New development
Buying before it exists.
Pre-construction on this coastline is a different transaction from buying a finished home, and the differences are the whole risk.
New-development purchases in Miami-Dade follow a different mechanism from resale. You are buying from a developer's contract rather than a homeowner's, on a deposit schedule that typically stages payments through construction, against a delivery date that is a projection. The unit you tour is a rendering and a model, and the finishes you are shown are a specification you should read rather than a promise you can assume.
The things worth scrutinising before signing are consistent: the deposit structure and what protects your money at each stage, what the developer may substitute and on what notice, how the association is funded in the first years before reserves have built, and what the contract says about delays and about your ability to assign or resell before closing. Those clauses vary considerably between projects and they are where the real difference between two similar-looking buildings sits.
Jonathan represents buyers through that process: reading the contract, comparing it against what other projects on the same stretch are offering, and holding the developer to what was agreed at delivery. Developer sales staff work for the developer; on a pre-construction purchase, having someone on your side of the table costs the buyer nothing.
Developments Jonathan is watching
The Perigon, Miami Beach
A 73-residence oceanfront condominium at 5333 Collins Avenue on one of the widest stretches of beach in Miami Beach, with architecture by OMA and interiors by Tara Bernerd. Large, fully finished residences with ocean and bay exposure, and a private residents' restaurant.
Jonathan can arrange a private presentation, walk through the deposit schedule and the developer's contract, and tell you honestly how it compares with resale inventory on the same stretch of sand.
Bentley Residences, Sunny Isles Beach
The first Bentley-branded residential tower in the world, at 18401 Collins Avenue on the Sunny Isles oceanfront, by Dezer Development. Its signature is the in-unit car lift: residences arrive by car, with a private garage on the floor you live on, alongside a terrace pool.
Pre-construction pricing and availability change by line and by floor. Ask Jonathan for the current sheet rather than relying on a brochure figure.
The St. Regis Residences, Brickell
Two waterfront towers at 1809 Brickell Avenue on Biscayne Bay, developed by Related Group and Integra Investments with architecture by Robert A.M. Stern Architects. St. Regis service, the signature butler, and residences with bay views from every line.
Brickell is outside Jonathan's six core beach markets, but a bayfront St. Regis residence is a question his clients ask, so he covers it with the same diligence and the same access to the sales gallery.
Five Park, Miami Beach
A 48-story tower at 500 Alton Road on the South Beach entrance, designed by Arquitectonica with interiors by Anda Andrei, set beside a new public park with a pedestrian bridge to the beach. One of the tallest residential buildings in Miami Beach, with panoramic bay, ocean and skyline views.
Completed inventory and developer releases are both in play here, which changes the negotiation. Ask Jonathan which applies to the residence you have in mind.
Surf Row Residences, Surfside
A boutique low-rise collection of residences in Surfside, a short walk from the beach and from the Bal Harbour Shops, in the walkable, quieter town between Miami Beach and Bal Harbour.
Boutique buildings carry a different association picture from a 300-unit tower: fewer owners share the reserves. Jonathan reads the budget and the documents with you before you commit.
Four Seasons Private Residences, Coconut Grove
A Four Seasons-branded residential project in Coconut Grove, the walkable, low-density bayfront neighborhood south of downtown Miami. Four Seasons service set against the Grove's canopy and waterfront, a different setting from the oceanfront towers to the north.
Availability and pricing move by line and by floor. Ask Jonathan for the current sheet and the developer's contract rather than relying on a brochure figure.
Rivage Bal Harbour
An oceanfront condominium in Bal Harbour, on one of the most exclusive stretches of the barrier island and a short walk from Bal Harbour Shops.
Pre-construction pricing changes by line and by floor. Ask Jonathan for the current price sheet, and for an honest read on how it compares with resale inventory on the same stretch of sand.
Currently for sale
Recent listings
Pompano Beach$4,950,000491 N Ocean Blvd # 4, Pompano Beach FL 330624 bd · 4.5 ba · 3,509 sq ft · Pending- TypeTownhouse
- Interior3,509 sq ft
- Built2025
4-bedroom, 5-bath townhouse in Pompano Beach with 3,509 square feet of interior space, built in 2025.
This listing is courtesy of One Sotheby's International Realty.
Pompano Beach$3,950,000493 N Ocean Blvd # 3, Pompano Beach FL 330624 bd · 4.5 ba · 3,624 sq ft · Pending- TypeTownhouse
- Interior3,624 sq ft
- Built2025
- WaterfrontYes
4-bedroom, 5-bath townhouse in Pompano Beach with 3,624 square feet of interior space, built in 2025, on the water.
This listing is courtesy of One Sotheby's International Realty.
Miami$1,100,000650 NE 32nd St # 1203, Miami FL 331372 bd · 3 ba · 1,198 sq ft- TypeCondominium
- Interior1,198 sq ft
- Built2018
- WaterfrontYes
2-bedroom, 3-bath condominium in Miami with 1,198 square feet of interior space, built in 2018, on the water.
This listing is courtesy of One Sotheby's International Realty.
Miami Beach$899,0005225 Collins Ave # 1519, Miami Beach FL 331402 bd · 2 ba · 1,200 sq ft- TypeCondominium
- Interior1,200 sq ft
- Built1962
- WaterfrontYes
2-bedroom, 2-bath condominium in Miami Beach with 1,200 square feet of interior space, built in 1962, on the water.
This listing is courtesy of One Sotheby's International Realty.
Bal Harbour$4,595,00010225 Collins Ave # 2004, Bal Harbour FL 331544 bd · 4.5 ba · 2,918 sq ft- TypeCondominium
- Interior2,918 sq ft
- Built2004
- WaterfrontYes
4-bedroom, 5-bath condominium in Bal Harbour with 2,918 square feet of interior space, built in 2004, on the water.
This listing is courtesy of One Sotheby's International Realty.
Questions
Pre-construction, answered
How is a pre-construction purchase different from buying a finished home?
You are buying from a developer's contract on a deposit schedule that stages payments through construction, against a projected delivery date. The finishes are a specification and the unit you tour is a model. The contract's deposit protections, substitution clauses and assignment rules matter more than the brochure.
How large are the deposits, and when are they due?
It varies by project, but a common structure on this coastline is 10 to 20 percent at contract, further instalments at groundbreaking and at top-off, and the balance at closing. Ask for the exact schedule in writing before signing; it is the single largest difference between projects.
Can I resell or assign my contract before the building is complete?
Only if the contract allows it, and many restrict or price assignment. Whether you can sell before closing, and on what terms, should be established before you commit rather than after.
Does Jonathan charge buyers for representation on new developments?
No. On new-development purchases the developer pays the buyer's broker, so representation costs you nothing and gives you someone on your side of the table who reads the contract before you sign it.
Off-market
Hear about homes before they are listed.
A meaningful share of significant Miami sales never reach the MLS. Tell me what you're looking for and I'll send you off-market and pre-market opportunities that match, privately.
Get started
Considering a pre-construction purchase?
Bring the contract. The clauses that matter are rarely the ones highlighted in the brochure.