Every South Florida pre-construction tower in this table was promised to buyers on a date. This page records what that date was at launch, what it is now, and how many times it moved. Nothing here is opinion. Every figure traces to a dated primary source — developer releases, county records, FAA determinations, court filings, and reporting by The Real Deal, Commercial Observer, Bisnow, PROFILEmiami, Multi-Housing News and Florida YIMBY.
I built this because no one else publishes it. Sales galleries do not volunteer that a delivery date has moved three times, and aggregator sites simply reprint whatever the current brochure says. If you are about to put a deposit on an unbuilt building, the slip history is the most useful number available to you — and it is the one nobody shows you.
What This Data Actually Shows
- 22 of 38 towers have moved their delivery date at least once, for 33 documented slips in total.
- 14 towers are selling, or already selling out, with no construction loan reported by any source. That is the single most useful risk signal on this page.
- Exactly one project in this table pulled its delivery date FORWARD: Cipriani Residences Miami, from 2028 to summer 2027.
- 7 towers have never publicly stated a completion date at all — including two currently taking deposits.
- The worst slip on record here is Aman Miami Beach: sold out in 2021, promised 2023, and still not delivered. Aman’s own site now says 2028 while the developer’s last statement said 2027.
- Una Residences delivered roughly five years after its original promise. It is the clearest illustration of what a pre-construction timeline can actually do.
The Tracker
Sorted by the record, not by marketing. “First Promised” is the earliest completion date I can find in a dated, citable source — usually the sales launch or groundbreaking announcement. “Promised Now” is the most recent. Where a developer has never published a date, the table says so rather than guessing.
| Building / Developer | Area | Size | First Promised | Promised Now | Slips | Status | Construction Loan | What the record shows |
|---|---|---|---|---|---|---|---|---|
| Waldorf Astoria Residences Miami PMG, Greybrook, Mohari, Hilton | Downtown | 100 st · 387 res | 2025 | 2028 | 2 | Under construction | $668M · Bank OZK + Related Fund Mgmt, Jun 2024 | Passed 60 floors Feb 2026. Over 90% sold. |
| Baccarat Residences Miami Related Group, GTIS Partners | Brickell / Miami River | 75 st · 360 res | 2025 | Early 2028 | 1 | Under construction | $328M · Bank OZK, Mar 2024 | A single ~3-year slip. 95% sold Aug 2024. |
| The St. Regis Residences Miami Related Group, Integra Investments | South Brickell | 50 st · 152 res | 2027 | 2027 | — | Under construction | $527M · Tyko Capital, Sep 2024 | Scope cut Oct 2022 from two towers/330 units to one/150. Archaeological find during excavation. |
| Mercedes-Benz Places Miami JDS Development Group | Brickell | 67 st · 791 res + 174 keys | 2027 | 2028 | 1 | Stalled | $86M bridge · matured unpaid Jan 2025 | Foreclosure suit Apr 2026 seeking $80.4M, interest accruing $53,621/day. Six subcontractor lien suits. ~10% of buyers sought rescission. |
| Una Residences OKO Group, Cain International | Brickell | 47 st · 129 res | 2021 | Delivered Feb 2026 | 3 | Delivered | $128.3M · Bank OZK, Apr 2021 | Delivered roughly five years after the original promise. Units cut 135 to 129. |
| Casa Bella Residences Related Group, Alta Developers | Downtown / A&E District | 56 st · 319 res | Late 2025 | Summer 2026 | 1 | Topped off | $240M · Cain International, Nov 2023 | Topped off Jul 2025. Over 90% in contract. |
| Missoni Baia OKO Group, Cain International | Edgewater | 57 st · 249 res | Late 2020 | Delivered 2023 (temp CO) | 2 | Delivered | $243.3M · Security Benefit Life, Nov 2019 | Foundation settling pushed temp CO back at least 16 months. Association sued alleging 76 defects. No final CO as of Feb 2026. |
| Aria Reserve Miami Melo Group | Edgewater | 62 st x2 · ~782 res | South 2024 / North early 2025 | South delivered Aug 2025 / North Q2 2026 | 2 | Topped off | None reported | No third-party construction loan found in any permitted source. |
