South Florida New Construction · 9900 West
23 residences in a seven-story building.
By Josh Stein · Florida license SL3057661 · Updated 12 October 2026Leer en español →
3 condos for sale at 9900 West, average list price $1,517.86 per sq ft (total list price ÷ total sq ft).
- Asking range$1,995,000 to $5,100,000
- List price per sq ft$1,517.86
- Sold, 12 months0
Listing information is deemed reliable but is not guaranteed and is provided exclusively for consumers' personal, non-commercial use. Data is supplied by the MLS and may be subject to change or withdrawal without notice.
Last updated November 4, 2026, 9:54 pm
Key facts about 9900 West
| Address | 9900 W Bay Harbor Drive, Bay Harbor Islands FL 33154 |
|---|---|
| For sale now | 3 |
| Pending | 1 |
| List price range | $1,995,000 to $5,100,000 |
| Size | 3,360 sq ft |
| Bedrooms | 2 to 4 BR |
| List price per sq ft | Average $1,517.86, low $1,518, high $1,518 |
| Monthly HOA | $2,037 to $5,376 |
| Year built | 2026 |
| Amenities | Cabana, Clubhouse, Elevators, Fitness Center, Maintenance Grounds, Parking, Picnic Area, Playground, Pool, Sauna, Spa Hot Tub, Trash |
| Neighborhood | Bay Harbor Islands |
Residences at 9900 West
| Bedrooms | For sale | Size (sq ft) | List price | Avg $/sq ft | Last sale |
|---|---|---|---|---|---|
| 2 | 2 | $1,995,000 to $3,350,000 | |||
| 3 or more | 1 | 3,360 | $5,100,000 | $1,517.86 |
Verified 24 September 2026Florida YIMBY, The Real Deal, Town of Bay Harbor Islands +16 more19 sources
9900 West, Bay Harbor Islands — exterior building rendering at dusk with 9900 WEST signage over entrance, developer rendering
9900 West, Bay Harbor Islands — exterior waterfront rendering with private boat slips on Indian Creek, developer rendering
9900 West, Bay Harbor Islands — building lobby and reception interior rendering, developer rendering
9900 West, Bay Harbor Islands — residence kitchen interior rendering, developer rendering
9900 West, Bay Harbor Islands — primary bedroom interior rendering with balcony view, developer rendering
9900 West, Bay Harbor Islands — primary bathroom interior rendering, developer rendering
9900 West, Bay Harbor Islands — rooftop pool deck rendering with water view, developer rendering
9900 West, Bay Harbor Islands — private club room amenity rendering with pool table, developer rendering
9900 West, Bay Harbor Islands — fitness center amenity rendering with water view, developer rendering
Building facts
- Address
- 9900 West Bay Harbor Drive
- Neighborhood
- Bay Harbor Islands
- Completion
- Target was summer 2026 (developer release, Dec 2025); no completion report found as of 24 Sep 2026
- Stories
- 7 (Town site-plan agenda 2022; developer releases). Florida YIMBY has printed both 7 and 8
- Residences
- 23
- Status
- Topped off (Florida YIMBY, 18 Sep 2025); about 50% sold in Dec 2025
- Developer
- The Horizon Group (sponsor entity: Horizon BHI, LLC)
- Architect
- Frankel Benayoun Architects
- Pricing
- Remaining residences $3.2M to $5.1M (Dec 2025); whole building $1.55M to $5.5M at the June 2024 groundbreaking
Key Takeaways
- 23 residences in a seven-story building — at 9900 West Bay Harbor Drive. Seven is what the Town of Bay Harbor Islands’ site-plan agenda (21 July 2022) and the developer’s releases say; Florida YIMBY has printed both seven and eight, and I have not found a source that says why.
- Status: topped off, no completion reported — Florida YIMBY reported the structure topped off on 18 September 2025, and the December 2025 releases said vertical construction was complete and the building was nearly 50% sold. I have not found a source reporting completion, a certificate of occupancy or a first closing, and Miami-Dade still lists the site as vacant land as of 24 September 2026.
- Developed by The Horizon Group, a Brooklyn-based firm (The Real Deal, 9 December 2025). The sponsor entity is Horizon BHI, LLC, which the developer’s disclaimer, the county roll and the Town’s site-plan agenda all name. Amana Construction Group is the general contractor (Florida YIMBY, 18 September 2025).
