38 West Eleventh Residences Miami: 2026 Park West Pre-Construction Buyer's Guide

38 West Eleventh Residences -- often marketed simply as West Eleventh -- is the 44-story, 659-residence condominium Property Markets Group (PMG) is building with Lion Development Group and Marc Roberts Companies at 38 NW 11th Street in Downtown Miami's Park West district. The project is designed by Sieger Suarez Architects, with residential interiors by Cotofana Designs and the amenity program curated by AvroKO Hospitality Group.

The headline is the rental program. West Eleventh was conceptualized in direct collaboration with Airbnb, and every residence is permitted to host on the platform 365 days a year through a centrally managed program. There are no 30-day minimums, no rotating-month restrictions, and no separate hotel operator running the inventory.

The developers closed a $215 million construction loan from GoldenTree Asset Management in April 2025. The tower is reported as roughly 99 percent pre-sold. John Moriarity & Associates is the general contractor. Delivery is targeted for Q1 2028.

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Quick Take

Where is 38 West Eleventh?

The site is 38 NW 11th Street, on the western edge of the Park West neighborhood inside Downtown Miami. Park West is the wedge bounded by Biscayne Boulevard to the east, NW First Avenue to the west, NE/NW 7th Street to the south, and I-395 to the north. It sits directly next to the E11EVEN entertainment district -- the same block grid that hosts the 24/7 club, the planned E11EVEN Hotel & Residences, and an ecosystem of late-night programming.

Within a walk or short Metromover ride:

• Miami Worldcenter -- the 27-acre, $6 billion mixed-use project with 300,000+ sf of retail, dining, and a Brightline-served plaza
• Kaseya Center -- the Miami Heat's NBA arena, with naming rights held by Kaseya through 2040
• MiamiCentral Brightline station -- direct rail service to West Palm Beach, Fort Lauderdale, and Orlando
• Adrienne Arsht Center for the Performing Arts
• Perez Art Museum Miami (PAMM) and Frost Science Museum at Museum Park
• Bayfront Park and Bayside Marketplace along Biscayne Bay
• The Metromover Park West and Eleventh Street stations

This is a true urban condo address. There is no beach within walking distance; South Beach is roughly 12-15 minutes east across the MacArthur Causeway. The site is built for buyers who want walkable Downtown infrastructure and the rental economics that come with it.

Who's Behind 38 West Eleventh

Three developers are co-sponsoring:

• Property Markets Group (PMG) -- the national developer founded in 1991, with a current $6+ billion portfolio that includes Echo Brickell, X Miami, Society Wynwood, Society Biscayne, and the broader Society multifamily brand. PMG also developed Waldorf Astoria Residences Miami in Downtown.
• Lion Development Group -- led by Michael Simkins, a longtime Park West landowner whose family helped assemble much of the entertainment district's parcel base.
• Marc Roberts Companies -- led by Marc Roberts, the operator behind E11EVEN Miami and the broader Park West entertainment programming.

The combination matters. PMG brings high-rise execution and the rental-platform playbook it has built across markets. Lion brings the land position. Marc Roberts brings the entertainment-district programming that makes the rental thesis defensible: the same blocks that drive Airbnb demand are the blocks the partnership controls operationally.

The $215 million construction loan from GoldenTree Asset Management closed in April 2025, with John Moriarity & Associates as general contractor.

Architecture and Design

Sieger Suarez Architects -- the Coconut Grove-based firm behind a long list of Miami residential towers including Continuum on South Beach, Estates at Acqualina, and Aria Reserve -- is the design architect. The 44-story tower runs a tall, slender massing typical of Park West infill, with floor-to-ceiling impact glass and a façade that reads cleanly against the entertainment-district streetscape.

Residential interiors come from Cotofana Designs. Each unit is delivered fully finished and furnished with:

• Sub-Zero and Wolf appliance suites with integrated panels
• Built-in washer/dryers
• Italian kitchens and built-out closets with pre-installed drawers
• Floor-to-ceiling glazing
• Smart lighting and audio controls
• LED feature fireplaces in select layouts
• Curated polywood flooring
• The Home Essentials Package -- silverware, glassware, linens, sheets, and towels keyed to the rental-ready delivery

AvroKO Hospitality Group designed the amenity interiors. AvroKO is the New York and Bangkok-based firm best known for hotel and food-and-beverage interior work, and the choice signals where the building lives operationally: closer to a serviced apartment than a typical condo.

