14ROC Miami: 2026 Pre-Construction Arts District Buyer's Guide

14 ROC is a 32-story, 283-residence pre-construction condominium at 125 NE 14th Street in Miami's Arts & Entertainment District, developed by 14th Street Miami Investments, an entity owned by Russell Galbut's GFO Investments. Architecture is by RSP Architects with interiors by MAWD (March and White Design) and landscape by Urban Robot Associates.

What makes 14 ROC different from most Downtown-adjacent pre-construction product is the operating model. Every residence delivers fully furnished and finished, and the building is approved for short-term rentals -- structured for owner-investors who want to plug into a managed rental program at closing rather than buying a vacation home and figuring out the hosting layer themselves.

Sales launched in July 2024 from approximately $505,000-$590,000 for studios, with the project crossing 50% sold and breaking ground in late June 2026. Delivery is targeted for 2027-2028.

View the 14 ROC Miami building page for floor plans, current pricing, and available units.

The Quick Take

Where is 14 ROC?

The site is at 125 NE 14th Street, in the southern pocket of the Arts & Entertainment District -- often referred to as the Signature District for its proximity to the Adrienne Arsht Center and the rising I-395 Signature Bridge. The block sits between Downtown, Edgewater, and the bayfront museum corridor.

Within walking distance of the front door:

• Adrienne Arsht Center for the Performing Arts -- Cesar Pelli's arts campus on Biscayne Boulevard
• PAMM (Perez Art Museum Miami) and Frost Science Museum -- the bayfront Museum Park institutions
• Kaseya Center -- Miami Heat arena along Biscayne
• Miami Worldcenter retail promenade -- open-air shopping and dining anchored by Apple, Sephora, and Maple & Ash
• MiamiCentral Brightline station -- high-speed rail to Aventura, Fort Lauderdale, West Palm Beach, and Orlando, about a 5-minute drive south
• Bayfront Park -- 32-acre waterfront park along Biscayne Bay
• The Underdeck -- 33-acre planned public park beneath the I-395 Signature Bridge, on track with the bridge for late 2027

The Metromover has two stations inside the neighborhood -- School Board and Adrienne Arsht Center -- both within a short walk. Miami International Airport is roughly 15 minutes west by car.

Who's Behind 14 ROC?

GFO Investments and Russell Galbut (developer)

The development entity is 14th Street Miami Investments, owned by GFO Investments. GFO is a Miami Beach-based private wealth management and real estate firm led by founder and chair Russell Galbut, who spent 35 years at Crescent Heights building the urban mixed-use side of that business before launching GFO.

Galbut's relevant Miami project history includes the recent Gale Miami Hotel & Residences -- a 51-story Downtown condo-hotel -- along with Forma, 72 Park, and Five Park. The GFO team has been on the developer side of the short-term-rental-condo product in Miami for the entire current cycle, which is the most relevant operating context for 14 ROC.

RSP Architects (architecture)

The base building is by RSP Architects, a Minneapolis-headquartered firm with offices in Florida and across the country. The 14 ROC commission is the firm's signature Miami high-rise to date, and the design language is built around an aggressive sculptural base nicknamed the "roc" that gives the project its name.

MAWD / March and White Design (interiors)

Interiors and the furniture package are by MAWD (March and White Design), the London- and Los Angeles-based firm known for restaurant, hotel, and yacht interiors. The brief at 14 ROC is structured for a turnkey product: each residence is delivered with MAWD-curated furnishings, fixtures, and styling so that owners can list the unit on a managed rental program immediately on closing.

Urban Robot Associates (landscape)

Landscape architecture is by Miami-based Urban Robot Associates, the firm that has shaped landscape and public realm work across multiple Miami residential and mixed-use projects.

Architecture and Design -- The Rock-Inspired Base

RSP's design wraps the lower floors of the tower in a multi-level sculptural mass intended to read like rock formations emerging from the streetscape. Beyond the visual identity, the "roc" base is functional: it conceals parking, houses building mechanical systems, and provides resident self-storage, freeing the ground plane for active streetscape rather than blank parking liner.

Above the base, a slender glass curtain wall climbs 32 floors, with private balconies on every residence and floor-to-ceiling sliding glass doors opening onto the city skyline. The 25,000-square-foot amenity program is distributed across three levels, with the rooftop pool as the crown.

