719 Biltmore Way

What was supposed to be built here, and what happened

The record in one line: the City’s Board of Architects gave preliminary approvals in July 2022, the land was bought in August 2022, sales launched in April 2023 for a fall 2024 completion, no building appears on the county roll, and the land was listed for sale in February 2026. I have not found a source that says why the building was not built, and this is not an accusation of anything. What stands out is how much material still describes the building as though it exists.

What the county actually holds

⭐ The county roll shows no condominium here, and I checked it rather than assuming. A sweep of the whole street on 26 August 2026 — 614 folios, complete, no truncation — grouped by the county’s own subdivision field found six condominium subdivisions on Biltmore Way: Biltmore II (232 folios), David William (199), Gables Plaza (91), Biltmore Village (33), The Biltmore Regent (23) and 555 Medical Center (15). None of them is 719. Number 719 sits in the non-condominium platted series, alongside the street’s office buildings, its parking lots and a City-owned alley. An address search for 719 Biltmore Way on 24 September 2026 again returned one folio.

⚠️ One honest caveat, because it applies to every page like this one. The Property Appraiser’s roll is not the Clerk of Court’s deed record. At a building that has actually been delivered, homes routinely close months before folios exist — we have documented that at E11EVEN, 2200 Brickell, Oasis Hallandale and NoMad Wynwood. What makes this case different is that the roll-lag explanation is much weaker here: a delivered building shows up as building value, and the roll shows $0 of it on 1 January 2024, 2025 and 2026. Any deposits taken after the 2023 launch would be private contracts, invisible to the public record and invisible to this page. I did not search the Clerk’s recorded documents, so I cannot say whether a declaration of condominium has been recorded.

The land: what was paid, and what it is assessed at

The $2,145 difference between the land value and the total is the county’s value for 2,600 sq ft of asphalt paving built in 1959, listed as an extra feature (Miami-Dade Property Appraiser, 24 September 2026).

⭐ Those identical numbers are not an accident, and reading them tells you something useful. The county does not value this parcel by guesswork — it applies a flat rate per square foot: 11,987 square feet at exactly $200.00. And that rate can be checked against the rest of the street:

The 700 block is carried at 53.3% of the rate the assessor applies to the 400 and 500 blocks of the same street. The county gives those blocks a different zone label (Mixed-Use 3, against Multi-Family 4 on the 700 block; spot-checked on 24 September 2026 at 427, 500, 520, 713 and 738 Biltmore Way), and I have not found a source that says how the county sets its land rates.

Now set the three numbers side by side:

• Assessed, 2026: $2,399,545 in total, of which $2,397,400 is land at $200.00 per square foot.
• Paid, August 2022: $6,000,000 — $500.54 per square foot, 2.50× the assessor’s figure.
• Asked, February 2026 (listing data): $8,200,000 — $684.07 per square foot of the county’s lot size, 36.7% above the 2022 purchase.

Against the nine planned residences, that is $666,667 of land per home at the purchase price and $911,111 at the 2026 asking price — against a projected sellout of $52,000,000, or about $5.8 million a home. Whether those numbers ever worked is the developer’s business. What the record shows is that no building appears on the roll and the land was listed for sale in February 2026.

⚠️ One number that should not be presented as a return. The parcel went from $525,000 in 1988 to $6,000,000 in 2022 — but by December 2021 the lot carried garden apartments, and in 2022 it was bought for redevelopment. That pair measures land appreciation across a change of use, not an investment’s performance, and we are not going to dress it up as one.

What we could not establish

A page that only tells you what it knows is half a page. These are the open questions, and they are open because the record does not answer them:

• Whether the entitlement is still live. The land was marketed in 2026 as approved for a twelve-storey, 157-foot tower (listing text as read on 26 August 2026), and “shovel-ready” is the seller’s characterisation. The City’s own agendas show a Board of Architects preliminary design approval and Mediterranean-bonus approval on 7 July 2022, both with conditions. In the City’s Legistar records (agenda items of the Development Review Committee, Planning and Zoning Board and City Commission, and the posted Board of Architects agenda and results PDFs, 2022 to 24 September 2026) I found no later item for 719 Biltmore Way. I did not search the City’s permit database, so I cannot say whether a building permit has been applied for or issued, and I have not found a source that says how long a 2022 preliminary approval stays valid. The May 2022 filing gives a maximum height of 147.5 feet and the 2026 marketing text 157 feet; I have not found a source that reconciles them.
• The 2021 height reversion does not appear to cover this parcel. The Real Deal reported on 9 December 2021 that the Planning and Zoning Board voted to revert heights from 190.5 feet to 150 feet in the area from Biltmore Way south to Valencia Avenue, and the City Commission adopted Ordinance 2022-12 on 29 March 2022, removing the Mediterranean bonus for MF4 properties south of Biltmore Way. JQ Group’s May 2022 filing places 719 Biltmore Way on the north side of the street, and The Real Deal reports that the City’s development services director told the board 190.5 feet was always the height allowed in the northern half with the Mediterranean bonus. I have not obtained the City’s zoning verification for this parcel.
• Why the February 2026 listing came down. Cancelled, expired, withdrawn and sold off-market are four different things, and I have not found a source that says which. As of 24 September 2026 the county still shows the 2022 owner and the 2022 sale — but the roll lags the Clerk, so a recent sale could exist and not yet appear.
• Whether anyone contracted to buy a residence in 2023, and what became of it. Deposits are private contracts. They are invisible to the Property Appraiser and invisible to us.
• South Florida Business Journal was never checked — it blocks our requests. That is an unreachable source, not an absence of coverage, and it may well have reported on this.
• What the Clerk of Court’s recorded documents hold for this parcel. A declaration of condominium, a later deed or a mortgage would be recorded there, not on the county roll, and I did not search the Clerk’s records.

What to do if you were interested in this building

If you have been shown a residence at 719 Biltmore Way, the first question is what exactly you are being offered. The county roll shows no condominium at this address: it shows a vacant lot with a marketing website attached to it. Those are very different purchases with very different risks.

If you are holding a 2023 contract or deposit here, check your contract and ask the escrow agent named in it, in writing, where your deposit is held. Nothing on this page is legal advice and the public record cannot tell you where your money is.

And if what you actually want is a small, full-floor Coral Gables condominium — that is a real and reasonable thing to want, and it is worth being told which Coral Gables projects are under construction and which are only announced. The difference between those two categories is the entire subject of this page.

Three questions worth asking about any pre-construction project, prompted by this one:

• Has the county assessed any building value on the parcel? It is free to check and it is the hardest single signal that something is actually being built.
• Has a development-trade outlet reported a groundbreaking? Not a rendering, not a launch — a groundbreaking, with a date.
• How is the deposit held, and what happens to it if the project does not proceed? In writing, before anything is signed.

Interested in Coral Gables?

719 Biltmore Way has not been built, and the land was listed for sale in February 2026. If Coral Gables is where you want to be, Josh Stein can tell you what is actually under construction and what is only announced — and the difference between the two is the whole point of this page.

ASK ME ABOUT CORAL GABLES

Planned amenities and services (developer’s website, read 24 September 2026)

The building described here has not been built. This is the developer’s amenity list for the planned building.

• Elegantly-appointed, double-height Lobby with 24/7 Front Desk staff and reception seating area

• Over 3,500 square feet of indoor and outdoor rooftop amenity spaces

• Rooftop relaxation pool with soothing landscaping, poolside chaise-lounges, sun-umbrellas and daybeds

• Rooftop Fitness Center equipped with the latest cardio and weight-training machines

• Flexible Business & Study Room with workspace areas, contemporary furnishings, and flat-panel screen

• Expansive, outdoor Rooftop Breezeway Terrace with comfortable, modern outdoor lounge seating

• Dedicated Elevator Lobby with two high-speed elevators and direct access to Mail Room

• 24/7 smart security system with electronic fob-controlled access to elevators, common areas, amenities and residences

• Gated, covered self-parking with two spaces per residence and the option to add a lift to accommodate a third vehicle

• Electric vehicle car charging stations

• Covered bicycle storage racks

• Pet-friendly building

• Back-up, on-site generator with capabilities to provide full power for all residences and common areas

• Wi-Fi access throughout all common areas

719 Biltmore Way — prices, and why there are none

🔴 No residence at this address is for sale, because none has been built. The 2023 launch range was $5.3 million to $6 million for nine residences (The Real Deal, 27 April 2023). Older marketing pages still carry prices from that launch: a Douglas Elliman page for “Unit 500” still shows $5,398,300 (© 2023, undated; read 24 September 2026). Treat any such price as a launch-era asking price for a building that does not exist.

Miami-Dade County records 719 Biltmore Way as a single vacant commercial lot of 11,987 square feet, folio 03-4117-008-0160, with a recorded year built of 0 and zero building value on the 2024, 2025 and 2026 tax rolls. The county roll holds no condominium units at this address.

⚠️ The only later market figure attached to this address is for the land: the site was listed for sale in February 2026 at $8,200,000, and that listing has since come down. If you were quoted a price for a residence at 719 Biltmore Way, ask what exactly you are being offered.