Vida Residences

Has Vida Residences actually been built?

No. The structure is up — the building topped off — but it has not been delivered, and not one home has closed on the public record.

⚠️ One thing said carefully. We have found no report of a delivery in the trade record since 21 March 2025. That is an absence of coverage in the sources we use — Florida YIMBY, PROFILEmiami and The Real Deal — and it is not proof that the project has stalled. A nine-storey building can top off, fit out quietly for eighteen months and deliver without a headline. What we can say positively is that the developer itself still describes the project as under construction, and that the county records no building.

So the useful answer to “is it built?” is: the concrete is finished, the building is not, and if you were told you would be closing in 2024 you were told wrong by about two years and counting.

What Vida Residences is, on the record

⭐ The zoning line is worth a second look. The county records this parcel’s primary zone as multi-family 36 storeys and above. Vida is nine. Whatever else that means, the site was not built to its ceiling — which is unusual in Edgewater, where the buildings on either side of it are going up thirty, forty and fifty storeys.

Why there is no county record for this building

A search of the Miami-Dade Property Appraiser’s address index for 410 NE 35 Terrace returns exactly one parcel: folio 01-3230-005-0030, classified vacant land — commercial, with a recorded year built of 0 and no building value at all in 2024, 2025 or 2026.

To be sure that was not simply a matter of the declaration sitting under a different address, we enumerated the whole Edgewater condominium declaration series on the county roll. It runs from 01-3230-100 to 01-3230-116 — seventeen declarations, including Crimson, Emilia, 26 Edgewater, One Paraiso, Gran Paraiso, Elysee, 700 Edgewater and, as the highest-numbered, Aria Reserve South. There is no Vida declaration anywhere in it.

What that means for a buyer, plainly: there are no folios, no assessed values and no recorded sale prices for any residence at Vida. Nobody can show you a comparable inside this building, because none exists. Any price per square foot you are quoted came from a listing service or from the sales office — ask which.

⚠️ Two honest limits on that. First, the Property Appraiser’s roll is not the Clerk of Court’s deed record. A declaration is recorded with the Clerk, and homes can close against it, well before the appraiser splits the parcel and issues folios — a pattern already documented at E11EVEN, 2200 Brickell, Oasis Hallandale and NoMad Wynwood. So this is not evidence that nothing has been sold. Second, the series probe tests the first folio of each declaration; a declaration that does not begin at that folio could in principle be missed. What the roll does say without ambiguity is that no building has been assessed on this parcel.

The price went up while the building did not

That is roughly a 43% increase in the entry ask between April 2023 and August 2026, on a building that was supposed to have opened in 2024 and has not opened yet.

⚠️ And here is the part that no listing page will tell you: those are asking prices, and there is nothing to check them against. An asking price is a position, not a value. With no declaration, no folios and no recorded sales, there is no closed transaction at Vida Residences — not one — against which any of those numbers can be tested. That is not a criticism of the developer; it is the ordinary condition of a building that has not delivered. But it does mean that every number you will be shown about value here comes from someone who is selling.

The land: what was paid, and what the county now says

The parcel has a clean, short history.

On 30,046 square feet, $14,000,000 is $465.95 per square foot of land. The Real Deal reported the seller as an entity led by Zachary Schiffman, and an $8,500,000 loan from Bixby Bridge Capital.

⭐⭐ Now the part that took some digging, and that is not published anywhere else. Miami-Dade does not value Edgewater development land parcel by parcel. It applies a flat rate per square foot across the district — and because it is a flat rate, you can read it straight off the roll. Here it is, on eight parcels of completely different sizes and owners:

Three parcels that the county carried at exactly $400.00 per square foot in 2025 — Vida’s among them — are all at exactly $350.00 for 2026. That is a 12.5% cut, applied across the district. In dollars, the land under Vida went from $12,018,400 to $10,516,100.

⚠️ Read that for what it is. This is the Property Appraiser’s mass-appraisal land rate — an opinion of value applied by neighbourhood code for tax purposes, not a record of anything selling. Note too that the rate converged as much as it fell: the small 2,800 square foot lot in the table went up, from $317.00 to $350.00. So the honest reading is that the county revised its view of Edgewater development land downward for 2026 and flattened it to a single number, not that Edgewater land crashed.

⭐ Against that, the arithmetic on this site is simply this: Urbana paid $465.95 per square foot in May 2023. The county’s 2026 rate is $350.00. The assessed value of the land, $10,516,100, is 24.9% below the $14,000,000 purchase price three years on. A developer’s basis being above the assessor’s number is common and is not by itself a distress signal — but it is the context in which the asking price of the homes went up 43%.