| The EDITION Residences Edgewater Two Roads Development | Edgewater | 55 st · 185 res | Summer 2026 | ~Jun 2028 | 1 | Stalled | None reported | Condo termination of Biscayne 21 ruled invalid; court ordered the existing building restored and barred demolition permits. Buyers suing for ~$2.5M in deposits. |
| The Cove Residences SB Development, Hazelton Capital | Edgewater | 40 st · 134 res | Late 2026 | 2028 | 1 | Under construction | $170M · Bravo Property Trust, Sep 2025 | Groundbreaking slipped ~22 months. Only 30-40% presold at loan close. |
| HQ Residences Miami Black Salmon, Boschetti, Constellation | Edgewater | 35 st · 229 res | ~2029 | ~2029 | — | Announced | None reported | No exact completion date has ever been stated. Groundbreaking expected Q3 2026. |
| LILLI Residences OKO Group | Edgewater | 53 st · 117 res | Never stated | Never stated | — | Announced | None reported | Sales launched May 2026; went to UDRB two months later. No delivery date has ever been published. |
| Five Park Miami Beach Terra, GFO Investments | South of Fifth | 48 st · 227 res | 2023 | Delivered Nov 2024 | 1 | Delivered | $345M · Blackstone + Apollo, Mar 2021 | Landed roughly 12 months past the original promise. |
| 72 Park Lefferts | North Beach | 22 st · 206 res | Early 2024 | Delivered Mar 2025 | 1 | Delivered | $97.5M · Ocean Bank, 2022 | Delivered about a year past the original promise. 90% sold. |
| The Perigon Miami Beach Mast Capital, Starwood Capital | Mid-Beach | 17 st · 72 res | 2025 | 2027 | 2 | Topped off | $390M · Eldridge Real Estate Credit, Jan 2025 | Two years of slip. Units cut 82 to 72. Reservations opened two years before groundbreaking. |
| Rivage Bal Harbour Related Group, Two Roads, Rockpoint | Bal Harbour | 24 st · 56 res | 2027 | 2027 | — | Under construction | $424M · Tyko Capital, Nov 2024 | Groundbreaking slipped ~9 months. Units cut 61 to 56. |
| Ella Miami Beach Constellation, Boschetti, Vietmar | North Beach | 10 st · 103 res | 2026 | Early 2027 | 1 | Under construction | $42.3M · Amerant Bank, Mar 2025 | Groundbreaking about a year late. 70% presold at Mar 2026 top-out. |
| Vita at Grove Isle CMC Group | Coconut Grove | 7 st · 65 res | Winter 2024 | Delivered Dec 2025 | 2 | Delivered | $239M · Bank OZK, Dec 2023 | More than a decade of neighbour litigation; opponents refiled against the City in Jan 2025. |
| Ora by Casa Tua Fortune International Group, Casa Tua | Brickell | 78 st · 533 res | 2027-2028 | 2030 | 1 | Approved | None reported · $36.08M predevelopment only | Groundbreaking pushed at least three times. Now raising EB-5 at $1.05M per investor. Programme resized four times. |
| Mr. C Residences Coconut Grove Terra, Cipriani family | Coconut Grove | 21 st x2 · 231 res | 2022 | Delivered Jul 2024 | 2 | Delivered | $185M, Nov 2019 | Delivered roughly two years past the original promise. |
| The Ritz-Carlton Residences Pompano Beach Fortune International Group, Oak Capital | Pompano Beach | 32 + 14 st · 205 res | 2025 | Sep 2026 | 1 | Topped off | $259M · Bank OZK, Dec 2023 | Fortune’s own project page still listed 2025 as of Aug 2026, a year after that date passed. |
| The Residences at Shell Bay Witkoff Group, PPG Development | Hallandale Beach | 20 st · 108 res | 2025 | 2027 | 1 | Topped off | $273M · J.P. Morgan + BDT & MSD, Nov 2024 | Loan did not close until the year it was originally marketed to deliver. Only ~55% presold at close. |
| Salato Pompano Beach U.S. Development | Pompano Beach | 10 st · 40 res | 2025 | Delivered May 2026 | 1 | Delivered | $67.8M · Maxim Capital, Oct 2024 | ~30% still unsold a month after delivery. |
| Villa Miami Terra, One Thousand Group, Major Food Group | Edgewater | 56 st · 70 res | Late 2027 | Late 2027 | — | Under construction | $285M · Tyko Capital, Dec 2024 | Foundation pour finished four weeks early. 37 floors as of 18 May 2026; no topping-out confirmed since. |
