA. _Prices start at $1.7 million, with a choice of two- to four-bedroom-plus-den residences._ ## — Fort Lauderdale & Palm Beach Condo Pre-Construction Market: Other Updates ### Sage Intracoastal Residences – Fort Lauderdale **Groundbreaking: November 2025 | Completion: Q3 2027** A month after breaking ground, Property Markets Group (PMG) secured a $115 million construction loan for their 25% pre-sold development located next door to the Galleria Mall at 900 Intracoastal Drive. All east-facing condos in this boutique building will offer unobstructed water and ocean views that are permanently protected by the Bonnet House Museum & Gardens and beach situated across the Intracoastal. Designed by Fort Lauderdale-based FSMY Architects, the boutique Sage Intracoastal will rise 28 stories with only 44 residences. No more than two units per floor, interiors by San Francisco-based BAMO, and 270-degree views combine to create a standout boutique living experience. Units will range from 2,767 to 3,400 square feet. With approximately 19,000 square feet of indoor and outdoor amenities, you can look forward to a resort-style pool and lounge, a cafe, a water-view bar and lounge room, a fitness center, a dedicated yoga lawn, a golf simulator, and a Sage Wellness Spa with steam, sauna, cold plunge pool and treatment rooms. Pet lovers will appreciate the dog run and dog walking services. PMG is also in talks to add four boat slips to the property. _Prices start in the high $2 millions, with a choice of two- to four-bedroom residences. Contact us to schedule a private presentation and explore remaining opportunities at this boutique waterfront residence featuring expansive floor plans._ ## — Fort Lauderdale & Palm Beach Condo Pre-Construction Market: Watchlist ### One Boca by Terra & Frisbie Group – Boca Raton Approved by the Boca Raton Planning and Zoning Board, Terra and Frisbie Group can now proceed for a first reading on their proposed 99-year lease of city-owned land, which would enable the development of One Boca. Board members supported the lease, citing the need to encourage development around the Brightline station and noting that downtown redevelopment is long overdue. The large-scale project would feature 765 apartments (77 of which will be workforce), 180 hotel rooms, a 30,000-square-foot grocery store, 120,000 square feet of office space, and 2,100 parking spots across 7.8 acres of city land, including at 101 Northwest Boca Raton Boulevard. If approved, the transit-oriented One Boca would also be home to another mixed-use project featuring 182 condo units at 141 Northwest Fourth Street, a privately owned parcel. The developers are currently under contract to acquire the site. If council members approve the first reading, the lease agreement will be presented to voters for final ratification in March. As per earlier reports, the developers have also proposed a community benefits package, including a reimagined version of Memorial Park, a new city hall and community center, a World War II memorial, a new tennis center with up to 10 clay courts, a playground with banyan trees, and a new children’s museum. ### Kadima Developers Acquires Casino-Adjacent Lot – Hallandale Beach Hot on the heels of breaking ground on Seven Park in Hallandale Beach, Miami-based Kadima Developers made headlines again with the purchase of a 12.2-acre vacant lot next door to the Big Easy Casino. The parcel sits just 10 minutes from the beach, five minutes from the under development, and within walking distance of the neighborhood’s top restaurants. Billionaire Jeffrey Soffer sold the site at 831 North Federal Highway, not including the casino, for $31.1 million. Kadima plans on developing the parcel into a master-planned community, featuring a mix of condos, apartments, retail, entertainment, and warehouse space. For now, the developer flipped about 3 acres of the site for $12 million to an affiliate of Persea Ventures, a Fintech investment firm, while retaining the role of project manager for the sold portion. --- If you love staying on top of pre-construction news and trends in Fort Lauderdale and Palm Beach, subscribe to this blog or our YouTube channel for monthly updates! If you are interested in pursuing a Fort Lauderdale or Palm Beach preconstruction condo, please reach out to us directly to be connected with one of our South Florida preconstruction expert agents.

Top Things to Do in Miami in January 2026

January is all about fresh starts, renewed energy, and pressing the reset button on your mood. And our selection of top Miami events in January 2026 does just that. We’ve got feel-good philanthropic galas, soul-stirring orchestral moments honoring Miami’s Art Deco history, spiritually rich pieces at PAMM, marathon milestones to knock out, and laugh-out-loud nights at the Hard Rock. There’s something for every taste to help you move into the year at your own pace. --- ### Begin the Year by Giving Back: Charity Events and Galas **January 10th, 22nd, and 24th | Multiple Venues** Ring in the New Year with purpose and the simple joy of sharing by supporting one, or more, of these meaningful Miami events in January: #### Be A Voice Gala 2026, January 10 Join the “Voices” championing youth in the foster care system at this elegant black-tie evening and help them open doors to a brighter tomorrow. You get to wine, dine, dance, and bid on exclusive auction items with fellow changemakers at The Ritz-Carlton Key Biscayne, as this year’s theme “Bloom Where You Are Planted” celebrates resilience, hope, and growth. #### YoungArts Miami Gala 2026, January 10 Sponsored by Oscar de la Renta, this evening affair makes a fitting conclusion to National YoungArts Week while supporting rising talents in their pursuit of creative freedom. This year, the five days of multidisciplinary live performances wrap up at the Rubell Museum with a fundraiser and an inspiring awards night. #### Annual Splendor in the Garden, January 22 Get your front-row tickets to an outdoor runway show by Neiman Marcus Coral Gables, and help nurture the next generation of conservationists. Set against the lush backdrop of the Fairchild Botanic Garden, proceeds from this stylish afternoon fund vital school science and education programs, while keeping you on top of trends. #### The Underline Sneaker Ball 2026, January 24 It’s the launch of a signature sneaker, culinary fest, and fundraiser rolled into one! You’ll arrive for the silent auction and a chance to support Friends of The Underline, but end up staying for the eye-popping entertainment and palpable energy. #### The Royal Ball of Prince Orlovsky, January 24 This roaring 20s masquerade offers the rare opportunity to step into an immersive world crafted by the Florida Grand Opera (FGO). Marking the opening night of “Die Fledermaus” at the Adrienne Arsht Center, this one-of-a-kind evening will have you enjoying a champagne tower, a royal ball, dinner on stage, Prince Orlofsky’s legendary hospitality, and the Elevare award ceremony, followed by after-hours entertainment, all while you help fund FGO’s vision for the future of opera. ### Woody De Othello: coming forth by day at PAMM #### **January 1st - June 28th |** 1103 Biscayne Boulevard, Perez Art Museum Miami, Downtown Miami ###### Woody De Othello. Installation: Untitled Works, 2025\. Courtesy the artist, Jessica Silverman and Karma. Photo: Phillip Maisel You have to experience it to fully absorb the nuanced spirituality and ritualistic gravity of Woody De Othello’s immersive installation, widely appreciated during Art Basel 2025. His first museum solo in Miami, “coming forth by day” is heavily inspired by the “Egyptian Book of the Dead: The Book of Coming Forth by Day” (2000) and Othello’s interpretation of written works by Afrocentric scholars. This deeply personal and materially rich exhibit features a series of ceramic and wood sculptures, a large-scale bronze, tiled wall works, clay-painted walls, and subtle use of herbal scents. It will stay on display through to June 28th. ### South Beach Jazz Festival #### **January 8th-11th |** Multiple Venues Across Miami Beach With the theme “From Disability to Serendipity,” this Miami Beach tradition brings together jazz musicians of all abilities and statures to fill your weekend with smooth vocals and timeless melodies. It’s easily one of the top Miami events in January 2026, so come and experience the rich legacy of jazz in Miami, as this annual celebration unfolds