Bay Harbor Towers: Pre-Construction Buyer's Guide (2026)

Bay Harbor Towers is an 8-story, 44-residence boutique waterfront condominium at 10141 East Bay Harbor Drive on the Indian Creek shoreline of Bay Harbor Islands' east island. The project is developed by PPG Development -- Ari Pearl's Miami firm -- in partnership with L3C Capital Partners, led by Jonathan Leifer. PPG and L3C assembled the 1.03-acre site at 10141 and 10143 East Bay Harbor Drive in a $32 million acquisition in 2022, and financed construction with a $70 million loan from MSD Capital.

The building is designed by Kobi Karp, with residential interiors by Interiors by Steven G. and landscape architecture by CLAD. Civic Construction is the general contractor. The tower topped off on November 18, 2025, and delivery is targeted for Q4 2026.

Sales are run by Fortune Development Sales. At topping-off, the building was reported at roughly 75% sold -- more sales volume than any other condo development in Bay Harbor Islands -- with nine residences from $2.6 million and two penthouses from $10 million still available. Floor plans run from approximately 1,857 to 4,902 square feet in two- to four-bedroom-plus-den configurations.

View the Bay Harbor Towers building page for floor plans, current pricing, and available units.

The Quick Take

Where is Bay Harbor Towers?

Bay Harbor Islands is a two-island town in northeastern Miami-Dade, incorporated in 1947 by Shepard Broad, the lawyer who filled in two mangrove islands off 96th Street and built a planned community. The Broad Causeway -- which Broad opened in 1951 -- still carries roughly 20,000 vehicles a day between the islands and the North Miami mainland.

Bay Harbor Towers sits on the east island's Indian Creek frontage at 10141 East Bay Harbor Drive. A walk over the 96th Street Bridge drops you into Bal Harbour in minutes. Across the Broad Causeway to the west is North Miami; south are Surfside and Miami Beach; north, Sunny Isles Beach and Aventura. MIA is roughly 25-30 minutes by car.

Who's Behind Bay Harbor Towers?

• PPG Development, led by Ari Pearl, is a vertically integrated South Florida developer covering condo, multifamily, and mixed-use. PPG is the sponsor and operating partner.
• L3C Capital Partners, led by Jonathan Leifer, is the capital partner. PPG and L3C co-acquired the 10141 and 10143 East Bay Harbor Drive parcels in August 2022 for $32 million.

Construction is financed by a $70 million senior loan from MSD Capital (the firm originally founded as Michael Dell's family office). Civic Construction ran the project from groundbreaking in September 2024 through the November 2025 topping-off on schedule. Fortune Development Sales -- a division of Fortune International Group -- holds the exclusive sales mandate.

Architecture and Design

Kobi Karp, founder of Kobi Karp Architecture and Interior Design (1996), is the project architect. Karp is licensed in nine states and Abu Dhabi, and Bay Harbor Towers is one of three Karp-designed projects in Bay Harbor Islands -- the others being Indian Creek Residences and Yacht Club and La Mare.

Karp's massing is an 8-story flow-through plate with floor-to-ceiling glass on both bay and Creek elevations, deep cantilevered terraces, and a low-rise scale appropriate to Bay Harbor's zoning. The exterior is white and glass with horizontal balcony bands, set back to make room for the 13-slip marina and landscaped waterfront promenade.

Residential interiors are by Interiors by Steven G., the Pompano Beach-based studio whose Miami portfolio includes Ella Miami Beach (with Arquitectonica) and 9900 West in Bay Harbor itself. CLAD handles landscape architecture.

Residences at Bay Harbor Towers

The plan stack is intentionally tight -- 44 homes across 8 stories, roughly 5 to 6 residences per typical floor, fewer at the rooftop level where the Bayhouse and Penthouse homes sit.

• Two- to four-bedroom plus den floor plans, approximately 1,857 to 4,902 sf
• Bayhouse and Penthouse homes with private pools, summer kitchens, and firepit lounges
• Floor-to-ceiling glass, flow-through layouts with sunrise and sunset exposures, deep terraces
• Custom Italian kitchens with integrated appliance packages

Remaining inventory at topping-off: nine residences from $2.6M and two penthouses from $10M. Launch pricing in November 2023 started near $1.9M; the building is reported at roughly 75% sold.

Amenities

Amenities are organized vertically -- private marina at the waterline, wellness floor inside the building, and rooftop deck on top.

Marina and water access

• 13 private boat slips on Indian Creek for boats 35 to 50 linear feet
• Direct ocean access through Haulover Inlet
• Water sports equipment storage; owner-purchasable slips

Wellness floor

• 50-foot indoor heated saltwater lap pool
• Steam room, sauna, hot and cold plunge pools
• Private treatment rooms
• Fitness and yoga studio with custom wood-crafted equipment from Paragon Studios

Rooftop deck

• Roughly 10,000+ sf of rooftop amenity space
• Rooftop infinity-edge pool with sunset orientation, cabanas, daybeds, towel service
• Open-air summer kitchen with grills and dining

Building services

• 24/7 valet, concierge, covered parking with EV charging, resident lounge

The project is being built to Florida Green Building Coalition (FGBC) standards -- a Florida-specific green certification program tuned to the state's hot-humid climate and disaster-resilience requirements.

How Bay Harbor Towers Compares to Other Bay Harbor Boutique Condos

Bay Harbor Islands is in the middle of a multi-year boutique-condo build-out. Bay Harbor Towers sits in the upper tier on size, price, and amenity load.