The Residences

The 659 residences run studios and one-bedrooms, with interior sizes from roughly 334 to 1,480 square feet:

• Studios -- starting around 334 square feet, with the upper end of the studio range reaching about 610 square feet
• One-bedrooms -- starting around 533 square feet, with the upper end of the one-bedroom range reaching roughly 1,004 square feet
• Penthouse-tier inventory at the top of the building extends the size range up to roughly 1,480 square feet

Pricing reports have varied over the sales cycle. Sources at launch placed studios in the mid-$300,000s, with one-bedrooms reaching up to roughly $1.2 million. Other sources have listed studios from $650,000 and one-bedrooms from $750,000 depending on floor and exposure. Inventory is reportedly close to sold out, so any active resale activity will price off contract values rather than original launch sheets.

Every residence is delivered fully furnished and rental-ready on day one. Owners can either self-manage or opt into the centrally managed Airbnb program with on-site hosting support.

The Airbnb Program

This is the part of the building that distinguishes it. A few specifics matter:

• No 30-day minimum, no nightly cap, no seasonal restrictions. Owners can host year-round.
• Centralized on-site hosting support -- the building runs a dedicated team rather than asking each owner to coordinate cleaners, key handoffs, and guest communication independently.
• Direct Airbnb collaboration -- the project was conceptualized with Airbnb's input, which is a different positioning than a generic "short-term-rental-friendly" condo that simply lacks restrictions.
• Turnkey delivery keeps owners out of the furniture, kitchenware, and linens process. The Home Essentials Package handles it.

For investor-owners, the proposition is hotel-grade nightly economics without operating a hotel. For pied-a-terre buyers, it is the option to monetize the unit during the months it is unused. The trade-off is the carrying cost of a building with hotel-grade amenities and operations -- HOA scales with the service stack.

Amenities

The amenity package totals more than 60,000 square feet across multiple levels, with AvroKO running the interior program:

• 20,000-square-foot 11th-floor Day Club and Pool with cabanas, a 2,000-square-foot pool, temperature-controlled plunge pools, outdoor dining, and a living room lounge with a full music studio
• 8,000-square-foot Sports Lounge with a 40-foot-wide LED video wall, 17 additional 98-inch and 86-inch displays, and a craft beer selection of more than 20 taps
• Chopra Spa and Studio with a state-of-the-art fitness center, meditation room, yoga studio, and restorative spa treatments
• Recording studio
• Co-working spaces with private meeting rooms
• Signature chef-led restaurant on site
• Gourmet market at the ground floor
• 30,000-square-foot, tri-level experiential entertainment venue that integrates with the surrounding E11EVEN-anchored district

The Chopra branding (the wellness platform tied to Deepak Chopra) and AvroKO interior styling push the amenity program toward a hotel-club aesthetic rather than a generic condo gym.

How West Eleventh Compares to Other Park West and Downtown Airbnb Projects

Park West and adjacent Downtown blocks have become Miami's densest cluster of short-term-rental condo product. A few of the close peers:

West Eleventh is the largest non-branded Airbnb tower in the cluster and sits closest in product positioning to the E11EVEN towers. The functional question for buyers is whether they value the direct Airbnb program at every unit (West Eleventh) or the E11EVEN nightlife branding and skybridge experience (E11EVEN towers).

The Park West Neighborhood

Park West is the transit-and-arena slice of Downtown Miami. The relevant proper-noun landmarks within easy walking distance of 38 NW 11th Street:

• Kaseya Center (601 Biscayne Blvd) -- two blocks east
• MiamiCentral Brightline station -- short walk south
• Miami Worldcenter -- across NE 8th Street to the south
• Adrienne Arsht Center -- northeast on Biscayne Boulevard
• PAMM and Frost Science Museum at Museum Park
• Bayfront Park and Bayside Marketplace along the bay
• The Park West Metromover station for an easy ride to Brickell and Government Center
• The E11EVEN entertainment district -- the same blocks the partnership has been programming for years

Drive distances from 38 NW 11th Street (off-peak):

• Brickell Avenue: ~5-7 minutes south
• Wynwood and the Design District: ~7-10 minutes north
• South Beach via MacArthur Causeway: ~12-15 minutes east
• Miami International Airport: ~15-20 minutes west via I-95 and the Dolphin Expressway
• Fort Lauderdale-Hollywood (FLL): ~35-40 minutes north

Risks and Realities for Pre-Construction Buyers

Pre-construction always carries delivery and pricing risk. A few specifics worth underwriting at West Eleventh:

• Delivery timing. Q1 2028 is the marketed target. Miami delivery on towers this size has slipped routinely; build a margin into closing assumptions.
• HOA load. The amenity program -- Chopra Spa, AvroKO-designed lounges, sports lounge, music studio, recording studio, on-site hosting team -- is rich. So is the recurring cost. Underwrite carrying cost (HOA + taxes + insurance) on top of the rental projection rather than netting it.
• Rental performance is operator-dependent. Centrally managed hosting only works if the management team executes. Pro-forma nightly rates from sales materials are projections, not guarantees.
• Sold-out resale dynamics. With ~99% pre-sold inventory, most buyers entering today will be purchasing on assignment or resale at marked-up values, not original-launch pricing.
• Regulatory risk. Miami short-term-rental rules sit at the city level and have moved before. The building is zoned and entitled for nightly stays, but the broader regulatory backdrop is worth tracking.

FAQ

What is 38 West Eleventh Residences Miami?

38 West Eleventh Residences -- often marketed as West Eleventh -- is a 44-story, 659-residence condominium under construction at 38 NW 11th Street in Downtown Miami's Park West district. Every unit is approved for year-round Airbnb hosting through a centrally managed program.

Who is developing the project?

PMG (Property Markets Group), Michael Simkins' Lion Development Group, and Marc Roberts Companies are co-developing. GoldenTree Asset Management provided a $215 million construction loan in April 2025. John Moriarity & Associates is the general contractor.

Who is the architect?

Sieger Suarez Architects is the design architect. Cotofana Designs handles residential interiors. AvroKO Hospitality Group is responsible for the amenity-space interiors.

What is the residence mix?

659 fully furnished studios and one-bedrooms ranging from roughly 334 to 1,480 square feet. Every unit is delivered turnkey with the Home Essentials Package -- silverware, glassware, linens, sheets, and towels included.

Can owners list units on Airbnb?

Yes. West Eleventh was conceptualized with Airbnb directly and is positioned as a centrally managed short-term-rental condo with no 30-day minimums and no seasonal restrictions. Owners can host 365 days a year, with on-site hosting support.

When will the project be completed?

Delivery is targeted for Q1 2028.

Is the project pre-sold?

Reporting at the April 2025 loan closing indicated the building was roughly 99 percent pre-sold. Most active inventory today is likely resale or assignment.

What amenities are included?

More than 60,000 square feet across multiple levels: a 20,000-sf Day Club and Pool on level 11, an 8,000-sf Sports Lounge with a 40-foot LED wall, the Chopra Spa and Studio, a recording studio, co-working with private meeting rooms, a signature chef-led restaurant, a gourmet market on the ground floor, and a 30,000-sf tri-level experiential entertainment venue.

How does 38 West Eleventh compare to the E11EVEN towers?

Both projects share PMG as a partner and target the short-term-rental investor-owner buyer in Park West. West Eleventh runs a direct Airbnb program at every unit with AvroKO amenity interiors and the Chopra Spa. The E11EVEN Hotel & Residences and E11EVEN Residences Beyond are E11EVEN-branded and connected by a planned skybridge, with hotel-condo programming for the first tower and ultra-furnished residential product for the second.

Bottom Line

38 West Eleventh is the largest non-branded, year-round Airbnb-hosted condo in Park West, with a development partnership that controls both the building and the entertainment-district blocks that drive its rental thesis. PMG execution, Sieger Suarez architecture, Cotofana and AvroKO interiors, Chopra Spa, and a $215 million construction loan are the meaningful inputs. For investor-owners who want hotel-grade nightly economics without operating a hotel, this is one of the cleanest plays in Downtown Miami.

Want a Data-Driven Read on 38 West Eleventh?

If you are evaluating a resale unit, assignment, or rental-program economics at 38 West Eleventh, reach out. We track Park West and Downtown short-term-rental pricing, HOA load, and rental performance across the cluster.

View the 38 West Eleventh Residences building page | Browse Downtown Miami pre-construction condos | Contact CondoBlackBook

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Disclaimer: This article is for general informational purposes only and reflects publicly reported information as of June 2026. Pre-construction pricing, floor plans, finish packages, amenity specifications, rental-program economics, and delivery timelines can change between launch and completion. Short-term rental regulation may also change at the municipal or state level. Always verify current details directly with the developer, sales team, and a licensed real estate professional before making any reservation, assignment, or resale purchase.