across free outdoor concerts and club shows. This year’s lineup includes Federico Britos Jazz Quintet, John Pizzarelli, The Harden Project, Spam AllStars, the Spanish Harlem Orchestra with special guest Etienne Charles, Ricky Ricardi, and Lemon City Trio, among other classic to contemporary artists. ### Art Deco Weekend #### **January 9th-11th |** Along Ocean Drive & Lummus Park, South Beach In its 49th year, Art Deco Weekend goes far beyond postcard views, bringing you themed architecture walking tours around South Beach’s most iconic buildings, including the fan-favorite “Crimes and Scandals” tour that gives you all the secrets you’ve always wanted to know about the city’s infamous past. Set along Ocean Drive, this magical weekend feels like a leaf right out of history and gives you an insider’s view of Miami Beach’s timeless glamour and design heritage, while spotlighting the Miami Design Preservation League’s efforts to protect it for future generations. They also have live jazz performances and dance lessons to round out the festivities Miami style. ### Short FILM FESTIVAL: Best of Fest 2025 + Here We Gather: All We Need, We Already Have Exhibit #### **January 11th + January 25th - March 22nd |** 16701 SW 72nd Avenue, Deering Estate, Palmetto Bay Rounding up and scoring all the cinematic gems released over the past year, the MIAMI short FILM FESTIVAL (MIAMIsFF) will be hosting a special evening show on the 11th. After a brief cocktail reception, you’ll be treated to a screening of the winners in the categories of Best Comedy, Best Animation, Best Documentary, and the prestigious Jury Award. Later, on the 25th, “Here We Gather…All We Need, We Already Have” will debut with a free opening reception. True to its name, the exhibit will showcase works made of materials found at the Deering Estate and curated by Dainy Tapia. Featuring works by Rebecca White, David Valiente, Karla Kantorovich, Jessica (Yessica) Gispert, and Maria Theresa Barbist, among other artists, this two-month-long display will highlight the ephemerality of natural materials, allowing them to shift and weather over time, lending the exhibit great repeat value. ### Outdoor Science Lab for Families at the Vizcaya #### **January 15th | 3251 South Miami Avenue, Vizcaya Museum & Gardens, Coconut Grove** The Vizcaya turns into your personal outdoor lab for the night with this after-hours family experience. Guided by local scientists and educators, kids aged 6-12 are invited to explore the fascinating wildlife that crawls out after sunset at these historic grounds. Each child will receive a flashlight at check-in to assist their study, followed by a story circle hosted by the Miami-Dade Public Library plus science-based art and craft activities to round out this immersive learning program. ### Life Time Miami Marathon & Half Marathon #### **January 24th-25th | Course Spans Downtown Miami, South Beach, and Coconut Grove** Miami’s favorite year-opening race is back to challenge 18,500 athletes from more than 80 countries. Choose between a marathon, half marathon, and 5K to test your limits and catch the best of the city en route, from the shimmering bay views of Downtown to the Art Deco landmarks of South Beach, and palm-lined avenues of Coconut Grove. There’s also a Kids Run that will have elementary to middle-school runners competing for top honors and a medal for each at the finish line, if they can conquer the 26.2-mile route. ### Jerry Seinfeld, Stavros Halkias, Penn & Teller, and More Comedy Gold at the Hard Rock #### **January 16th, 17th, 23rd, 24th & 31st |** 1 Seminole Way, Seminole Hard Rock Hotel & Casino, Hollywood Kickstart your year with hearty laughs courtesy of Hard Rock Hotel’s label-defying lineup: #### Stavros Halkias, Jan. 16: If you’ve seen this “Fat Rascal” star on Netflix or tuned into one of his podcasts, then you know you’re in for an evening of belly laughs. He’s bringing “The Dreamboat Tour” to town, and you’re invited to experience his unfiltered self, up close and personal. #### Miami Comedy Festival, Jan. 17 Catch the likes of Earthquake, Special K, and Sommore for a night of nonstop laughs that will echo well beyond the curtain call. #### Jerry Seinfeld, Jan. 23-24 With one of the most successful comedy series of all time to his name, this Emmy and Golden Globe winner needs no introduction. Reserve your seat to dive into the kind of shenanigans he’s been up to lately. #### Penn & Teller 50th Anniversary Tour, Jan. 31 From busking to sold-out Broadway shows, this chaotic duo has come a long way. You won’t want to miss these acclaimed comedic magicians in action, as they bring the antics that made them one of Las Vegas’s most beloved resident headliners to town. ### Ailey II, Rhapsody in Blue, Bronfman Plays Beethoven, and More Performances at the Arsht Center #### **January 8th-31st (check specific event dates) |** 1300 Biscayne Boulevard, Adrienne Arsht Center, Arts and Entertainment District Here are our top picks for performances at the Adrienne Arsht Center this January: #### The Inheritance (Part 1), Jan. 8th-25th Watch the Florida premiere of this two-part contemporary epic that explores the meaning of love, loss, and legacy within the LGBTQ community. It has been praised for being deeply emotional and unexpectedly humorous, intimate and strong. #### Ailey II, Jan. 9th This dance production by Alvin Ailey American Dance Theater’s second company shines a spotlight on its next generation of performers. South Florida native Jordyn White, known for her powerful stage presence, leads the contemporary program with a full ensemble under the direction of Francesca Harper. #### Rhapsody in Blue, Jan. 10th Marcus Roberts’ Trio delivers a fresh take on George Gershwin's masterpiece, in collaboration with the New World Symphony, at this evening program. A fusion of jazz and classical elements, Roberts’ skillful improvisation meets its harmonious match under the technical clarity of conductor Andrew Grams for an electrifying performance. #### Verdi's Requiem, Jan. 23rd-24th If emotionally charged classical works speak to you, then you won’t want to miss this musical production by The Cleveland Orchestra. Led by the acclaimed baton of Franz Welser-Möst, this dramatic presentation moves from grief to hope, backed by powerful percussion and an exceptional quartet including tenor Joshua Guerrero and soprano Asmik Grigorian. **The Royal Philharmonic Orchestra, Jan. 26th** Another powerful piece of Arsht’s 2025–26 Classical Music Series, this program features Vasily Petrenko leading the Royal Philharmonic Orchestra in two meaningful symphonies on its 80th-anniversary tour. We recommend arriving early to catch the pre-show discussion, scheduled an hour before the show. #### Itzhak Perlman’s Cinema Serenade, Jan. 28th Legendary violinist Itzhak Perlman partners with The Cleveland Orchestra to serenade you with the silver screen’s most stirring melodies. Gear up for an intense evening as the lineup includes “Schindler's List’s” hauntingly beautiful score and the evocative love theme from “Cinema Paradiso.” #### Mikailo Kasha, Jan. 30th Ranked among the top 1% of bassists worldwide, Miami’s own Mikailo Kasha will be taking center stage at the Arsht Center’s outdoor plaza. Expect to tune into the award-winning composer’s original works, as he leads his modern jazz quartet for an unforgettable concert experience under the stars. #### Bronfman Plays Beethoven, Jan. 30th-31st Another can’t-miss concert for classical music fans, this program pairs Beethoven's Piano Concerto No. 5 with Mozart's Symphony No. 41 to deliver a rare masterpiece. With Grammy Award-winning pianist Yefim Bronfman at the keyboard, you’re in for a spectacle worth remembering. --- Take this guide as an invitation to start the year connecting with others and enjoying cultural expressions that will remind you why Miami is the place to be in 2026\. From supporting meaningful causes and exploring cultural depth to riding an emotional wave of music or laughing the night away, there’s a wide range of Miami events in January to keep you energized. And as always, we’d love to hear what made it onto your calendar, so be sure to drop us a comment on our socials. Follow @blackbookproperties on Instagram to join the fun as we bring you highlights from Miami’s hottest annual events. Alternatively, call, text, or email us to become a part of our vibrant community and experience these events with a Miami address of your own.