| 888 Brickell by Dolce&Gabbana JDS Development Group | Brickell | 81-90 st · 250-259 res | 2027 | 2027 / 2028 unreconciled | — | Stalled | None reported · financing not closed as of 8 Jul 2026 | No credible source has ever reported vertical construction. Last construction item 30 Aug 2024. Its own brokerage sued the JDS entity over unpaid commissions. |
| 619 Brickell by Nobu 13th Floor Investments, Key International | Brickell | MISSING · 321 res | MISSING | MISSING | — | Announced | None reported | As of 17 Jul 2026 the developers were still expected to purchase the site for ~$240M. $1B in reservations taken. Units went 300 to 296 to 321. |
| Anantara Miami Resort & Residences One Thousand Group | Edgewater | 50 st marketed | MISSING | MISSING | — | Approved | None reported | The only verifiable entitlement is a 47-storey office tower, UDRB-approved 30 Oct 2023. No pricing has ever been published. Filed as “Tower 36”. |
| 72 Carlyle Miami Beach Lefferts | North Beach | MISSING · 134 res | 2027 | Lapsed, no replacement | 1 | Stalled | None reported | County tax roll shows $0 building value for 2025 and 2026. No sales figure published in eleven months. Units grew 125 to 134 post-approval. |
| Pagani Residences Riviera Horizons | North Bay Village | 30 st | MISSING | MISSING | — | Under construction | None reported | Groundbreaking ~18 months late (May 2026), nothing reported since. Storeys went 26 approved to 28 sold to 30 now. Entry pricing rose 63%. |
| Aman Miami Beach OKO Group, Cain International | Miami Beach | MISSING | 2023 | 2027 (OKO) / 2028 (Aman) | 4 | Under construction | $277M+ senior plus $85M mezzanine, Aug 2025 | Sold out in 2021, still not built. Vertical only began Aug 2025; no construction update published in 2026. Doronin owns both Aman and OKO. |
| Bentley Residences Dezer Development | Sunny Isles Beach | MISSING | MISSING | MISSING | — | Under construction | $630M · Madison Realty Capital | Level 7 as of Jun 2026. Penthouse changed from one 24,000 sf unit at $70M to two at $37.5M. |
| Cipriani Residences Miami Mast Capital | Brickell | ~950 ft | 2028 | Summer 2027 | — | Topped off | $600M | The only project in this table whose delivery was pulled FORWARD. Topped off Jul 2026, 80%+ sold. |
| The Delmore Damac International | Surfside | MISSING | MISSING | MISSING | — | Stalled | MISSING | Champlain Towers South site. Zero units sold in fifteen months. Unverified trade report that construction has been halted since Feb 2026 over construction insurance. |
| Delano Residences Miami PMG | Downtown | 90 st · 421 res | Never stated | Never stated | — | Announced | None reported | No permit, no UDRB hearing, no groundbreaking. Developer at launch: “We’re not pouring concrete today.” This parcel already had a financed 646-unit scheme abandoned in 2019. |
| Faena Residences Miami Fortune International Group, KAR Properties | Miami River | 68 st x2 · 440 res | 2029 | 2029 | — | Announced | None reported · $38M sales/marketing line only | Groundbreaking guidance slipped three times and now has no date. $30M penthouse presold before construction began. Site sat dormant ~2017-2022. |
| Frida Kahlo Wynwood Residences PMG, LNDMRK Development | Wynwood | 8 + 14 st · 244 res | 2029 | 2029 | — | Announced | None reported | Brand licence in active litigation: 11th Circuit remanded the Frida Kahlo trademark case 17 Apr 2026, three months after sales opened. |
| Four Seasons Private Residences Coconut Grove CMC Group, Fort Partners | Coconut Grove | 20 st · 70 res | 2027 | 2028 | 1 | Under construction | $323.8M · Bank OZK, Jan 2026 | Vertical since Jul 2026. Over 50% presold. No pricing has ever been published by the developer or Four Seasons. |
| Edge House Miami Grupo T&C | Edgewater | 57 st · 608 res | Q4 2028 | Q4 2028 | — | Under construction | None reported · $10M predevelopment bridge only | Vertical since Jul 2026 on sponsor equity, deposits and an EB-5 raise. No absorption figure in 27 months of sales. |
MISSING means no primary source publishes the figure. It does not mean zero, and it is not an invitation to assume. Several developers in this table have never published a storey count, a completion year or a price, and I would rather show that gap than fill it.
