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.

The headline is the rental program. West Eleventh was launched in collaboration with Airbnb, and the developer markets it as the first centrally managed luxury condominium in Miami that gives owners the option to host on the platform 365 days a year. The developer's own disclosure ties that right to a City of Miami zoning determination (Determination No. 2019-01) and notes that changes to it could limit 365-day hosting.

The project broke ground in September 2024. The developers closed a $215 million construction loan from GoldenTree Asset Management in April 2025, when loan coverage reported the tower about 99 percent sold. John Moriarty & Associates is the general contractor. Completion is scheduled for Q1 2028, per the April 2025 loan coverage. As of October 2026 we found no public report of a topping-out or certificate of occupancy.

View the 38 West Eleventh Residences building page

Quick Take

Where is 38 West Eleventh?

The site is 38 NW 11th Street, on the western side of the Park West neighborhood inside Downtown Miami, just west of North Miami Avenue and a few blocks south of I-395. The tower is in the same block grid as the 24/7 E11EVEN club and the now-completed E11EVEN Hotel & Residences, an area the developers brand as District 11.

Within a walk or short Metromover ride:

• Miami Worldcenter, the large mixed-use district of retail, dining, hotels and residential towers immediately to the south and east
• Kaseya Center, the Miami Heat's arena on Biscayne Boulevard
• MiamiCentral Brightline station, with rail service north to Fort Lauderdale, West Palm Beach, 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 to 15 minutes east across the MacArthur Causeway. The site is built for buyers who want walkable Downtown infrastructure and the rental flexibility the program offers.

Who's Behind 38 West Eleventh

Three developers are co-sponsoring:

• Property Markets Group (PMG), the national developer whose Miami track record includes Echo Brickell, X Miami, the Society rental brand, and E11EVEN Hotel & Residences, completed in 2026. PMG is also building Waldorf Astoria Residences Miami in Downtown.
• Lion Development Group, led by Michael Simkins, who also holds a stake in E11EVEN. Lion is also a partner with PMG on ONE W12 Residences nearby.
• Marc Roberts Companies, led by Marc Roberts, one of the partners behind the E11EVEN Miami nightclub.

The combination matters. PMG brings high-rise execution and the furnished, rental-ready product it has used across Park West, including the E11EVEN towers. Simkins and Roberts bring ties to the E11EVEN venue that anchors the neighborhood's visitor traffic.

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

Architecture and Design

Sieger Suarez Architects, the Miami firm behind South Florida towers including Porsche Design Tower in Sunny Isles Beach and the neighboring E11EVEN towers, is the design architect. The building rises 44 stories.

Residential interiors are credited to Cotofana Designs in both the February 2023 launch release and the September 2024 groundbreaking coverage. Launch coverage describes each unit as delivered fully finished and furnished, with:

• PMG smart home technology that controls audio, video, and lighting at the touch of a button
• Imported cabinetry by Italkraft
• Waterworks bathroom fixtures and accessories
• Top-of-the-line appliances

Finish specifications were reported at launch in 2023 and are subject to change under the developer's offering documents.

The Residences

The 659 residences are all studios and one-bedrooms. Launch materials, as reported by Florida YIMBY in April 2023, list interior sizes from about 334 to 1,480 square feet. The developer has not published a size range for each layout type that we could verify, so confirm the exact plan and square footage of any specific unit with the sales team or seller.

Pricing reports come from the 2023 sales launch. A PMG spokesperson told The Real Deal in February 2023 that prices ran from the mid-$300,000s to $1.2 million. Florida YIMBY reported in April 2023 that studios started at $539,000 and one-bedrooms at $614,700, subject to change. With the building reported about 99 percent sold in April 2025, any unit available now is likely to be an assignment or a developer holdback, priced off current contract values rather than launch sheets.

Every residence is delivered fully furnished and rental-ready. Hosting is optional; owners who want to host can use the on-site support the developer describes for setting up listings.

The Airbnb Program

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

• 365-day hosting option. The developer markets the right to host on Airbnb up to 365 days a year, rather than imposing a 30-day minimum or a cap on stays.
• Zoning dependency. The developer's disclosure says the 365-day option is subject to City of Miami Determination No. 2019-01, and that changes to the determination or to the city's interpretation of it may limit or restrict hosting. Hosting is also subject to building rules and local law.
• Central management. The building is marketed as centrally managed, with on-site staff to help owners set up their listings, rather than leaving each owner to coordinate on their own.
• Direct Airbnb collaboration. The project was launched with Airbnb, which is a different positioning than a generic condo that simply lacks rental restrictions.
• Turnkey delivery. Furnished delivery keeps owners out of the furniture and fit-out process before hosting.

For investor-owners, the proposition is nightly rental flexibility without operating a hotel. For pied-a-terre buyers, it is the option to rent the unit during the months it is unused. The trade-off is the carrying cost of a building with a staffed rental operation and a large amenity program.

Amenities

Groundbreaking coverage from Florida YIMBY in September 2024 describes:

• More than 20,000 square feet of resident amenity space
• An expansive pool overlooking the Miami skyline
• A signature supper club on the main floor
• Private lounges
• Fitness and wellness centers
• Co-working spaces
• A 30,000-square-foot, tri-level experiential entertainment venue and food hall on the ground floor

Some broker websites attribute AvroKO interiors, a Chopra spa, an 11th-floor day club, and a sports lounge to West Eleventh. We could not find those features in developer or press materials for this project; they match marketing for E11EVEN Hotel & Residences, so we have left them out.

