42 Pine Miami Beach Condos

Where 42 Pine actually stands

The sourced milestones, in order. A friends-and-family launch came in late April 2022 and sales were announced on 5 May 2022, with 50 residences priced from $700,000 (The Real Deal, 5 May 2022). On 15 June 2022 The Real Deal reported that JP Roosevelt, the Boymelgreen family’s development entity, had secured a $35.5 million construction loan from BridgeCity Capital, that the developer’s release put the project at 50 per cent presold, and that completion was expected by the end of 2023. Construction topped off in June 2023 (Florida YIMBY, 16 June 2023; PROFILEmiami, 21 June 2023), with completion then expected in the first quarter of 2024 and limited residences remaining.

After topping off, the reporting I found is thin, and none of it is a completion announcement. The Real Deal called 42 Pine the Boymelgreens’ “nearly completed” condo project on 28 July 2025, and on 23 January 2026 described it as an eight-storey, 50-unit condo project under construction. I searched Florida YIMBY, The Real Deal and PROFILEmiami on 25 September 2026 and found no completion announcement, certificate-of-occupancy report or closings report, and no source that gives a revised completion date or says why the earlier targets passed. I could not search the City of Miami Beach permit portal from here, so I have not seen the building’s permit or certificate-of-occupancy record. The development’s own website (read 25 September 2026) says its one-to-three-bedroom homes are “delivered move-in ready” but gives no completion date, and it still carries the caveat that its imagery is “an artist rendering” and that no guarantee is made that the features shown will be built.

What the county roll adds, and what it does not. The Miami-Dade Property Appraiser classifies the site as vacant land with no building value and lists no unit folios. That is the roll as of 1 January: Florida assesses real property on that date and places no value on improvements not substantially completed by then (Florida Statutes 192.042). A land-only 2026 roll is therefore consistent with the building not having been substantially completed on 1 January 2026, and it says nothing either way about later dates. On 25 September 2026 the county’s address index listed one folio at 340 W 42 ST, and searches of West 42nd Street and Pine Tree Drive turned up no condominium subdivision for the building.

I am not going to tell you this building is in trouble, because I have found no source that says so, and I do not speculate about developers. What I can tell you is what is and is not on the record: topped off in June 2023, targeted for the first quarter of 2024, described as nearly completed in July 2025 and as under construction in January 2026, with no completion announcement, and no closing visible on the county roll. If someone tells you this building is finished and selling, ask for the certificate of occupancy date, the recorded declaration book and page, and the developer’s offering documents. Those either exist or they do not.

Kosher and Shabbat features, and the neighbourhood

Two features in the specification relate to kosher and Sabbath observance, and both come from the developer.

The developer’s website says the gourmet kitchens are “designed to meet Kosher kitchen standards” (residences page, read 25 September 2026); the 2022 launch release called them kosher-friendly, with Wolf and Sub-Zero appliances (The Real Deal, 5 May 2022), and Florida YIMBY (25 January 2023) wrote that they accommodate kosher cooking practices. The amenities page says the building’s high-speed elevators are equipped with Shabbat-mode functionality. I have not found a source that describes how the Shabbat mode operates in this building, so confirm it in the actual home you are buying.

The developer’s neighbourhood page says residents will have quick access to top-rated schools, dining, houses of worship, kosher markets and restaurants, and boutique shopping within walking distance, and it lists 41st Street among local shopping. The Real Deal (5 May 2022) placed the site north of 41st Street in the Nautilus neighbourhood, and Florida YIMBY (16 June 2023) at the intersection of Pine Tree Drive and 42nd Street. The sales agent quoted in 2022 said buyers were coming from the neighbourhood and from out of state, including New York (The Real Deal, 5 May 2022).

My reading, not a sourced fact: a buyer who values kosher-standard kitchens and Shabbat-mode elevators may be a narrower pool than the general Miami Beach market, so anyone underwriting this as a general Miami Beach investment should test that assumption. I have found no resale or price data for this building, so I cannot test it for you.

On size, the sources agree on 50 homes in eight storeys. The developer’s floor-plans page (read 25 September 2026) lists seven residences: two one-bedrooms of 851 and 1,197 square feet interior and five two-bedrooms of 1,434 to 1,732 square feet, with private outdoor areas of 89 to 631 square feet; it does not say which are available. The 700 and 2,700 square foot figures come from the 2022 and 2023 releases, which describe the largest homes as combined units.

No folios, no comparables

On buildings that have delivered and been split into unit folios I publish the recorded deed history, because it is the only price data nobody can present selectively. There is no unit-level record here to publish.

On 25 September 2026 the Miami-Dade County Property Appraiser’s record for 340 W 42 ST — folio 02-3222-001-0420, owner of record JP Roosevelt LLC — showed a single parcel of 34,496 square feet (0.79 acre; The Real Deal, 5 May 2022, gave 0.8 acre), classified “VACANT LAND – COMMERCIAL” with a year built of zero, zoned commercial-liberal, assessed for 2026 at $8,624,000 (unchanged from 2025, and $8,629,775 in 2024, when the county still carried a 1973 asphalt-paving line on the land). The county’s address index lists no other folio at that address, and I found no 42 Pine condominium subdivision on West 42nd Street or Pine Tree Drive. Florida YIMBY (25 January 2023) gave the build site as 1.07 acres; the neighbouring office parcel is 12,312 square feet, and the two together come to 1.07 acres by my arithmetic, but I have not found a source that says the figure was meant to include it.