Methodology
What counts as a slip. A slip is recorded when the publicly promised completion year or period moves later between two dated sources. Refinements within the same target — “2028” becoming “January 2028” — are not slips. A date pulled forward is not a slip and is noted separately.
What sources count. Developer and brand press releases, county and city records, FAA determinations, court filings, and reporting by The Real Deal, Commercial Observer, Bisnow, South Florida Business Journal, PROFILEmiami, Multi-Housing News, Florida YIMBY, The Next Miami and the Miami Herald. Competing brokerage sites are never used as a source, for the obvious reason that they are selling the same buildings.
What does not count. Sponsored content, aggregator listings, and any figure that cannot be traced to a dated document. Where two sources disagree, both figures appear.
Update cadence. Monthly. Each row carries the state of the public record as of the date stamped below.
How to Use This Before You Sign
Three columns matter more than the rest.
- Construction loan. A tower with no reported construction facility is being built on sponsor equity, buyer deposits and hope. That is not automatically fatal — several projects here are genuinely progressing that way — but your deposit is going in ahead of any lender’s diligence. Ask what happens to it if financing never closes.
- Slips. One slip is normal. Three or more is a pattern, and patterns continue. Ask for the outside date in your purchase agreement, not the date on the brochure.
- Status. “Announced” and “Approved” mean nothing is built. “Under construction” can mean a foundation or sixty floors — the notes column tells you which.
If a sales associate tells you a building is on schedule, this page is how you check.
Verified 4 August 2026. This is the first edition of the tracker, covering 38 South Florida towers. Figures reflect the public record as of this date and change frequently — a project with no construction loan today may close one next month. Where a developer has never published a figure, the table says MISSING rather than estimating. Corrections are welcome and will be made with a source. Updated monthly.
Miami Pre-Construction Delivery Tracker — Frequently Asked Questions
How often is this tracker updated?
Monthly. Every row carries the state of the public record as of the verification date stamped on the page. Pre-construction status changes quickly — a project with no reported construction loan today may close one next month — so the date stamp matters as much as the data.
What counts as a delivery slip?
A slip is recorded when the publicly promised completion year or period moves later between two dated sources. Refinements within the same target, such as “2028” becoming “January 2028,” are not counted. A date pulled forward is not a slip and is noted separately — only one project in the current edition has done that.
Why does it matter whether a construction loan has been reported?
Because buyer deposits typically go in before senior construction debt closes. A lender performs its own diligence on the sponsor, the budget and the market; until that happens, no independent party has underwritten the project. It is not automatically a problem — several towers here are progressing on sponsor equity and deposits — but a buyer should know which situation they are in and ask what happens to the deposit if financing never closes.
Where does this data come from?
Developer and brand press releases, county and city records, FAA determinations, court filings, and reporting by The Real Deal, Commercial Observer, Bisnow, South Florida Business Journal, PROFILEmiami, Multi-Housing News, Florida YIMBY, The Next Miami and the Miami Herald. Competing brokerage sites are never used, because they are selling the same buildings.
Why do some rows say MISSING?
Because no primary source publishes that figure. Several developers in this table have never published a storey count, a completion year or a price. MISSING is an accurate statement about the public record. It is not zero, and it is not an invitation to assume.
Does a slipped delivery date mean I should not buy?
No. One slip is ordinary in high-rise construction. The tracker exists so the question can be asked with facts rather than vibes: how many times has this date moved, is there a lender, and what does the purchase agreement give as the outside date? Those three answers tell you far more than a rendering does.
How do I get current pricing and availability on a specific building?
Call (305) 695-8257 or book a call. Pricing on pre-construction moves constantly and is often not published at all — several buildings in this table have never released a price to any source.