How West Eleventh Compares to Other Park West and Downtown Rental-Friendly Projects

Park West and the adjacent Downtown and Overtown blocks hold several furnished, short-term-rental-friendly condo projects. A few of the close peers:

West Eleventh has the most units of the group, and like the E11EVEN flagship it is built around short-stay rental flexibility rather than 30-day leases. The functional question for buyers is whether they value the Airbnb program at a non-branded building (West Eleventh) or E11EVEN branding and hotel-style operations (the E11EVEN towers). Our guides to E11EVEN Hotel & Residences, E11EVEN Residences Beyond, and One West Twelve cover each in detail.

The Park West Neighborhood

Park West is the transit-and-arena slice of Downtown Miami. The relevant landmarks near 38 NW 11th Street:

• Miami Worldcenter, immediately to the south and east
• MiamiCentral Brightline station, a short walk south
• Kaseya Center, southeast on Biscayne Boulevard
• Adrienne Arsht Center, northeast on Biscayne Boulevard
• PAMM and Frost Science Museum at Museum Park
• Bayfront Park and Bayside Marketplace along the bay
• Metromover stations for an easy ride to Brickell and Government Center
• The E11EVEN club and the surrounding District 11 blocks

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

• Brickell Avenue: about 5 to 7 minutes south
• Wynwood and the Design District: about 7 to 10 minutes north
• South Beach via MacArthur Causeway: about 12 to 15 minutes east
• Miami International Airport: about 15 to 20 minutes west via I-95 and the Dolphin Expressway
• Fort Lauderdale-Hollywood (FLL): about 35 to 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 completion target reported at the April 2025 loan closing. We found no public construction milestone (topping-out or certificate of occupancy) as of October 2026, and an earlier 2023 report had expected completion in 2027. Delivery dates on towers this size can slip, so build a margin into closing assumptions.
• HOA load. A staffed rental operation, a large amenity program, and an on-site supper club come with recurring cost. The developer has not published association budgets we could verify. Underwrite carrying cost (HOA, taxes, and insurance) on top of any rental projection rather than netting it.
• Rental performance is operator-dependent. Centrally managed hosting only works if the management team executes. Any nightly-rate or occupancy figures shown to buyers are projections, not guarantees.
• Thin inventory. With about 99 percent reported sold in April 2025, most buyers entering now will be buying an assignment, not launch pricing. As of October 27, 2026, our MLS listing data showed no active or closed listings in the building.
• Regulatory risk. The 365-day hosting option depends on a City of Miami zoning determination that the developer itself says could change. Short-term-rental rules can also change at the city or state level.

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. The developer markets an option for owners to host on Airbnb up to 365 days a year through a centrally managed program, subject to a City of Miami zoning determination.

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 Moriarty & Associates is the general contractor.

Who is the architect?

Sieger Suarez Architects is the design architect. Cotofana Designs is credited with the residential interiors.

What is the residence mix?

659 fully furnished studios and one-bedrooms. Launch materials list sizes from about 334 to 1,480 square feet.

Can owners list units on Airbnb?

The developer markets the option to host on Airbnb up to 365 days a year, with on-site staff to help owners set up listings. Its disclosure says this depends on City of Miami Determination No. 2019-01, and that changes to that determination could limit 365-day hosting.

When will the project be completed?

Construction began in September 2024, and completion is scheduled for Q1 2028 according to the April 2025 loan coverage. As of October 2026 we found no public report of a topping-out or certificate of occupancy.

Is the project sold out?

Reporting at the April 2025 loan closing indicated the building was about 99 percent sold. Most opportunities today are likely to be assignments.

What amenities are included?

More than 20,000 square feet of resident amenities, including a skyline-view pool, a signature supper club, private lounges, fitness and wellness centers, and co-working space, plus a 30,000-square-foot tri-level entertainment venue and food hall on the ground floor.

How does 38 West Eleventh compare to the E11EVEN towers?

All three involve PMG and target investor-owners in Park West. West Eleventh is a non-branded tower marketed with a 365-day Airbnb hosting option. E11EVEN Hotel & Residences is a completed E11EVEN-branded condo-hotel that received a temporary certificate of occupancy in May 2026, and E11EVEN Residences Beyond is its sister tower under construction, with 30-day-minimum stays.

Bottom Line

38 West Eleventh has the most units of the Park West-area furnished, rental-friendly towers compared above, and it is marketed with a 365-day Airbnb hosting option that the developer itself ties to a City of Miami zoning determination. PMG execution, Sieger Suarez architecture, Cotofana interiors, a $215 million construction loan, and a reported 99 percent sell-through are the meaningful inputs. The open questions are delivery timing against the Q1 2028 target, association costs, and how durable the hosting right proves to be.

Want a Data-Driven Read on 38 West Eleventh?

If you are evaluating an 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 REHUB Miami

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Disclaimer: This article is for general informational purposes only and reflects publicly reported information as of October 27, 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.