Residences at 14 ROC

The unit program:

• 283 fully finished and furnished condominium residences
• Studios, one-bedroom, and two-bedroom layouts
• Approximately 417 to 960 square feet
• 10-foot ceilings
• Floor-to-ceiling sliding glass doors with impact-resistant glazing
• Private balconies on every residence
• European-style cabinetry with stone countertops
• Monogram appliance package
• Porcelain sinks and frameless glass shower enclosures
• Smart-home pre-wiring for keyless entry and connected systems

Pricing has been reported from approximately $505,000-$590,000 for studios, with two-bedroom pricing topping out in the low $1.2M range. Each residence is delivered turnkey with MAWD-curated furniture, fixtures, lighting, and accessories -- no separate furniture package is required to list the residence as a short-term rental on day one.

Amenities

The amenity program totals more than 25,000 square feet across three programmed levels. The crown is the rooftop pool deck with panoramic views toward Biscayne Bay and the Downtown skyline.

Rooftop and outdoor

• Rooftop pool with skyline and bay exposures
• Bar and grilling areas
• Yoga lounge with terrace

Fitness and wellness

• State-of-the-art fitness center
• Private workout studios
• Yoga and wellness studios
• Locker rooms with steam room and sauna

Work and entertainment

• Co-working lounge with private meeting rooms
• Resident entertainment lounge with open kitchen
• Game lounge
• Private theater
• Karaoke room
• Fully equipped podcast studio
• Kids' room

Services

• 24-hour concierge
• Pet-friendly amenities
• Lobby cafe
• Managed short-term rental program for owners who opt in at closing

The program is engineered to support a guest-facing rental experience as well as residents, with a single concierge and management team handling both populations.

How 14 ROC Compares -- Short-Term Rental Condos in Greater Downtown

Short-term-rental-approved condominium product is a defined category in Miami pre-construction, and 14 ROC sits in the middle of the lineup on price and the upper end on design.

A few useful distinctions:

• Fully furnished delivery. Every 14 ROC residence comes turnkey, with the MAWD furniture package included. That is structurally different from a building that permits STR but leaves the furniture spec to the owner.
• GFO operates in the same lane. Galbut's team is already running short-term rental product at Gale Miami Hotel & Residences and brings operating experience that newer STR-only sponsors do not.
• Entry pricing is among the lowest for a new-construction A&E District condominium with a furniture-included delivery.
• A&E District location is closer to culture than retail. The Worldcenter dining and retail strip is a 5-minute walk, but the Arsht Center, PAMM, and Frost Science are even closer.

The Neighborhood -- Arts & Entertainment District

The A&E District -- historically known as the Omni neighborhood -- runs roughly along Biscayne Boulevard from the bay to NW 1st Avenue, between Downtown to the south and Edgewater to the north. It is one of the densest residential pockets of the urban core and is in the middle of a major realignment as the I-395 Signature Bridge and the Underdeck park reshape the southern edge.

Culture

• Adrienne Arsht Center for the Performing Arts -- 5-acre arts campus designed by Cesar Pelli
• PAMM (Perez Art Museum Miami) -- Herzog & de Meuron-designed museum on Biscayne Bay
• Frost Science Museum -- planetarium, aquarium, and science exhibitions in Museum Park
• Fredric Snitzer Gallery -- the contemporary gallery in the neighborhood

Public realm

• Maurice A. Ferre Park (Museum Park) -- bayfront green space with PAMM and Frost Science
• Bayfront Park -- 32-acre Downtown waterfront park
• The Underdeck -- 33-acre public park planned beneath the new I-395 Signature Bridge
• Sea Isle Marina -- full-service marina along the bay

Connectivity

• MiamiCentral Brightline -- high-speed rail at 600 NW 1st Avenue
• Metromover -- free Downtown circulator with two stations in the district (School Board and Adrienne Arsht Center)
• I-395 and I-95 -- direct freeway access

Adjacent neighborhoods

• Downtown Miami / Worldcenter -- 5-minute walk south
• Edgewater -- bayfront high-rise corridor immediately north
• Wynwood -- the gallery and street-art district 5 minutes west
• Design District -- 5-7 minutes north for retail and dining

Drive times: Midtown 5 minutes, Design District 7 minutes, South Beach 8 minutes, Brickell 10 minutes, MIA 15 minutes.

Operating Model -- The Short-Term Rental Program

For investor-buyers, the operating economics are the central question on 14 ROC. The basics:

• Building approval. 14 ROC is approved for short-term rentals at the condominium document level -- the rental approval is structural, not a workaround.
• Fully furnished delivery. Each residence ships with the MAWD furniture, fixtures, and lighting package included in purchase price. No separate furniture allowance is required to operate the unit.
• Managed rental program. GFO plans to offer an opt-in rental program coordinated through the building, alongside on-site concierge and management.
• Smart-home pre-wiring. Keyless entry and integrated systems are spec'd into every residence to support a guest-facing operating model.