The Best Miami Neighborhoods: South of Fifth vs Fisher Island

If you’re considering moving to Miami, and you’re looking for an exclusive, beachfront, luxury neighborhood, two options you’ll likely hear suggested are South of Fifth (SoFi) in South Beach, or the ultra-exclusive Fisher Island. These two areas share some geographic and lifestyle similarities—both are incredibly beautiful neighborhoods that are home to affluent and high net worth (HNW) residents seeking a relaxed but sophisticated waterfront lifestyle with large condo home options—but they also have essential differences that make for very different living experiences. In this blog, we’ll dive deeper into both neighborhoods and their buildings, comparing what makes them stand out in several categories, and why residents choose them. This way, you’ll be well-informed to make a confident decision as to where to start your property search or tell your luxury agent when choosing between South of Fifth vs Fisher Island. ## The Lifestyle South of Fifth or “SoFi,” as it is known locally, is the area of South Beach located south of Fifth Street. It’s the southernmost tip of the island of Miami Beach and offers a lovely, upscale lifestyle and more luxurious properties than the rest of South Beach or Miami Beach for that matter. Most of its desirability comes from being a highly walkable neighborhood surrounded by water while keeping a more serene vibe than the more tourist-friendly lifestyle that the rest of South Beach is known for. ###### SoFi or South of Fifth - Miami Beach, FL Now, although SoFi is an exclusive area by virtue of home prices, Fisher Island is far more exclusive than SoFi because it is its own island accessible only by boat, helicopter, or ferry. In fact, Fisher Island is the most affluent zip code in the entire United States, with median household incomes in the millions. It is also characterized by being a small community. The island is under one square mile in size, and has a population of about 600 people, many of whom use their homes only part of the year as vacation or second homes—a key differentiator when comparing South of Fifth vs Fisher Island lifestyles. ###### Fisher Island. This dynamic results in great privacy for its residents, making Fisher Island a popular choice among VIPs, with celebrities like Oprah, Julia Roberts, Karolina Kurkova, Boris Becker and Caroline Wozniacki having called it home at some point. ## Getting Around SoFi is a highly walkable neighborhood, with everything you need within a short distance from every residence, making car-free living a reality. Also, since it’s part of South Beach, it benefits from having multiple transportation options available, including Miami Beach’s free trolley service, Miami Dade buses—including the Miami Beach Airport Express—, and Citi Bike. If you’re a car owner, moving around is also a breeze, with the MacArthur Causeway being your main way in and out of Miami Beach. To move around the neighborhood, you might take Alton Road on the west side, or the iconic Collins Ave, which runs northbound all the way up through the island. ###### Fisher Island Ferry. Photo courtesy of Fisher Island Club. Fisher Island, on the other hand, is so small that the most popular methods of transportation within the island are golf carts, bicycles, or your plain old feet. The island is completely private—only residents and their guests are allowed in—and accessible only by ferry, helicopter, or boat. To get to and from Fisher Island, most residents drive their cars to Terminal Island and board the ferry, which departs every 10 minutes on weekdays during morning rush hour and every 15 minutes all other times, 24 hours a day. Others access the island via private yachts. ## The Work-Life Flow Because they are primarily residential neighborhoods, neither SoFi nor Fisher Island is an area where you’ll find a lot of commercial business activity, making each retain a distinctly residential feel. However, SoFi has some boutique hotels, a few small private offices, fitness centers and spas, and exclusive establishments, including some of the finest restaurants in Miami and Miami Beach—a perk that often comes up when people consider living in South of Fifth vs living on Fisher Island. Fisher Island has a far less commercial life with only a small bank, post office, and grocery store on the island. The Fisher Island Club and Resort is the only real business in the area, with its small golf course, several restaurants, a market, a marina, a tennis club, and a spa. There is also a fire rescue station and a medical center on the island. ## Outdoor Living & Waterfronts Both have incredible park areas, open access to the water, a marina and beaches. They are truly exceptional neighborhoods to enjoy the unbeatable outdoor lifestyle and weather that South Florida has to offer. The heart of the SoFi community is the beautiful South Pointe Park, where the Atlantic Ocean meets the waters of Biscayne Bay and Government Cut, where the cruise ships head out to port. The park offers direct beach access for swimming and snorkeling, as well as fishing from the South Pointe Pier, and you can kayak, paddle board, and jet ski from the marina on the west side of the neighborhood. It also features beautifully landscaped paths, a large children’s playground with water features, a cafe and juice bars, and a Smith & Wollensky restaurant, where you can sit outside and watch the boats come in and out. The park is also a favorite of dog lovers, yoga practitioners, and those just seeking to spend some time outdoors. On Fisher Island, waterfront residences surround a small, but competitive 9-hole golf course designed by P.B. Dye, and the Fisher Island Spa Club and Resort provides 17 tennis courts featuring all four Grand Slam surfaces, plus 4 pickleball courts. There is a small natural area for bird-watching and one mile of private beach graced with imported, powdery white sand. There are also two deep-water marinas. ## Arts & Culture If you live in SoFi, you’ll have easy access to all of the cultural offerings in South Beach (and Downtown Miami for that matter), including: * The yearly Art Basel fair at the Miami Beach Convention Center in South Beach and all of Art Week Miami * The South Beach Wine and Food Festival * Fashion Week Miami * Several other music, art, and street festivals Beyond the events, South Beach is also home to iconic venues like the Fillmore Miami Beach at the Jackie Gleason Theater, which hosts a diverse lineup of concerts, comedy shows, and live performances, as well as other entertainment places of smaller scale and art galleries. And the Frank Gehry-designed New World Center, home to the New World Symphony. All of Downtown Miami’s cultural and sporting venues, like the Perez Art Museum Miami, the Arsht Center for the Performing Arts, the Frost Science Museum and the Kaseya Center are all a 10-minute drive over the causeway from SoFi. Fisher Island on its own has no public festivals or venues because it is so private and its residents prefer it this way. It has the Vanderbilt Theater at the Fisher Island Club, and its residents may occasionally hold private parties that include live entertainment by well-known celebrities. If you want to venture out to mainland events, you will have to take the ferry to the causeway, or travel by boat or helicopter. For both neighborhoods, cultural life is tied to their proximity to South Beach and Downtown Miami, where residents can enjoy the same festivals and events. The only difference is that SoFi residents