- Architecture by Frankel Benayoun Architects, with interiors by Craft Studio and landscape design by Geomantic Designs (developer’s website, read 24 September 2026).
- Completion: summer 2026 was the target, and I have found no completion report — the developer’s December 2025 release put delivery in summer 2026 (citybiz, 10 December 2025). Earlier reports gave Q4 2024 (Florida YIMBY, 2 April 2023 and 10 June 2024) and 2026 (PROFILEmiami, 18 June 2024). I have not found a source that says why the date moved.
- Pricing: remaining residences $3.2 million to $5.1 million (December 2025) — that was the range for what was left when ONE Sotheby’s took over sales, with the building nearly 50% sold (Florida YIMBY, 11 December 2025; South Florida Agent Magazine, 10 December 2025). At the June 2024 groundbreaking the whole building was quoted at $1.55 million to $5.5 million (PROFILEmiami, 18 June 2024), and at the March 2023 sales launch at $1.1 million to $5.5 million (The Real Deal, 14 March 2023). I have not found a newer price list; confirm current availability with the developer’s sales team.
- Bought pre-construction at 9900 West? — before closing, a sale is usually an assignment of your purchase contract, and whether that is allowed depends on its assignment clause; after closing it is an ordinary resale. Ask Josh what your unit could sell for at delivery on WhatsApp.
What is being built at 9900 West?
9900 West is a boutique building of 23 waterfront residences at 9900 West Bay Harbor Drive, on the Indian Creek waterway. Florida YIMBY reported that it topped off on 18 September 2025, and the developer’s December 2025 release put delivery in summer 2026; I have not found a source reporting completion. Homes are two-, three- and four-bedroom plans plus penthouses (four, according to the June 2024 groundbreaking coverage), running 1,202 to 3,206 square feet (developer’s fact sheet). The developer’s disclaimer says stated areas are approximate, measured to the exterior of the exterior walls, and include terraces.
Have a question about 9900 West? This page is built from the county record and the trade press, not a listing feed. If you want what has actually closed here, or an honest read on whether it suits you, ask me directly.
Developed by Brooklyn-based The Horizon Group, designed by Frankel Benayoun Architects with interiors by Craft Studio, landscape design by Geomantic Designs and Amana Construction Group as general contractor. Douglas Elliman Development Marketing led sales at the 2023 launch (The Real Deal, 14 March 2023), and ONE Sotheby’s International Realty took over as exclusive sales and marketing partner in December 2025 (The Real Deal, 9 December 2025; Florida YIMBY, 11 December 2025).
Note: The sources disagree on the story count. The Town of Bay Harbor Islands agenda of 21 July 2022, The Real Deal (14 March 2023), South Florida Agent Magazine (11 June 2024 and 10 December 2025), PROFILEmiami (18 June 2024) and the developer’s December 2025 release all say seven. Florida YIMBY has printed eight (10 June 2024 and 18 September 2025), seven (30 December 2024 and 11 December 2025) and six (2 April 2023). The Town item is a 2022 site-plan agenda, not an as-built record, and the developer’s website does not state a story count. I have not found a source that says why the counts differ, so this page says seven and shows the split.
The marina is part of the offer
The developer’s fact sheet lists 10 private boat slips available for exclusive owner purchase, for vessels with no fixed bridges, with waterway access to Biscayne Bay and the Atlantic, plus a dockside pick-up and drop-off area and paddleboard and kayak storage. I have not found a slip price or the purchase terms in anything I read.
The rooftop level (about 9,000 square feet in the developer’s releases) has a Finnish saltwater pool, a spa, trellis-covered lounge areas and a summer kitchen overlooking Biscayne Bay, on top of more than 5,000 square feet of landscaping. The fact sheet also lists a fitness center, a wellness spa, a children’s playroom, a dog wash station, a private entertainment suite with a catering kitchen, an attended lobby with concierge, and EV charging. The developer’s disclaimer says prices, specifications and features are subject to change and that only the condominium prospectus should be relied on.
