Miami Pre-Construction Condos: The September 2026 Pipeline

Most "hottest pre-construction" lists are ten buildings somebody liked. This is the whole pipeline.

We track 114 pre-construction and new-development condo projects across Miami-Dade and Broward. As of September 2026, 66 of them have at least one unit on the market, adding up to 413 active listings. Asking prices run from $349,990 in Downtown Miami to $17.1 million on Fisher Island.

Two numbers frame everything below.

First, 59 of the 114 projects have no announced completion date. That is slightly more than half the pipeline. Some are genuinely early; others have quietly stopped publishing a date. Either way, "pre-construction" and "delivering soon" are not the same thing, and the gap between them is where buyers get hurt.

Second, Brickell and Downtown Miami together are 34% of the projects but 63% of the available inventory. The pipeline is far more concentrated than the project count suggests.

The pipeline by delivery date

The "already delivered" row deserves an explanation. Those ten projects have completion dates that have now passed, but they are still carried as new development because that is what they are selling: developer inventory and first-generation closeouts rather than true resale. They hold 130 active listings between them, the second-largest block in the table. If you want a new-construction unit you can close on this year, that row is the row.

The "no date announced" row is the one to treat carefully. It is the largest cohort in the pipeline at 59 projects and 177 listings. A missing date is not automatically a red flag, and plenty of these are simply early, but it does mean nobody has committed to a delivery window you can plan around.

The newest entry in that cohort is the biggest branding story of the month: the $650 million Prosper Group and Versluys Group tower on the Miami River is now Bugatti Residences Miami, the marque's first branded residences in the United States. Sixty stories, 183 residences, sales launching in the first half of 2027, and no published price or delivery date yet. We wrote up everything that is actually confirmed, and what it is likely to cost.

Where the pipeline actually is

Brickell leads on project count with 25, but Downtown Miami leads on availability with 160 active listings across 14 projects. That is a density difference: Downtown's towers are larger and are releasing inventory faster.

The entry-price column is the most useful one for narrowing a search. Downtown Miami and Brickell both start under $420,000. Bay Harbor Islands, South Beach, Sunny Isles Beach and Fisher Island have no new-construction entry point below $1.9 million, and Fisher Island's is $17.1 million.

What you can actually buy right now

Every project below has live inventory. Prices are current MLS asking prices, not developer launch pricing. Launch price sheets go stale, and the two diverge sharply in both directions.

The deposit schedule matters more than the price

Pre-construction is not bought like resale. You are funding construction in installments, years before you own anything, and the schedule determines how much cash you are out and for how long.

We hold published deposit schedules for 42 of these projects. They fall into three shapes:

On a $1,000,000 unit, the difference between the 40/60 and 50/50 schedules is $100,000 of additional cash committed before you can finance anything, occupy anything, or sell anything. Deposits are generally non-refundable once contingencies expire, and in Florida only the first 10% is required to sit in escrow. Amounts above that can be released to the developer to fund construction under Florida Statute 718.202 if the offering documents allow it, which they usually do.

Two questions worth asking before signing:

1. How much of my deposit is escrowed, and how much can the developer spend?
2. What happens if delivery slips two years? Most contracts give the developer wide latitude here, and on a pipeline where half the projects have no published completion date at all, that latitude is not theoretical.

Delivering now: the closeout cohort

These ten have passed their completion dates and are selling remaining inventory.

E11EVEN Hotel & Residences and 501 FIRST Residences alone account for 104 of the 130 listings in this group, both in Downtown Miami. That is a meaningful amount of standing new-construction supply concentrated in one submarket.

Completing by the end of 2026

A thin cohort: seven projects, 19 listings. Five of the seven are in Bay Harbor Islands and North Bay Village, which is where the small-tower boutique product has concentrated.

The 2027 cohort

Fifteen projects, and the widest price spread of any cohort. Atelier Residences Miami opens at $425,000 in Brickell while The Perigon has a single $37 million listing in Mid-Beach. Mercedes-Benz Places has the most available inventory in the cohort at 11 units from $755,900.

Six of the fifteen have no units on the market at all, including Rivage Bal Harbour and Shore Club Private Collection. At this stage that usually means sold out, sold privately, or not yet released, rather than that nothing is happening.

The 2028 cohort

This is where the branded residences cluster. Cipriani Residences Miami and Waldorf Astoria each carry 12 listings, the joint-largest availability in the cohort, from $2,145,900 and $3,296,000 respectively. Ritz-Carlton Residences South Beach starts at $4,250,000.

At the other end, DUOS Wynwood opens at $495,000 and 72 Carlyle Miami Beach Residences at $995,000. Those are the only two sub-million entry points in a 2028 cohort otherwise priced for the luxury tier.

The long end: 2029 and 2030

Nine projects, four years out or more, and only two with any inventory on the market. Buying here means committing capital against a delivery date that is still an estimate. The upside case is that you are pricing at today's terms for a 2030 product; the risk case is everything that can happen to a construction project in four years.

How we built this

Project counts, delivery dates, developers and deposit schedules come from our building database. Listing counts and asking prices are live MLS data, pulled the day this page was updated.

Three caveats worth stating plainly:

• Asking prices are the lowest current ask, not the starting price. Where a project has one remaining penthouse, the "lowest ask" is that penthouse. The Perigon's $37 million is the clearest example.
• Developer launch price sheets diverge from MLS. We publish the MLS number because it is what a unit is actually listed at today.
• Completion dates are developer estimates and slip routinely. Half this pipeline has not published one.

Keep going

• Pre-construction condos across Miami is the full searchable index
• Why buy a pre-construction condo in Miami covers the case and the counter-case
• Branded residences in Miami: the complete guide covers most of the 2028 cohort
• Neighborhood pre-construction guides: Brickell, Downtown Miami, Edgewater, Sunny Isles Beach, Coconut Grove

This page is updated monthly. Figures reflect the pipeline as of September 22, 2026.