can return home more quickly and easily after a night out, while Fisher Island residents have a slightly longer commute, relying on the ferry service or their private yacht as transportation. ## The Shopping Edit Being mostly residential, neither SoFi nor Fisher Island is particularly renowned for its shopping options. However, this doesn’t mean there isn’t any retail offering. South of Fifth provides a charming and curated shopping experience with several boutiques selling unique fashion, artisanal goods, and accessories. For everyday essentials, there’s a Publix a block away from Fifth Street, as well as a Target, a Best Buy, and a Walgreens. Whole Foods is also about 5 blocks away on 10th Street. And then you are only about another mile away to a Trader Joe’s and Fresh Market. The Lincoln Road pedestrian shopping mall will be your closest shopping, whether you are living on Fisher Island or in SoFi. So there is little difference there. On the island, Fisher Island’s shopping is much more exclusive and limited due to its private island status. Retail options here are mainly the boutiques within the Fisher Island Hotel and the island’s private club, selling luxury resort wear, fine jewelry, and exclusive designer items. For everyday items, residents rely on the in-island grocery store or private delivery services. For a wider range of shopping options, residents of both neighborhoods would have to venture out to mainland Miami or into Bal Harbour, which would require a 20-30 minute drive. ## Signature Flavors Although South of Fifth is a low-key neighborhood where you can bypass the hustle and bustle that characterizes South Beach, the area is home to some of the finest restaurants in all of in all of Greater Miami, and in some cases, the world: * The famous Joe's Stone Crab Restaurant has been a Miami Beach icon for decades * The South Pointe Tavern serves up food and drink fit for celebrities * Stubborn Seed, one of Miami’s Michelin-starred restaurants, allows you to taste the creativity of one of Miami’s top chefs * Azabu Miami, located inside the Stanton Hotel, serves exquisite Japanese cuisine * Call Me Gaby is where locals stop by for comforting pizza, pies, and pasta * Nikki Beach is best known for its amazing brunch menu, followed by a haute club scene * Carbone Miami serves Italian fare along with cocktails and wine in an opulent environment Fisher Island, on the other hand, doesn’t have any restaurants open to the general public, but the club’s seven restaurants all have excellent reputations. Among the most popular eateries on the island are: * Fisher Island Beach Club Restaurant * Porto Cervo * Garwood Lounge * Theapolis & Library * Snooker Club * Greenside * La Trattoria ## Top Schools SoFi residents are served by South Pointe Elementary School, Nautilus Middle School, and Miami Beach Sr. High, all of which are highly ranked public schools. Still, many residents may prefer to send their children to local private schools such as St. Patrick’s and the Hebrew Academy, located in Miami Beach, or to private schools located on mainland Miami. ###### Hebrew Academy. Photo courtesy of the Hebrew Academy. Fisher Island is also served by Miami Beach public and private schools, but the Fisher Island Day School is a small private elementary school exclusively for island residents, serving about 150 students in kindergarten through 8th grade (K-8 students). Contact us for specific school recommendations if you are considering either of these neighborhoods. ## Architecture & Design South of Fifth, similarly to the rest of South Beach, is characterized by a blend of beautifully restored Art Deco buildings from the 30s, 40s, and 50s, and a selection of modern luxury condo towers ranging in architectural styles from sleek minimalism to Mediterranean-inspired design. One common thread across all condos is that they feature top-tier amenities such as multiple pools, state-of-the-art fitness centers, concierge services, and on-site spas, with some offering panoramic ocean views with direct beach access. Some of the most luxurious condos on South of Fifth include: * 321 Ocean Drive, a modernist-designed boutique enclave, featuring only 21 exclusive residences. * Apogee South Beach, renowned for its artistic interiors by Yabu Pushelberg and top-of-the-line amenities. * Ocean House, Art Deco restored building with 28 residences and beachfront access. * Continuum South Beach North and South Towers, iconic beachfront towers with expansive units and resort-style amenities. If you’re looking to buy a pre-construction instead, the upcoming Villa Sofia Residences is the only development in the area, offering 27 modern residences, allowing short-term rentals. Fisher Island, on the other hand, is known for its single-family-sized condo residences, almost like condo mansions, private villas, and super-exclusive multi-family condo towers designed for privacy. The residences often feature oversized terraces, multiple balconies, and ample interior spaces. Some of the projects on the island include: * Palazzo del Mare, * Palazzo del Sol, and * Palazzo della Luna, which are the most recent constructions. The island’s only new development is The Residences at Six Fisher Island, an ultra-luxury, 10-story boutique tower offering just 50 units with expansive floor plans and ultra-exclusive amenities. View all currently available properties for South of Fifth to find your perfect condo. ## Prices & Perspective The average listing price for South Beach residences is about $788,389, or $512 per square foot; however, listings in South of Fifth tend to run higher than that, with some of the highest-priced properties reaching around $33,990,000, or $45,320 per square foot. Meanwhile, Fisher Island residences list for an average of about $5,567,078, or $1,489 per square foot, while the most luxurious properties can reach $50,000,000 or about $5,338 per square foot. Another factor to consider when making the South of Fifth vs Fisher Island cost consideration is HOA fees. In Fisher Island, these can go anywhere from $3,500 to $7,000 per month, while South of Fifth’s HOA fees are significantly lower. And you will want to be a member of the Fisher Island Club to enjoy living there, which has membership fees and dues. Additionally, part of your HOA fees living on the island pay for your ferry service. Discover all available Fisher Island properties and find your perfect condo. ## Which is the Better Choice? South of Fifth or Fisher Island? While both SoFi and Fisher Island provide an upscale lifestyle with exclusive privileges and perks, the two neighborhoods attract different residents, mainly based on how much privacy and exclusivity you may desire. If you dream of or need a very private resort living with golf and yachting as the center of your world, you may fall in love with Fisher Island. But if you prefer more accessibility and a laid-back lifestyle with easy access to urban offerings, we definitely recommend South of Fifth. So, whether you’re considering South Beach’s South of Fifth or Fisher Island, or evaluating Miami’s many other neighborhoods, our team has over 20 years of expertise in Miami’s luxury condo market, which makes us the ideal choice to help you find the right Miami property for you. --- _Let us get to know your preferences, desires, and budget and direct you to the most suitable neighborhoods and listings while sharing with you our knowledge and expertise of Miami and the South Florida area._ **LET'S GET SOCIAL!** Connect with us on Instagram and Youtube.

