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Pre-construction in Florida: the delivery calendar through 2030

Real estate market

Pre-construction in Florida: the delivery calendar through 2030

Buying off-plan is choosing a date, not just an address. South Florida's pipeline is measured by delivery year — and that is where any investment with a timeline begins.

Real estate market8 min readUpdated in October 2026

What is under construction today, in numbers

South Florida's construction pipeline reads like a calendar. An October 2026 survey of the MiamiBuilds catalogue counts 71 towers under construction in the city, 66 of which publish a delivery year between 2026 and 2028, for 13,160 planned residences. The distribution is uneven: 11 towers for 2026, 30 for 2027 and 25 for 2028.

A second survey, by LuxuryDade, looks at a wider universe — 78 luxury towers across South Florida — and finds a similar picture from another angle: 55 publish a delivery year, 7 in 2026 (12.3% of dated entries), 16 in 2027 (28.1%), 25 in 2028 (43.9%), 5 in 2029 (8.8%) and 4 in 2030 (7.0%).

The most important number in that second survey is not the total but what is missing: 23 towers publish no date at all. In a market where the date is a sales argument, silence is information — and usually means a project still waiting on credit, permits or sales pace.

Why 2028 absorbs the deliveries

The 2028 concentration is a credit-cycle echo rather than an accident: it is the timeline of projects that closed construction financing and started rising between 2025 and 2026. A buyer signing today on a 2028 project takes on roughly two years of waiting before possession.

For an investor that has two readings. The first is supply: 2028 brings a large volume of units at once, and part of it reaches the resale and rental markets in the same window. The second is negotiation: projects that still need sales to unlock construction loan tranches tend to be more flexible on payment terms than projects with advanced construction and short inventory.

After 2028 the calendar thins out. 2029 and 2030 hold about 16% of dated entries combined — long-cycle projects, usually ultra-luxury or still in launch phase.

One year: what is ready by 2027

The 2027 cohort already has visible construction and, in most cases, a topped-out structure. This is where a buyer can visit the site and talk finishes with the developer, rather than only about a model.

Among projects with a 2027 delivery estimate published by their developers: Cipriani Residences Miami in Brickell, topped off in July 2026 with delivery estimated for summer 2027; Ella Miami Beach in early 2027; Rosewood Hillsboro Beach, entering around US$ 5 million; and The Perigon in Miami Beach, around US$ 12 million. St. Regis Residences Miami appears in different sources as late 2027 and as 2028 — which by itself shows why the date belongs in the contract, not the brochure.

One practical distinction: delivery means the temporary certificate of occupancy (TCO), not the move-in. Between TCO and the final deed sits the closing phase, which can take months and depends on the developer's schedule and on your documentation.

Cipriani Residences Miami, rendering of the tower in Brickell with Biscayne Bay behind — Cipriani Residences Miami, in Brickell: structure topped off in July 2026, delivery estimated for summer 2027. Developer rendering (Haute Residence).

Two years: 2028, the full harvest

It is the most crowded year in the calendar and the one that concentrates the purchases being made now. Projects with a 2028 estimate and published price bands include Rivage Bal Harbour (around US$ 13 million), Bentley Residences Sunny Isles Beach (from US$ 5.8 million), Four Seasons Coconut Grove (from US$ 5.62 million), The Ritz-Carlton Residences West Palm Beach (around US$ 3 million), Waldorf Astoria Miami (US$ 3.15 million, second quarter of 2028), Parkside Residences at Brickell (from the low US$ 400,000s, second quarter of 2028) and Edge House Miami (from US$ 550,000, late 2028).

The spread of those bands — from US$ 400,000 to US$ 13 million — is the most useful information in the list: 2028 is not one segment, it is several. What US$ 500,000 buys in Brickell is not the same product as US$ 5 million in Sunny Isles, and the two carry different risks.

The specific risk of a crowded vintage is simultaneous closing: a buyer with two units delivering in the same quarter needs liquidity for both final payments in the same window, plus insurance and property tax in year one.

Three and four years: 2029 and 2030

The 2029 and 2030 projects are, as a rule, still selling their first half of inventory. Published examples include Banyan Tree Residences West Palm Beach (around US$ 1.8 million, 2029) and The Residences at Mandarin Oriental Miami on Brickell Key (from US$ 4.275 million, 2030). St. Regis Residences Sunny Isles Beach splits Phase I in 2028 and Phase II in 2029 — a detail that changes the whole calculation for anyone buying a specific tower.