A few distinctions if you're cross-shopping:

• Largest marina program of the boutique set -- 13 slips versus 10 at 9900 West.
• Closest to delivery. Topped off and roughly a year from keys. Onda, Origin, La Mare, and Alana are at earlier stages.
• Larger floor plates than most boutique peers -- standard plans from 1,857 sf up to 4,902 sf with private pools at the Bayhouse / Penthouse level.
• Kobi Karp shows up three times in the Bay Harbor boutique set -- Bay Harbor Towers, La Mare, and Indian Creek Residences.

The Neighborhood

Bay Harbor Islands is a small, residential, low-rise town -- not a high-rise district. The pitch is walk to lunch, school is two blocks away, and Bal Harbour Shops is a bridge crossing.

Kane Concourse (96th Street) is the main commercial spine running east-west across the islands. The lineup includes The Palm Miami (the long-running Bay Harbor steakhouse outpost), Emilio's Trattoria at 1088 Kane (Tuscan Italian from Chef Emilio Di Carlo), O'Lima Signature Cuisine at 1052 Kane (Peruvian with Japanese-influenced plates), plus casual options like Asia Bay, Open Kitchen by Pure Simple Cooking, and Paon Eatery.

Ruth K. Broad Bay Harbor K-8 Center at 1155 93rd Street is one of Miami-Dade's better-rated public schools -- a GreatSchools 9/10, Niche grade A, #16 among Florida public K-8 schools, and the top 5% of Florida schools for both math and reading proficiency.

Bal Harbour Shops -- one of the highest-grossing luxury shopping centers in the U.S. -- sits east across the 96th Street Bridge. Saks, Neiman Marcus, Chanel, Hermes, Cartier, Dior, Gucci, Tiffany, Van Cleef & Arpels, and Saint Laurent all have flagships there, alongside restaurants like Le Zoo, Makoto, Carpaccio, and Hillstone.

Indian Creek -- the waterway off the building's east elevation -- runs south past Indian Creek Village (the 300-acre private "Billionaire Bunker") and connects north through Haulover Inlet to the Atlantic. Aventura Mall is 10-15 minutes north; Wynwood and the Design District are 15-20 minutes south on Biscayne Boulevard.

Risks and Realities for Pre-Construction Buyers

• Delivery slip. Q4 2026 target, topped off on schedule November 2025. Interior finish-out, marina build-out, and TCO can still slip a quarter or two -- normal Miami condo behavior.
• Deposit schedule. Miami pre-con typically runs 20% to 50% before delivery. Confirm exact terms.
• Marina-slip economics. Slips are reportedly owner-purchasable, 35 to 50 linear feet. Verify pricing, availability, and HOA carrying cost on the slip itself.
• HOA load. A 44-unit building with a 13-slip marina, wellness floor, rooftop deck, valet, and concierge carries a meaningful per-unit HOA. Underwrite on budgeted numbers.
• Inventory shape. With only nine standard residences and two penthouses publicly remaining, choice in floor and exposure may be limited.

FAQ

What is the address of Bay Harbor Towers?

10141 East Bay Harbor Drive, Bay Harbor Islands, FL 33154. The development combined two adjacent parcels at 10141 and 10143 East Bay Harbor Drive into a single 1.03-acre site.

Who is the developer of Bay Harbor Towers?

Co-developed by PPG Development (Ari Pearl) and L3C Capital Partners (Jonathan Leifer). They acquired the site in August 2022 for $32 million; construction is financed by a $70 million loan from MSD Capital.

Who is the architect of Bay Harbor Towers?

Kobi Karp Architecture and Interior Design. Residential interiors are by Interiors by Steven G., landscape by CLAD, and the general contractor is Civic Construction.

When will Bay Harbor Towers be completed?

The building topped off on November 18, 2025. Completion is targeted for Q4 2026.

How much do residences at Bay Harbor Towers cost?

At topping-off, remaining inventory was nine residences from $2.6 million and two penthouses from $10 million. Original sales launch (November 2023) opened in the $1.9 million range; the building is reported at roughly 75% sold.

How many units and what are the floor plan sizes?

44 residences across 8 stories, with two- to four-bedroom plus den plans from approximately 1,857 to 4,902 square feet. Bayhouse and Penthouse residences include private pools, summer kitchens, and firepit lounges.

Does Bay Harbor Towers have a marina?

Yes. A 13-slip private marina on Indian Creek for boats 35 to 50 linear feet, with direct ocean access through Haulover Inlet. Slips are reported as owner-purchasable.

What amenities are at Bay Harbor Towers?

A 13-slip marina, a 50-foot indoor heated saltwater lap pool, a rooftop infinity-edge pool with cabanas, a wellness floor (steam room, sauna, hot/cold plunge, treatment rooms), a Paragon-equipped fitness and yoga studio, an open-air summer kitchen, 24/7 valet, concierge, and covered parking with EV charging. Built to Florida Green Building Coalition standards.

Who is the sales team?

Fortune Development Sales, a division of Fortune International Group.

Bottom Line

Bay Harbor Towers is the most-advanced boutique luxury condo in Bay Harbor Islands today -- topped off November 2025, roughly 75% sold, Q4 2026 delivery. PPG and L3C have built a Kobi Karp tower with the largest marina program in the boutique set (13 slips), a serious wellness floor, and residences from 1,857 sf up to 4,902 sf. With only nine residences from $2.6M and two penthouses from $10M reportedly remaining, the choice question is unit-specific.

Want a Data-Driven Read on Bay Harbor Towers?

If you're evaluating a pre-construction reservation -- floor selection, deposit schedule, marina-slip economics, or comp analysis against the rest of the Bay Harbor boutique pipeline -- reach out to CondoBlackBook.

View Bay Harbor Towers building page | Browse Miami pre-construction condos | Contact us

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Disclaimer: This article is for general informational purposes. Pre-construction pricing, floor plans, finish packages, amenity specifications, marina-slip 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.