Sources and further reading
- 9900 West Tops Out At 9900 West Bay Harbor Drive In Bay Harbor Islands — Florida YIMBY, 18 September 2025 (topped off; described as eight stories; 23 residences; Horizon Group, Frankel Benayoun, Craft Studio, Geomantic Designs; Amana Construction Group; amenities; completion projected by YIMBY for Q3 2026)floridayimby.com
- Exclusive Sales and Marketing Appointment Announced for Recently Topped Off ‘9900 West’ in Bay Harbor Islands — Florida YIMBY, 11 December 2025 (described as seven stories; vertical construction complete; nearly 50% sold; delivery summer 2026; remaining residences $3.2 million to $5.1 million; ONE Sotheby’s appointed)floridayimby.com
- One Sotheby’s takes over sales of Bay Harbor Islands condo project — The Real Deal, 9 December 2025 (One Sotheby’s hired to sell just over half of the 23 units; Douglas Elliman launched sales in 2023)therealdeal.com
- ONE Sotheby’s International Realty announced as sales team for 9900 West — South Florida Agent Magazine, 10 December 2025 (seven-story; completion expected by summer 2026; nearly 50% sold; remaining residences $3.2 million to $5.1 million)southfloridaagentmagazine.com
- ONE Sotheby’s International Realty Appointed as Exclusive Sales Partner at 9900 West in Bay Harbor Islands as the Project Completes Top-Off — citybiz, 10 December 2025 (the developer’s release: seven-story; nearly 50% sold; vertical construction complete; delivery anticipated summer 2026; limited residences remain at $3.2 million to $5.1 million)citybiz.co
- 9900 West Bay Harbor Islands Nears Completion — Luxury Guide USA, 26 December 2025 (the same release, longer version: seven-story; vertical construction complete; delivery anticipated summer 2026; limited residences remain at $3.2 million to $5.1 million; ten-slip marina)luxuryguideusa.com
- Developer Secures Construction Loan for ‘9900 West’ at 9900 West Bay Harbor Drive, Bay Harbor Islands, FL — Florida YIMBY, 30 December 2024 (seven-story; $27 million construction loan; homes from $1.55 million; the Horizon Group bought the 22,500 sq ft parcel for $8 million in 2022)floridayimby.com
- The Horizon Group Breaks Ground on 9900 West in Bay Harbor Islands — PROFILEmiami, 18 June 2024 (seven-story; 23 residences including four penthouses; 1,202 to 3,206 sq ft; $1.55 million to $5.5 million; completion slated for 2026)profilemiamire.com
- Horizon Group breaks ground on Bay Harbor Islands condo project — South Florida Agent Magazine, 11 June 2024 (seven-story; 23 units at $1.55 million to $5.5 million; four penthouses; ten boat slips)southfloridaagentmagazine.com
- 8-Story Residential Development ‘9900 West’ Breaks Ground In Bay Harbor Islands — Florida YIMBY, 10 June 2024 (described as eight stories; 23 residences; completion printed as Q4 2024)floridayimby.com
- 23-Unit Condominium To Commence Construction In Q3 2023 At 9900 West Bay Harbor Drive In Bay Harbor Islands — Florida YIMBY, 2 April 2023 (described as six stories; construction planned to start Q4 2023 with completion in Q4 2024; ten boat slips)floridayimby.com
- Horizon launches sales of Bay Harbor Islands condos — The Real Deal, 14 March 2023 (planned seven-story, 23-unit condominium; prices from $1.1 million to $5.5 million; Douglas Elliman leading sales)therealdeal.com
- Development & Review Committee Meeting agenda — Town of Bay Harbor Islands, 21 July 2022 (site plan application by Horizon BHI, LLC for a 23-unit, seven-story multi-family development at 9880-9900 West Bay Harbor Drive)bayharborislands-fl.gov
- 9900 West official website, home page, read 24 September 2026 (23 two-, three- and four-bedroom residences plus private penthouses; private boat slips; 9900 West Bay Harbor Drive, Bay Harbor Islands, FL 33154; no completion date, story count or prices published)9900west.com
- The Building — 9900 West official website, read 24 September 2026 (twenty-three residences, private boat slips, landscaped rooftop pool deck with summer kitchen, double-height residents’ lounge, fitness, wellness and children’s playroom)9900west.com
- The Team — 9900 West official website, read 24 September 2026 (developer The Horizon Group; architect Frankel Benayoun Architects; interior design Craft Studio; landscape design Geomantic Designs; sales and marketing ONE Sotheby’s International Realty)9900west.com
- Fact Sheet — 9900 West official website, PDF uploaded March 2026 (1,202 to 3,206 sq ft; ten private boat slips available for owner purchase; Finnish saltwater pool, spa, trellis lounges and summer kitchen on the rooftop; wellness spa; 5,000+ sq ft of landscaping)9900west.com
- Disclaimer — 9900 West official website, PDF uploaded August 2023 (sponsor Horizon BHI, LLC; stated square footages measured to exterior walls with terraces included; prices and specifications subject to change)9900west.com
- Property Search — Miami-Dade County Property Appraiser (folio 13-2227-001-0670, 9900 W Bay Harbor Dr; Lots 19 and 20, Block 3, 22,500 sq ft; vacant land; owner Horizon BHI LLC; land value $7,875,000 and building value $0 in 2025 and 2026; assessed $7,296,018 in 2024, $6,971,697 in 2025, $7,668,866 in 2026; sold 15 February 2022 for $8,000,000; retrieved 24 September 2026)miamidadepa.gov
Already bought at 9900 West?