November 2025: Miami New Development and Pre-Construction Condo Update

Miami continues to offer something for every taste and tier of luxury living. This month brings two standout sales launches with The Residences at Mandarin Oriental, North Tower, and HQ Residences Miami—each adding a different dimension to the city’s evolving luxury landscape. Meanwhile, Coconut Grove’s highly anticipated Four Seasons Private Residences and Miami Beach’s 29 Indian Creek broke ground. Bentley Residences completed the second-largest foundation pour in the country. And Pagani Residences unveiled its crown-jewel penthouses, offering a “Miami Edition” Pagani Utopia Roadster to first buyers. Read on to find out which Coral Gables project offers a sales gallery experience so immersive that it feels as if you’re already home, along with more updates in our November 2025 Miami condo pre-construction news roundup: --- ### November 2025 – Miami Condo Pre-Construction Market at a Glance ### Sales Launched * The Residences at Mandarin Oriental – Brickell Key * HQ Residences Miami – Edgewater ### To Be Launched * Botanic Residences – Brickell ### Broke Ground * Four Seasons Private Residences – Coconut Grove * 29 Indian Creek (previously Twenty-Nine Indian Creek) – Mid-Beach ### Approved * Aman Miami Beach – Mid-Beach ### Planned/Proposed * 619 Brickell – Brickell * 22-story Condo by Continuum Companies – North Miami ### Construction Updates * Bentley Residences – Sunny Isles Beach * The Delmore – Surfside * Shore Club Private Collection Residences – South Beach ### Other Updates * Alhambra Parc – Coral Gables * Faena Residences Miami – Miami River * The Residences at 1428 Brickell – Brickell * JEM Private Residences – Downtown Miami * Pagani Residences – North Bay Village ### Watchlist * Mixed-use by Joint Venture – North Beach * Plans Stalled for BH3 and Merrimac Ventures’ Condo Development – Watson Island * Holiday Inn Site Heads to Auction – Downtown Miami --- ## Miami Pre-Construction Condos: Sales Launched ### The Residences at Mandarin Oriental North Tower – Brickell Key **Groundbreaking: First half of 2026 | Completion: 2030** Swire Properties launched sales for the second tower at The Residences at Mandarin Oriental, Miami this November, introducing residential offerings distinct from those in the South Tower on exclusive Brickell Key. The boutique condo-hotel North Tower will rise 33 stories, offering 70 private condos, 28 condo-hotel units, and 121 hotel rooms. Designed by Kohn Pedersen Fox Associates (KPF), the mixed-use tower will feature interiors by AD 100 Parisian designer Laura Gonzalez. The 28 turnkey hotel residences will feature one- to two-bedroom layouts, and are 75% pre-sold. The 70 private residences will offer two- to four-bedroom layouts, ranging from 1,577 to 3,254 square feet, and feature fully finished Molteni & C kitchens plus unmatched water views from deep terraces. As an owner at the North Tower, you will have access to 80,000 square feet of amenities, including all the services of the flagship hotel. Four water-facing pools, one of the largest full-service spas in Miami, waterfront dining, an Honor Bar in the lobby, a lounge with a chef’s kitchen and dining rooms, plus incredible landscaping by the renowned Thai firm Shma, round out the lifestyle offerings. _Prices for the condo-hotel units start at $3.8 million, while the private residences start at $3.9 million. Reach out directly to schedule a private presentation at the sales gallery of this statement property. And watch our newly released video of the Residences at Mandarin Oriental MIami, North Tower for more details._ ### HQ Residences Miami – Edgewater Co-developers Black Salmon, the Boschetti Group, and Constellation Group launched sales for their condo venture in association with Sam Nazarian’s HQ Hotel & Residences by sbe. Mark Anthony is part of HQ Hotels and will be actively involved in the development. Designed by Arquitectonica, the 35-story tower will rise with 229 luxury residences. Standard units will range from 721 to 2,074 square feet, along with a collection of 8 penthouses. Interiors will be handled by DesignAgency and Craft. The exclusively residential high-rise aims to fill the gap between Miami’s short-term rental-friendly units and $3 million-plus offerings, with prices averaging $1.5 million. Amenities will be spread across two floors, spanning 15,756 square feet. You will have access to a pool deck, a speakeasy curated by Marc Anthony, a gourmet restaurant by Sofia Vergara, Jack’s NYC Coffee, the HQ Social Club, a library, a podcast studio, and a chef’s kitchen. The wellness facilities on the 34th floor will be designed by The Well founder Kane Sarhan and include a hammam, bathhouse treatments, plunge pools, plus a yoga space. _Prices start at a very attractive $850,000, with a choice of one- to three-bedroom residences. Contact us for a private presentation to secure your place early in this exciting new development._ ## Miami Pre-Construction Condos: To Be Launched ### Botanic Residences – Brickell **Groundbreaking: June 2025 | Completion: Q1 2027** Developers MICL Global and Forth will soon be launching sales for their boutique condo offering in West Brickell. Designed by CLA+D, the building will rise 8 stories, with only 51 fully furnished residences curated by 2id Interiors. Units at this unique short-term rental-friendly opportunity will range from 573 to 1,610 square feet, with a choice of one- to three-bedroom layouts. Amenities include a pool, a state-of-the-art fitness center, a sophisticated coworking space, and a library. _Reach out directly for early-bird pricing and an exclusive preview of the refined residences at this promising new mid-rise._ ## Miami Pre-Construction Condos: Broke Ground ### Four Seasons Private Residences – Coconut Grove **Groundbreaking: November 2025 | Completion: Early 2028** Developers Fort Partners and CMC Group broke ground on the Four Seasons Private Residences in Coconut Grove and announced the opening of the project’s new sales gallery this November. The residences-only development is now more than 50% pre-sold, and the team is in the process of securing a construction loan. Designed by Miami’s Luis Revuelta, this five-star property will rise 20 stories with a softly curved silhouette and no hotel component for absolute privacy. All 70 private residences will feature a private foyer, over 10-foot-high ceilings, custom Italian kitchens by Molteni & C, bathrooms with Italian marble, and more high-end curations by Florence-based designer Michele Bönan. Units at the boutique tower start at 2,025 square feet and range up to about 4,000 square feet. As expected, Four Seasons’ exemplary hospitality will be the centerpiece, giving you access to signature services such as in-residence spa treatments, in-residence dining, housekeeping, butlers, a Director of Residences, a Lifestyle Manager, and personalized wellness programming, among others. Another standout will be the 10,000-square-foot full spa and wellness club, The Caesar Experience, featuring a hydromassage pool, an ice fountain, cold plunges, and a full sauna circuit inspired by ancient Roman bath chambers. Other amenities include a fully serviced pool deck, a bar lounge, a premier gym and yoga room, a party room, a signature restaurant on the first floor, a kids’ room, and landscape artistry by Raymond Jungles. First owners will further receive a membership to the Surf Club Four Seasons Beach Club in Surfside. _Prices start at just under $6 million, with a choice of two- to four-bedroom residences. Contact us to schedule a private presentation at their newly opened sales gallery and get a firsthand look at the high level of services and finishes you can