So: the county roll shows no unit folios, no assessed value for any residence, and no recorded sale price for a single home in this building. Whatever price you are quoted comes from the developer or a listing service, and the ordinary due diligence of checking what your neighbours paid is not available from the county. I have not searched the Clerk of the Court’s official records, so I cannot tell you whether a declaration of condominium has been recorded; the recording reference is the document to ask for.

The county’s sale entries are not prices for this land alone. The folio’s last qualified sale is 1 March 2006 at $16,500,000, on a deed the county flags as covering more than one parcel. Its two later transfers — $21,000,000 on 27 July 2015 and $31,000,000 on 10 February 2017 — are both flagged unqualified (“not exposed to open-market; atypical motivation” and “affiliated parties”), so neither is evidence of open-market value. The neighbouring office parcel, folio 02-3222-001-0370 (assessed at $9,500,000 for 2026), carries the same 2006, 2015 and 2017 entries, and The Real Deal reported on 28 July 2025 that the 2017 $31 million covered the office building and the development site together. I have not found a source that says how any of these prices divide between the two parcels.

The building, the team and the amenities

42 Pine is an eight-storey building with 50 residences, designed by Arquitectonica with ULU Studio as landscape architect (Florida YIMBY, 6 May 2022). The developer describes one-to-three-bedroom homes delivered move-in ready, with gourmet kitchens, Italian-finish cabinetry, Kohler fittings and Volakas marble countertops; the 2022 launch release also listed Wolf and Sub-Zero appliances, hardwood floors and glass-enclosed terraces (The Real Deal, 5 May 2022), and the developer’s website (read 25 September 2026) does not name appliance brands. Florida YIMBY and PROFILEmiami (June 2023) reported one to four bedrooms across 700 to 2,700 square feet, the largest being combined units, including eight penthouses.

The developer is JP Roosevelt LLC, managed by the Boymelgreen family (Florida YIMBY, 16 June 2023). Jacob Companies was reported as construction manager and AG Contractors as the shell contractor (Florida YIMBY, 16 June 2023); Kimley-Horn was the civil engineer and Krinsky Design did the branding (Florida YIMBY, 25 January 2023). As of June 2023 sales and marketing were exclusively managed by Douglas Elliman (Florida YIMBY, 16 June 2023). The $35.5 million construction loan came from BridgeCity Capital (The Real Deal, 15 June 2022), and in 2024 a $42.5 million loan reportedly refinanced it together with a loan on the neighbouring office building (The Real Deal, 28 July 2025).

The developer’s amenities page (read 25 September 2026) lists a 52-foot elevated rooftop pool with cabanas, a heated whirlpool spa, a rooftop yoga and meditation lawn, two summer kitchens, a rooftop lounge terrace, a fitness centre with an outdoor terrace, a club room, a media lounge with table tennis and billiards, a children’s game room, a spa room for private appointments, and bicycle and stroller storage. Services are twenty-four-hour valet and doorman, concierge and daily porter service, with an extended-height lobby and a lobby-level mail and package room. These are the developer’s descriptions of what it lists, not a record of what has been completed.

What to establish before you buy here

Because the public sources I can reach give no completion date and no closings, the burden of verification here falls largely on you. These are the things I would put in writing before parting with money:

• The certificate of occupancy — its date and its number. This is the first question, not a detail. Ask for the document.
• The recorded declaration of condominium, by book and page. I have not searched the Clerk’s official records, so I cannot tell you whether one has been recorded. Ask for the recording reference and the offering documents.
• Whether you are buying from the developer or from an owner, and if from an owner, when they closed and what they paid. With no unit folios on the county roll you cannot look it up there.
• The association’s budget, reserves, current assessments and whether developer control has been turned over. In a 50-home building, a small number of unsold units can have an outsized effect on the budget.
• The status of the project financing — the 2022 construction loan was reported refinanced in 2024 — and whether any construction liens are recorded against the property.
• If the kosher and Shabbat features matter to you, confirm them physically. Go and see the elevator setting and the kitchen specification in the actual home you are buying, not in a rendering — the developer’s own website still warns that no guarantee is made that depicted features will be built as shown.

42 Pine has a named architect, a named developer entity and a developer website with a specification, floor plans and amenities. What the sources I can reach do not give is a completion date, a certificate of occupancy or a closing. Until they do, every figure about the building itself comes from the developer or from press reports based on it. Ask for documents, not adjectives, and I am happy to help you read them.

Thinking about 42 Pine?

The public sources I can reach give no completion date and no closings for this building, so the only way to know where it stands is to ask for documents. I will ask for the certificate of occupancy date and the recorded declaration reference before you commit to anything — and tell you straight if they cannot be produced.

ASK JOSH ABOUT 42 PINE