Verify program structure, management fees, marketing fees, and revenue-share terms with the developer before reserving. STR rental program terms in Miami pre-construction vary widely from building to building and have shifted multiple times across the current cycle.

Construction Status

Where things stand on 14 ROC:

• July 2024 -- sales launched
• 2025 -- demolition permit issued on the site; construction permitting in progress
• 2026 -- project crossed the 50%-sold threshold
• Late June 2026 -- groundbreaking, with the developer reporting 50% of inventory sold
• 2027-2028 -- targeted delivery

As with any pre-construction project, milestones can shift. Confirm current sold-through, construction status, and target delivery before reserving.

Risks and Realities for Pre-Construction Buyers

Standard pre-construction risk applies, plus a few 14 ROC-specific items:

• Operating model risk. The investment thesis depends on the short-term rental program. STR regulation, platform fees, and demand can shift -- underwrite a conservative occupancy and ADR.
• Floor plate scale. Residences run 417-960 sf. These are not full-floor trophy units. Buyers who want larger primary-residence layouts should look elsewhere in the pre-construction pipeline.
• Supply. STR-approved product has been one of the most active categories in Miami pre-construction this cycle. Comp pricing has softened in some submarkets as additional supply has come online.
• HOA and management fees. Short-term rental buildings carry richer service loads. Underwrite carrying cost, HOA, and program-related fees with margin.
• Delivery timing. Miami delivery dates routinely slip. A 2027-2028 window is the developer target, not a guarantee.

FAQ

What is 14 ROC?

14 ROC is a 32-story, 283-residence pre-construction condominium at 125 NE 14th Street in Miami's Arts & Entertainment District, developed by 14th Street Miami Investments, an entity owned by Russell Galbut's GFO Investments. The building is fully furnished and approved for short-term rentals.

Who is the developer of 14 ROC?

The development entity is 14th Street Miami Investments, owned by GFO Investments. GFO is led by Russell Galbut, a 35-year Crescent Heights veteran, and the team also operates the nearby Gale Miami Hotel & Residences.

Who designed 14 ROC?

Architecture is by RSP Architects, with interiors and the residence furniture package by MAWD (March and White Design) and landscape architecture by Urban Robot Associates.

How much do 14 ROC residences cost?

Pricing has been reported from approximately $505,000-$590,000 for studios, with two-bedroom residences topping out in the low $1.2M range. Each residence is delivered fully furnished with the MAWD-curated package included.

How many residences are at 14 ROC?

There are 283 residences across 32 stories, in studio, one-bedroom, and two-bedroom layouts ranging from approximately 417 to 960 square feet.

Are short-term rentals allowed at 14 ROC?

Yes. 14 ROC is approved for short-term rentals at the building level, and the developer plans to operate a managed rental program for owners who opt in at closing. Confirm program terms with the sales team before reserving.

When will 14 ROC be completed?

Delivery is targeted for 2027-2028. The project broke ground in late June 2026 at approximately 50% sold.

What amenities does 14 ROC include?

More than 25,000 square feet of amenities across three levels: rooftop pool with bay and skyline views, bar and grilling areas, co-working lounge, private meeting rooms, fitness center with private workout studios, yoga lounge with terrace, locker rooms with steam room and sauna, karaoke room, game lounge, private theater, podcast studio, kids' room, lobby cafe, and 24-hour concierge.

Bottom Line

14 ROC is the most fully baked short-term-rental product in the current Arts & Entertainment District pipeline -- 32 stories, 283 furnished residences, MAWD-designed throughout, and ground broken in June 2026 at 50% sold. The RSP rock-inspired base gives the building visual identity, and the operating model is built around investors who want to slot a turnkey furnished unit into a managed rental program at closing. Entry pricing from approximately $505,000-$590,000 keeps the underwriting accessible relative to the rest of the urban-core STR lineup.

Want a Data-Driven Read on 14 ROC?

If you're evaluating a pre-construction reservation -- studio versus one-bedroom, deposit schedule, rental program terms, or how the underwriting compares against The Crosby, Gale Miami, or Casa Bella -- reach out to Kyle Lieberbaum.

View the 14 ROC building page | Browse Miami pre-construction condos | Contact us

---

Disclaimer: This article is for general informational purposes. Pre-construction pricing, floor plans, furniture packages, amenity specifications, short-term rental program terms, and delivery timelines can change between launch and completion. Always verify details directly with the official sales team and developer materials before making any reservation or purchase decision.