expect from this Four Seasons property._ ### 29 Indian Creek (previously Twenty-Nine Indian Creek) – Mid-Beach **Groundbreaking: November 2025 | Completion: Early 2027** Developers Trinity Southern and JMH broke ground on the much-awaited 29 Indian Creek this November. The waterfront building will feature 20 luxury condos and two two-story townhomes, all framing striking water and city views. Units will range from 820 to over 1,750 square feet. With Urban Robot Associates handling architecture, interiors, and landscaping, you can expect a seamless narrative crafted for modern, upscale living inspired by Miami’s Art Deco heritage. Each residence at this boutique building will feature a high-end kitchen with stone island, custom bone-white lacquered millwork cabinetry, glass upper cabinetry, and a premium appliance package that includes a built-in wine cooler in every residence. The expansive balconies will feature Art Deco-inspired railings. Highlight amenities include a rooftop pool deck with palm-shaded lounge areas, a summer kitchen with barbecue and dining areas, an infrared sauna plus cold plunge, and a state-of-the-art fitness center. Select owners also receive an exclusive membership to The Beach Club at The Miami Beach EDITION, including preferred access to five-star beach services, cabana reservations, dining and wellness experiences, plus invitations to members-only events. _Prices range from $1.4 million to over $3 million, with a choice of one-and two-bedroom residences plus two two-story townhouses._ ## Miami Pre-Construction Condos: Approved ### Aman Miami Beach – Mid-Beach **Groundbreaking: N/A | Completion: 2027** As vertical construction continues, developers Vlad Doronin and Len Blavatnik received great news this November. The planning board has approved a 5,000-square-foot floor area ratio bonus, allowing this Aman-managed project to utilize previously unused space and convert it into a mechanical area. This two-building development will comprise a restored version of the historic Versailles Hotel with 56 keys, alongside a brand-new 18-story condo tower offering 22 luxury residences. Jean-Michel Gathy of Denniston is leading the hotel’s interior design, while Japan’s Kengo Kuma is behind the condo tower’s architectural vision. Revuelta is the lead architect. As owners, you will have the option to participate in the hotel management program for short-term rentals at this oceanfront tower. The project will also feature a ground-level restaurant in the condo tower and a rooftop deck with a restaurant and bar in the reimagined hotel building. _The condo component at this beachfront development is fully sold out._ ## Miami Pre-Construction Condos: Planned/Proposed ### 619 Brickell – Brickell Developers 13th Floor Investments and Key International plan to redevelop a portion of the First Presbyterian Church of Miami into a Nobu-branded condo project. Located at 619 Brickell Avenue, the parcel sits on the eastern side of the church and is within walking distance of Brickell City Centre—an iconic shopping, dining, and entertainment hub. Designed by Foster + Partners in collaboration with Sieger-Suarez Architects, 619 Brickell will rise 74 stories with 300 luxury condos. While full details are awaited, the residences will feature keyless entry, 9-foot ceilings, rain showers, and a suite of smart-home integrations. Featuring 90,000 square feet of amenities, the project will include a resort pool, a full-service spa and wellness center, a fitness center, and a café. A Nobu restaurant will anchor the ground floor—marking the brand’s second Miami-Dade location, alongside its existing venue at the Nobu Hotel in Miami Beach. The developers acquired the 2.2-acre site from the Presbyterian Church in 2021\. It is currently home to a school and a parking lot. _Prices are expected to start at $800,000, with a choice of one- to four-bedroom residences._ ### 22-story Condo by Continuum Companies – North Miami Completing its buyout of the four-story Mariners Bay Condominium, developer Continuum Co. can now proceed with its plans to build a luxury condo at 12000 N. Bayshore Drive. After nearly three years of negotiations, the firm acquired all 46 units in the bayfront property for a total of $48.5 million and terminated the condo association at closing. Designed by Kobi Karp Architecture, the new condo tower is already approved to rise 22 stories (217 feet) with up to 267 residences ranging from 881 to 2,521 square feet. In addition to exquisite interiors by Paul Duesing Partners, the project will offer 150,000 square feet of indoor and outdoor amenities. Expect a 20-slip marina, water sports, a pool, a spa, fitness features, a longevity center, a social club, golf and entertainment areas, and a children’s center. The 4.32-acre property will further feature landscape design by Martha Schwartz Partners. _The developer plans to release further details in 2026, with sales launching in February._ ## Miami Pre-Construction Condos: Construction Updates ### Bentley Residences – Sunny Isles Beach **Groundbreaking: February 2024 | Completion: 2028** Dezer Development closed on a $630 million construction loan this November, accelerating momentum for the world’s first Bentley-branded residential tower. The project is over 50% pre-sold and recently completed another key milestone with its concrete foundation pour—touted as the largest pour of its kind and scale in the State of Florida. Designed by Sieger Suarez in collaboration with Bentley Motors, the cylindrical tower will feature a distinctive, highly reflective, triangulated glass facade, styled to emulate the luxury carmaker’s signature diamond pattern. With only four units per floor, the 61-story high-rise will offer a total of 216 residences built using sustainable materials. Each home will feature a sunken pool on its 1,500-square-foot balcony, an outdoor shower, and an outdoor kitchen. You will also have access to a patented car elevator system called the Dezervator, which allows you to drive into one of four elevators and park in a glass garage right next to your sky home. All residences will offer direct ocean views, custom lighting, and signature scenting by Bentley Motors. West-facing units will have 3 parking spaces, and east-facing condos will have 4\. Units range from 5,256 to 6,333 square feet. Highlight amenities at this oceanfront tower include an oceanfront pool deck and beach club, an indoor-outdoor fitness center, a spa, a whisky bar, a cigar lounge, a cinema, a game room with racing and golf simulators, a hair salon, a dog spa, and lush communal gardens. A custom-designed speeding Bentley sculpture, currently on display at the sales gallery, will be relocated to the tower’s entrance upon completion. There will also be a residents-only restaurant concept by five-time James Beard award-winning chef Todd English. _Prices for remaining units start at $5.8 million, with a choice of floor plans starting at three bedrooms. Contact us for available opportunities at this sculptural oceanfront marvel._ ### The Delmore – Surfside **Groundbreaking: Q4 2025 | Completion: 2029** By completing its deep and trench soil-mixing milestones—essential steps that fortify the foundation and limit vibration, noise, and groundwater disruption—The Delmore can now pursue a master building permit and start vertical construction next year. Designed by Zaha Hadid Architects, the 12-story beachfront building will feature no more than four residences per floor. Its 37 fully-furnished homes will feature interior design by Singapore’s acclaimed Hirsch Bedner Associates. Offering true sky mansions, units at The Delmore will average more than 7,000 square feet, with penthouses starting at 10,000 square feet. You