Alma Bay Harbor Islands: Nine-Residence Kobi Karp Boutique Condo Guide (2026)

Alma Bay Harbor Islands: Nine-Residence Kobi Karp Boutique Condo Guide (2026)

Alma Bay Harbor is a planned nine-residence condominium at 1160 101st Street in Bay Harbor Islands, FL 33154. The developer is Islands Development Group, and Kobi Karp Architecture & Interior Design is handling both the building and its interiors. Most MLS listings describe it as a seven-story building, and the sales materials promise one or two homes per floor. Every residence opens from a private elevator, and the shared space is on the roof.

Alma has a sister building. Mila Bay Harbor, at 1125 97th Street, comes from the same developer, architect and sales team. The two sites are about a quarter mile apart. Alma sits farther north on the east island, on a quiet low-rise block away from the Kane Concourse shops, and it has the largest homes of the pair, including five-bedroom residences.

Presales began on the MLS on January 22, 2026. The developer's sales presentation from that month targeted groundbreaking in the second quarter of 2026. We have not found confirmation that construction has started. This guide covers what has been published, what the MLS listings add, and what to check before you sign.

Alma Bay Harbor at a glance

The specifications come from the developer's brochure and its January 2026 sales presentation. The address, lot size and ownership come from Miami-Dade Property Appraiser records. Floor counts, unit details and asking prices come from MLS listings.

Residences and sizes

Nine homes is a very small building, even by Bay Harbor standards. With one or two residences per floor, most owners will share a landing with one neighbor at most, and the penthouse floor belongs to a single home.

The developer has not published a size range for Alma on its own. Its January 2026 presentation covers Alma and Mila together: two- to five-bedroom residences from about 2,100 to 4,400 square feet. Mila's own brochure tops out at four bedrooms, and the five-bedroom homes on the MLS so far are all at Alma.

The MLS presales are the clearest picture of the building itself:

That covers six of the nine homes. Ask the sales team for the full floor plan set, since the listings leave out three residences.

The brochure's finish list is specific. It includes floor-to-ceiling impact windows, large terraces, Italkraft kitchens and vanities with integrated Miele appliances, natural wood, imported Italian tile, Graff plumbing fixtures and Toto toilets, with an electric bidet in primary baths.

Architecture and renderings

Kobi Karp's design for Alma uses clean modern lines, soft curves and earthy materials. In the street rendering, rounded slab edges wrap curved glass balconies, and the entry sits behind planting along the street. The building number appears at the base.

Project renderings courtesy of Islands Development Group. Interior images are representative renderings.

Kobi Karp has designed several of Bay Harbor's recent small buildings, so it is worth looking at them side by side. La Maré Signature Collection and Indian Creek Residences & Yacht Club are also nine-residence Kobi Karp projects, and Bay Harbor Towers is a larger one nearby.

Rooftop amenities

Alma keeps its shared space simple and puts it on the roof:

• A rooftop pool
• A yoga and wellness area
• A summer kitchen for outdoor cooking
• A secure lobby with a smart access system
• A pet-friendly condominium policy

Alma does not list a gym, a spa or a staffed amenity program. What you get instead is a roof shared with eight other households. Ask how the roof can be reserved for private events and who maintains the pool. Those costs are spread across very few owners.

Location: 101st Street, north Bay Harbor Islands

Alma sits on a low-rise residential street toward the north end of Bay Harbor's east island. The lot is an interior lot, not a waterfront one. Some lifestyle copy in the brochure talks about canal and bay access, so read that as a description of the area, not of this site.

The brochure's location claims:

• About seven minutes to Bal Harbour Shops
• About ten minutes to Miami Beach
• Low-rise zoning around the site

The brochure also calls Alma a five-minute walk from Ruth K. Broad Bay Harbor K-8 Center, the town's public K-8 school. The school is at 1155 93rd Street, about half a mile south, so plan on a longer walk than that. Mila, four blocks closer, is the nearer of the two sister buildings to the school.

Porto Bay is one block south at 1130 100th Street, and Bay Harbor Towers is a short walk east on East Bay Harbor Drive. Our Bay Harbor Islands guide covers both islands, the school and the Kane Concourse village center. The Bal Harbour and Surfside pages cover the beach side across the bridge.

Pricing so far: what the MLS shows

The developer has not released a price list. The MLS presales show where asking prices started and how they have moved:

• Residence 201, four bedrooms and 2,864 square feet, was listed on January 22, 2026 at $2,725,000. It is now off the market.
• Residence 302, three bedrooms and 2,992 square feet, was listed on January 22, 2026 at $2,850,000. It is now off the market.
• Residence 601, five bedrooms and 3,969 square feet, was listed on January 22, 2026 at $3,775,000. It is now off the market.
• PH701, the full-floor penthouse, was listed on April 21, 2026 at $4,990,000. It was relisted on September 17, 2026 at the same price, and the asking price was cut to $4,150,000 on October 20, 2026. That listing is active.
• Residence 401, three bedrooms and 2,503 square feet, was listed on September 15, 2026 at $2,590,000 and is active.
• Residence 202, three bedrooms and 2,992 square feet, was listed on September 16, 2026 at $3,291,200. Its asking price was cut to $2,990,000 on October 20, 2026, and it is active.