If you signed a pre-construction contract here, this part of the page is for you: what you can do with your contract, and how to get the record as it changes.
Your three options
- Close and keep it. Live in it, or rent it out within the condominium’s rental rules.
- Assign your contract before closing. A new buyer takes over your contract. Whether that is allowed, and at what fee, depends on your contract’s assignment clause and usually on the developer’s written consent.
- Close, then resell. After closing it is an ordinary resale, priced against what similar homes have actually recorded.
What I will send you
Tell me your unit. I will send you the project’s status from the public filings as it changes, the first recorded sales here when they land, and a straight read on whether to hold, assign or sell.
Two free things for buyers here
Prefer email? hello@joshsteinrealtor.com
Josh Stein, Florida real estate sales associate, license SL3057661.9900 West — questions buyers ask
I bought pre-construction at 9900 West. Can I sell before or at delivery?
It depends on your purchase agreement. Before closing, selling usually means assigning your contract to a new buyer, which developers often allow only with their written consent and sometimes for a fee, so read the assignment clause first. After closing it is an ordinary resale, priced against what similar homes in the building and nearby have actually closed for. If you bought at 9900 West and want to know what your unit could sell for at delivery, message Josh Stein on WhatsApp at (305) 695-8257.
When does 9900 West deliver?
The developer’s December 2025 release put delivery in summer 2026 (citybiz, 10 December 2025; South Florida Agent Magazine, 10 December 2025). Earlier reports gave completion in Q4 2024 (Florida YIMBY, 2 April 2023) and in 2026 (PROFILEmiami, 18 June 2024). I have not found a source reporting completion, a certificate of occupancy or a new date, and Miami-Dade still lists the site as vacant land as of 24 September 2026, so ask me for the current status.
How many residences does 9900 West have?
23 waterfront residences on the Indian Creek waterway: two-, three- and four-bedroom plans plus penthouses, running 1,202 to 3,206 square feet (developer’s fact sheet). Remaining residences were priced from $3.2 million to $5.1 million in December 2025, with the building nearly 50% sold (Florida YIMBY, 11 December 2025). At the June 2024 groundbreaking the whole building was quoted at $1.55 million to $5.5 million (PROFILEmiami, 18 June 2024). I have not found a newer price list.
Is it seven or eight stories?
Seven, on the best evidence I have: the Town of Bay Harbor Islands’ 2022 site-plan agenda and the developer’s releases say seven, while Florida YIMBY has printed both seven and eight. I have not found a source that says why, and the developer’s website does not state a story count.
Is there a marina?
Yes. The developer’s fact sheet lists 10 private boat slips available for exclusive owner purchase, for vessels with no fixed bridges, with waterway access to Biscayne Bay and the Atlantic. The rooftop deck has a Finnish saltwater pool, a spa, trellis-covered lounges and a summer kitchen overlooking Biscayne Bay. I have not found a slip price or the purchase terms.
Thinking about 9900 West?
I have sold South Florida property since 2002. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after.
Josh Stein · Florida real estate sales associate, license SL3057661 · (305) 695-8257 · hello@joshsteinrealtor.comRelated coverage
Part of South Florida New Construction.