can look forward to a five-star living experience, complete with two kitchens, personalized assistance from a residence manager, dedicated butler services, and advanced security solutions by Active Security Consulting LLC. Featuring more than 55,000 square feet of amenities, the mid-rise offers access to a 20,000-square-foot outdoor meditation garden, a private restaurant with a Michelin-starred menu, a 75-foot indoor lap pool, a fitness center, a wellness spa with a steam room, a sauna with hot and cold plunge pools, a game room, and a private event space. The 75-foot-long acrylic rooftop pool, suspended 125 feet in the air and connecting the building’s two wings, will be the centerpiece. _Prices start at $15 million—making it one of the most expensive in the county—with a choice of four- to five-bedroom residences._ ### Shore Club Private Collection Residences – South Beach **Foundation Pour: November 2025 | Completion: 2027** With its foundation pour completed this November, the main tower in the Shore Club redevelopment project is now ready for ground-up construction. Developed by Witkoff and Monroe Capital, the condo tower is more than 85% pre-sold. Designed by Robert A.M. Stern Architects (RAMSA), the three-building development will offer a total of 49 luxury residences. The 20-story, view-oriented tower will feature a curving facade inspired by ocean waves and accented by a nautical interpretation of Miami Beach’s iconic MiMo-style (Miami Modern) architecture. Notably, no two floor plans in the tower will be alike. For its interiors, Robert A.M. Stern Architects is collaborating with Miami’s celebrated Kobi Karp Architecture & Interior Design. All residences will feature nautical and yachting references, including the use of rich woods like mahogany and oak, nickel and brass accents, plus swooping walls and arched windows. Large glass walls will open up to oversized terraces with direct ocean views. Amenities at this oceanfront project will include a residents-only pool, a private world-class fitness center, a library, lounge, access to Auberge Resorts Collection’s tailored services with in-home offerings, Auberge’s world-class beach club, a signature restaurant, a poolside café and bar with dedicated cabana service, a double-height café and bar, plus lush botanical gardens designed by Island Planning Corporation. The existing Shore Club will be maintained and operated by the Auberge Resorts Collection as a boutique hotel. The Beach House will carry a 6,000-square-foot mansion surrounded by gardens. The Cromwell House, another historic building in the complex, will offer a reimagined version of the 1939 Art Deco gem, featuring only six luxury residences. _Prices start at about $6 million, with a choice of 49 distinct floor plans and a single-family beach house._ ## Miami Pre-Construction Condos: Other Updates ### Alhambra Parc – Coral Gables **Groundbreaking: Summer 2025 | Completion: Q4 2027/ Q1 2028** Through its partnership with BLACKLINE Realm, Alhambra Parc invites you to experience its Mediterranean-inspired residences in an immersive new way, far beyond the traditional brochure. The platform lets you explore layouts, compare floor plans, and even visualize views for a more realistic sense of your future home. Designed by Bellin Pratt & Fuentes Architects, this boutique project will rise eight stories with 78 luxury residences ranging from 860 to 2,800 square feet. Preserving owner privacy, you are only allowed long-term rentals here, with a limit of once per year. Amenities will include two roof decks, 13,000 square feet of office space, 18,000 square feet of ground-floor retail, and 146 parking spaces. One of the roof decks will include a pickleball court, while the other will offer a pool deck, a spa, a yoga garden, and summer kitchens. There will also be a lounge, a fitness center, a business center, and a kid’s playroom. The project is developed by MG Developer and Vertical Developments. _Prices start at $1.1 million, with a choice of one to three-bedroom residences. Contact us to schedule a private presentation and experience Alhambra Parc as if you were already home._ ### Faena Residences Miami – Miami River **Groundbreaking: Mid-Late 2026 | Completion: 2029** Nearly 100 condos sold and $300 million in pre-sales underscore the soaring demand for this iconic riverfront address. The milestone was announced at a weekend celebration this November, with Alan Faena describing the residences as “a place like no other” and “a place of fantasy.” Developed by Kar Properties and Fortune International Group, this dual-tower development marks the next chapter in Alan Faena’s Miami legacy, following his celebrated debut with Faena House. Designed by New York’s acclaimed Rafael Viñoly Architects, the riverfront skyscrapers will rise 68 stories with a total of 440 residences. Interiors will be handled by London’s Bryan O’Sullivan, in collaboration with Faena Design Studio, and will feature the brand’s signature muted red tones, rich textures, dramatic accents, and exquisite craftsmanship. Units will range from 716 to 3,149 square feet. Connecting both towers at the top will be a two-story cultural facility. The 45,000-square-foot sky bridge will feature an infinity-edge pool, a restaurant, a bar, a screening room, a game room, a golf simulator, and programming by Faena. Additional amenities will include a smart pool with an underwater sound system, a botanical steam room with South American herbs, a state-of-the-art fitness center, a multifunctional padel court, spa gardens with a pet spa, an outdoor kids’ play area, and private access to the riverfront promenade and park. The striking luxury towers will be part of the three-block Faena District Miami River, a multi-phase cultural epicenter with curated spaces, public art, wellness facilities, and a marina set within the only 14-acre private park along the river. _Prices are expected to start at $1.4 million, with a choice of one- to four-bedroom residences._ ### The Residences at 1428 Brickell – Brickell **Groundbreaking: November 2024 | Completion: 2028** After completing the tower’s foundation pour in record time last month, developer Ytech checked off another milestone by securing a $565 million construction loan in November. The 60% pre-sold development is poised to make history as the world’s first residential tower capable of (partly) generating its own electricity. Developed by Ytech, the supertall will feature a groundbreaking 20,000 square-foot “Solar Backbone” on its western side. Engineered by Cosentini Associates, this innovative system will incorporate 500 photovoltaic panels, producing approximately 175 megawatts of clean energy annually. Designed by acclaimed Italian architects Antonio Citterio & Patricia Viel in collaboration with Arquitectonica, The Residences at 1428 Brickell will rise 70 stories with 195 ultra-luxury residences. Floor plans will range from 1,800 to 4,000 square feet. Earthy interiors by ACPV Architects will emphasize a seamless flow between day and night living, with every residence featuring a plus-den layout, 11-foot-plus ceilings, Italian Arclinea kitchens, and a LEED certification. Among the 80,000 square feet of amenities will be a 7th-floor resort deck with two pools, aquatic therapy, a children’s splash pad, plus a club bar and lounge. There will also be a teen’s sports simulator, a children’s interactive playground and creativity room, a children’s learning center, a cinema room, 10,000 square feet of dedicated gym and spa space, a wellness concierge, a golf simulator, a beauty suite, a barbershop, plus an outdoor sun terrace with yoga pavilion. You will also enjoy access to a two-story owner’s club and rooftop observatory, a double-height