A long timeline has a genuine advantage: time to structure the purchase calmly, a more flexible payment phase and choice of floor and position. It also has a genuine disadvantage: more years exposed to construction costs, insurance, closing rates and association rules.

On 2030 projects, the question that organises the conversation is not "how much will it appreciate" but "what has to happen for this construction to start and finish on time". Construction financing, the developer's delivery record and the percentage sold answer more than any forecast.

Completed projects: the other side of the decision

The same survey shows the opposite end of the calendar: units that just finished. Arbor Residences received its certificate of occupancy and began welcoming residents in spring 2026; Aria Reserve Miami's north tower obtained its TCO in October 2026; E11EVEN Hotel & Residences was completed in June 2026, with closings since March.

Completed swaps one uncertainty for another. You see the apartment, the real view, the finishes and the building in operation; you know the association fee and the insurance cost before signing. In exchange you pay the market price of that moment rather than the pre-launch one, and you choose from what is left — not always the floor, exposure or size you wanted.

For a short horizon — a family move, immediate use, a school or tax address — completed property usually solves more than any launch discount. For a three to five year horizon, the pipeline calendar becomes the main criterion.

Arbor Residences, rendering of the completed low-rise building in Miami — Arbor Residences, Miami: it received its certificate of occupancy and began welcoming residents in spring 2026 — the other end of the calendar. Developer rendering (CondoBlackBook).

What determines the timeline (not the brochure date)

Three documents answer almost everything: the purchase agreement, the offering plan (for registered units) and the association budget. They hold the deposit structure, the contractual dates, what happens if delivery slips, what the buyer may cancel and how the closing is financed.

The payment structure commonly published in the pre-construction market is 10% on signing, 10% at groundbreaking and the balance at closing — but this varies by developer and by contract, and it is exactly the kind of clause to read with a lawyer before signing, not after.

And a correction the marketing usually hides: a pre-launch price is not a guaranteed discount. Brokerage material speaks of 10% to 20% below completion prices and 15% to 30% appreciation between contract and closing. Those are sales claims, not measurements per address. What is verifiable is the price per square metre in the tower, the unit's position, remaining inventory and what has already sold nearby.

The regions Brazilians search most

Brokerage material aimed at Brazilian buyers converges on four fronts. Miami-Dade — Brickell, Edgewater, Coconut Grove, Sunny Isles, Bal Harbour — is the tower market of views and hotel brands. Broward, with Fort Lauderdale, is where the waterfront house and ocean access enter the same conversation. Palm Beach — West Palm Beach, Boca Raton — is the higher-income, smaller-scale market. And the Orlando corridor, with Kissimmee, Davenport and Lake Nona, is the seasonal-home market, with a different product and a different maths.

To size prices, the metro medians published in 2026 by the Florida Housing Market Outlook: Miami/Fort Lauderdale at US$ 615,000, West Palm Beach at US$ 575,000, Orlando at US$ 398,000 and Tampa/St. Pete at US$ 425,000 — with six to eight months of supply across Miami, Fort Lauderdale, West Palm and Orlando.

The right reading of those numbers is not "where does it appreciate most". It is where your objective fits: in Miami, the tower under construction; in Fort Lauderdale, the house with a dock; in Orlando, the seasonal home in a community where short-term rental is allowed. Different products, different risks — and switching products mid-process is the most expensive mistake.

Sources consulted

Frequently asked questions

Is buying off-plan in Florida cheaper than buying completed?

It can be, but it is not a rule. Pre-launch prices usually reflect the construction stage and the risk the buyer takes on; whether that number is good depends on the price per square metre compared with what has already delivered in the same area, and on the unit's position. Material promising fixed 10% to 20% discounts and 15% to 30% appreciation is a sales argument, not a measurement.

Is the developer's delivery date reliable?

It is the developer's estimate, and the contract states what happens if it slips. What you verify before signing is that developer's delivery record, the real construction stage, the percentage sold and the clauses on timing, tolerance and cancellation. In October 2026, 23 of the 78 luxury towers tracked by LuxuryDade published no date at all.

Is it better to wait for 2028, when so much delivers?

It depends on the objective. The 2028 concentration increases supply in the same window, which can favour buyers who come later, but it also means more competition for anyone renting out or reselling in that period. For personal use on a fixed timeline, completed property usually resolves sooner; for a long horizon, the pipeline calendar is the criterion to compare.

This guide is general orientation about how a relocation process is organised. It is not legal, tax or immigration advice, and it does not replace an analysis of your own case by a licensed professional in the United States. Regulated work is carried out by the licensed partners we introduce.

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