These are list prices, not closed sales. Off market does not tell you whether a unit went under contract. The penthouse is the clearest data point: its asking price came down by $840,000 between April and October 2026. Ask the sales team which residences are under contract, and what the current price sheet says, before you make an offer.

Dues have moved too. The January listings match the quoted rate: residence 201 shows $3,179 a month, or $1.11 per square foot. The listings posted in September 2026 show higher fees, including $4,842 a month for PH701 and $3,053 for residence 401, both about $1.22 per square foot. Ask for the current proposed budget, because it will cover insurance and reserves for a very small association.

Status and timeline

The second quarter of 2026 has passed. That does not mean the project is in trouble, but it does mean the January timeline is no longer the working plan until the developer confirms a new one. The county's 2026 tax roll still lists the lot as vacant land, which tells you little either way, since the roll reflects conditions at the start of the year.

Alma vs. nearby Bay Harbor projects

Choosing between Alma and Mila mostly comes down to location and size. Alma sits on a quieter block farther north and has the five-bedroom homes. Mila sits a block from Kane Concourse, closer to the school, and quotes higher dues; our Mila Bay Harbor guide covers it in detail. La Maré Signature and Bay Harbor Towers are further along in construction, which matters if you need a firm delivery date. Our guides to La Maré Signature Collection and Bay Harbor Towers go deeper on both.

Before you sign at Alma

1. Join the waitlist on the Alma building page for availability and any timeline update.
2. Ask which residences are still available. In a nine-home building, one contract can take your preferred floor off the table.
3. Get the current schedule in writing. The 10% groundbreaking deposit is due at a milestone that has not been confirmed. Ask for the revised start date and how the contract treats delays.
4. Ask about parking and storage. MLS listings show two or more parking spaces per residence, but the developer materials we reviewed do not describe parking or storage.
5. Read the rental rules. The sales presentation and MLS listings set a three-month minimum lease, which rules out nightly and short-stay rentals. Confirm the rule in the condominium documents.
6. Compare total cost. Put the asking price, dues and deposit timing for Alma next to Mila and Porto Bay. Our pre-construction buying guide covers the contract questions that matter most.

Frequently Asked Questions

Where is Alma Bay Harbor?

At 1160 101st Street, Bay Harbor Islands, FL 33154, on the town's east island. The developer puts it about seven minutes from Bal Harbour Shops. Ruth K. Broad Bay Harbor K-8 Center is about half a mile south.

Who is building Alma Bay Harbor?

Islands Development Group is the developer, through the entity 1160 101st Bay Harbor Condo 2618 LLC. Kobi Karp Architecture & Interior Design designed the building and interiors, Exoticscape is the landscape architect and LIR Luxury & Commercial Group handles sales.

How many residences does Alma have, and how big are they?

Nine residences, one or two per floor. MLS listings show three-bedroom homes of 2,503 to 2,992 square feet, a four-bedroom of 2,864 square feet and two five-bedroom homes of 3,969 square feet, including the full-floor penthouse. The developer's combined range for Alma and Mila is 2,100 to 4,400 square feet.

Is Alma Bay Harbor on the water?

No. It is on an interior lot on 101st Street. The roof has the pool and outdoor space.

What are the asking prices at Alma?

MLS asking prices have ranged from $2,590,000 for a three-bedroom listed in September 2026 to $4,990,000 for the penthouse, which was cut to $4,150,000 on October 20, 2026. These are list prices, not sales.

What is the deposit schedule?

According to the January 2026 sales presentation: 5% at contract, 5% 45 days later, 10% at groundbreaking, 20% at top-off and 60% at closing.

Can I rent out a residence at Alma?

Yes, with a three-month minimum lease, according to the January 2026 sales presentation and the MLS listings. Confirm the rule in the condominium documents.

When will Alma be finished?

The developer's January 2026 presentation targeted delivery in the fourth quarter of 2027, after a second-quarter 2026 groundbreaking. We have not found confirmation that construction has started, so ask the sales team for the current schedule.

Explore Alma Bay Harbor

See the Alma Bay Harbor building page for the gallery and waitlist, compare it with its sister building Mila Bay Harbor and read the Mila guide, or browse Bay Harbor Islands pre-construction condos. Contact REHUB Miami to talk through which of the nine homes fits you.