wine and spirits lounge, a two-story atrium with lush planting, a rooftop lounge bar, plus a library lounge with tea, coffee, and champagne offerings. _Prices for remaining inventory start at $4.4 million, with a choice of two- to four-bedroom plus den residences._ ### JEM Private Residences – Downtown Miami **Groundbreaking: April 2024 | Completion: Q4 2027** Having completed its foundation pour in June, developer Naftali Group closed on a combined loan of $465 million through two separate entities. With the tower already rising vertically, this financing ensures steady progress toward the project’s next major milestones. Designed by Arquitectonica, JEM Private Residences will rise 67 stories with 278 condos and about 530 rental units. Condos will start from the 43rd floor, providing the best views and range from 575 to 2,062 square feet. Interiors will be handled by New York’s Rockwell Group. Perched on the 50th floor, condo amenities will include a pool deck with a sculpture by Lorenzo Quinn, a cold plunge pool, an outdoor fitness center with a boxing ring, a yoga garden, a spirits tasting room, a private dining room, an indoor sky lounge, a boxing arena, a coworking area, and a spa with sauna, steam, and salt rooms. There will also be 3,600 square feet of ground-floor retail. Ensuring complete owner privacy, the condo and rental units at JEM will feature separate entrance lobbies, elevators, and amenity centers. As an owner, you will be allowed only four rentals per year, with a minimum stay of 30 days. _Prices started at $600,000, with a choice of studios to four-bedroom residences._ ### Pagani Residences – North Bay Village **Groundbreaking: N/A | Completion: 2027** Developer Riviera Horizons has unveiled exciting details about the newly launched crown jewel penthouses on the 28th and 29th floors of the world’s first Pagani Residences. The two duplexes are personally curated by Horacio Pagani and the Pagani Arte team, featuring finishes exclusive only to these two homes in the building. Penthouse 01, priced at $30 million, spans 12,200 square feet with five bedrooms and six bathrooms. Penthouse 02, priced at $28.5 million, spans 10,700 square feet with four bedrooms and five bathrooms. Both homes feature 13-foot ceilings, Schiffini Magistretti kitchens, a swirling sculptural staircase in travertine with oak and white-lacquered metal accents, ensuite elevators, and sweeping terraces. Along with private access to the tower’s wellness amenities, penthouse owners also receive a “Miami Edition” Pagani Utopia Roadster with their purchase. Designed by Miami-based Revuelta Architecture International, the Pagani Residences will rise 29 stories, with 70 hyper-luxury condos and only four units per floor. Pagani Arte, in collaboration with A++, designed the bespoke interiors, with curations inspired by Leonardo da Vinci’s principles of Art and Science. Floor plans start at a generous 2,000 square feet, with all the convenience of condo living. As an owner, you’ll have a choice between more than 16 design elements to create your own home aesthetic, including four countertop options, two cabinetry choices, and two flooring styles. With all corner units and uninterrupted sunrise-to-sunset water views, the boutique project stands out among its peers. Highlight amenities at Pagani’s first residential venture include a private marina with ocean access (via Haulover Inlet and Government Cut), a rooftop pool and sky lounge, summer kitchens, a world-class spa, a fitness center with Pilates and yoga studios, a pet spa, and more. _Prices start at $3.7 million, with a choice of all-corner, two- to four-bedroom residences._ ## Miami Pre-Construction Condos: Watchlist ### Plans Stalled for BH3 and Merrimac Ventures’ Condo Development – Watson Island Miami commissioners have hit the pause button on voting on BH3 Management and Merrimac Ventures’ proposal—initially approved via ballot referendum—to purchase 3.2 acres of city-owned land for $29 million. The parcel sits on the south side of Watson Island. The delay follows mounting concerns that the deal is significantly undervalued, with recent estimates suggesting that the land could well be worth $257 million to $342 million. While the lower valuation reflects mandated hotel and hotel-residence uses, the higher valuation allows the developer to pursue whichever plan maximizes returns. On the other hand, some opine that the $29 million purchase price is fair considering the existing 99-year lease on the site is valued at $28.9 million—meaning the deal effectively buys the city out of the lease rather than the land itself. A second, more decisive, vote is expected to take place in December. BH# and Merrimac’s proposed project for the parcel includes 105 condos, approximately 220,000 square feet of office, retail space, and two hotels. In exchange, the duo agreed to extend the lease on the rest of the site by 24 years, expand the bayfront public promenade to 1,000 feet, and contribute $9 million towards affordable housing and other infrastructural improvements. Meanwhile, voting in favor of the sale of 5.4 acres of city-owned land at 1111 Parrot Jungle Trail in July, the Miami City Commission cleared the way for Ecoresiliency’s revitalization plan. Ecoresiliency Miami LLC—a joint venture between Terra Group and ESJ Capital—is poised to acquire the site for $135M to build two 40-story luxury condo towers, with a total of 600 units, replacing part of the existing eco-adventure theme park. ### Mixed-use by Joint Venture – North Beach A joint venture—including Abraham Bergman, Opal Realty NY, and The Scharf Group—plans to develop a mixed-use project on its recently acquired assemblage in North Beach. The partnership purchased the two development sites at 7410 Collins Avenue and 7400 Harding Avenue for $15.5 million. Approved plans allow for two five-story buildings totaling 90,000 square feet. The project will include 12,000 square feet of ground-floor retail and 40,000 square feet of office space, with groundbreaking expected as early as next year. It’s still undecided whether the residential offering will be condos or rentals. The project also involves restoring the historic retail building at 7410 Collins Avenue, presently leased to CVS. ### Holiday Inn Site Heads to Auction – Downtown Miami The distressed 100-room Holiday Inn Port of Miami-Downtown, located at 340 Biscayne Boulevard, will be up for auction in December. Listed at $175 million, the 0.91-acre parcel is favorably zoned for redevelopment. According to the auction house, the site can accommodate an 82-story tower with 374 condos and 120 hotel rooms, and will be auctioned free and clear of liens. We’ll be tracking the results in January 2026, as the property sits in a prime, walkable area of Downtown Miami near the Kaseya Center, Bayfront Park, Perez Art Museum, and Flagler Street. Ready to make your next move with a pre-construction purchase? Call, text, or e-mail us to have an expert agent discuss the fine print, give you insider tips on developer credibility, and secure your place in a stunning new construction condo building—from Miami through Fort Lauderdale. If you enjoy staying up-to-date on all the pre-construction projects in Miami and Fort Lauderdale, join thousands of Condoblackbook’s blog subscribers and visit our YouTube channel for all the latest news and insights into South Florida’s luxury condo market! --- _Disclaimer: All pre-construction project facts, including stories, units, amenities, and prices, are accurate to the best of our knowledge based on the time of publishing. They are subject to change without prior notice based on decisions by the developers. Please contact us for the latest information and project details._