The Airbnb question — and what the developer actually claims

Vida is sold as a short-stay product. That is the centre of the pitch, and it should be dealt with directly rather than skated over.

What the developer’s own website says, verbatim, as of 26 August 2026: “No rental restrictions” and “Approved for Airbnb”, alongside a “Homesharing – live or rent” programme and fully furnished, turn-key residences.

⚠️ That is the developer’s claim, and we are reporting it as a claim. This page does not confirm it, and you should be wary of any page that does — including the older pages on this website, which said exactly that and which are being corrected.

Short-stay rights at a Miami condominium are not a developer’s to grant. Three separate things have to hold, and all three are outside the sales office:

• The City of Miami. Edgewater is in the City of Miami — not Miami Beach, whose rules are different and much-discussed. The city’s zoning district rules, certificate of use and business tax receipt all apply.
• Florida state licensing for transient public lodging.
• The recorded declaration of condominium, which binds you personally, governs leasing, and can be amended by the owners after you buy.

🔴 And at Vida there is a specific problem with the third one: the declaration does not exist yet. There is no recorded condominium declaration for this building on the county roll. So nobody — neither the developer nor any brokerage nor this page — can currently hand you the document that will actually govern whether you may rent your home by the night. It will be recorded before closing. Read the leasing article in it before you sign anything, and get any rental representation you were given in writing.

Who this suits, and who it does not

It suits a buyer who wants small, furnished, turn-key Edgewater at a price point that barely exists on the bay any more. Entry in the low $500,000s for a furnished home two blocks from Biscayne Bay, in a nine-storey building rather than a fifty-storey one, is a genuinely different product from what the towers around it are selling. If the short-stay model works as marketed and you have verified it yourself, the economics are the point of the building.

It suits a buyer who is comfortable buying on a floor plan and a promise. That is what a pre-construction purchase is, and there is nothing wrong with it — provided you are doing it knowingly, and provided the timeline you are quoted is one you can live with being wrong.

It suits badly a buyer who needs to check a number. There is no declaration, no folio, no assessed value and no recorded sale for any residence here. There is no independent evidence of value at Vida Residences at all. That will change when it delivers. Until then, every figure comes from the sell side.

It suits badly a buyer working to a deadline. This building was announced for 2024, topped off in March 2025, and was still described by its own developer as under construction in August 2026. If you have a lease ending, a 1031 clock running, or children starting school, do not plan around a delivery date here without a contractual remedy attached to it.

And it suits badly anyone underwriting on rental income they have not verified. “Approved for Airbnb” is marketing copy. The City of Miami, the State of Florida and a declaration that has not been recorded yet are what will actually decide it.

Five things to establish in writing before you commit:

• A current delivery date and what happens if it is missed — the remedy, not the estimate.
• The draft declaration of condominium and its leasing article, plus a commitment on when it will be recorded.
• Exactly what the building and its owners will be licensed for by the City of Miami and the State of Florida — not what they are “approved” for in a brochure.
• How many homes are under contract versus reserved, and how your deposit is held and escrowed.
• The full assumptions behind any yield you are shown — occupancy, nightly rate, management split, cleaning, city and state taxes, and what the association will charge for short-stay operations.

Interested in buying at Vida Residences, Miami Edgewater?

Vida Residences is still under construction. If you are considering a pre-construction purchase here, talk it through with Josh Stein first — including the delivery date, the deposit structure and the leasing article of a declaration that has not yet been recorded.

FIND ME THE BEST DEAL

Vida Residences Amenities

• Over 22,000 Sq.Ft. of amenities
• Expansive rooftop tranquility pool with jacuzzi, cabanas and grilling stations
• Private rooftop restaurant/bar
• Breathtaking vistas of Biscayne Bay
• State-of-the-art fitness center
• Convenient juice and coffee bar
• HiTech coworking center
• 24/7 security services
• Controlled property access
• 24/7 concierge services

RESIDENCE FEATURES
• Fully finished and furnished Studio, 1- 2-3- & 4 bedroom residences
• 9-foot-high ceilings with floor
• Balcony with every residence
• Finished flooring
• Gourmet kitchens
• Euro-style appliances
• Rain showers in primary bathrooms
• Custom vanities
• Washer and dryer in residences
• Built-out closets
• Contemporary lighting packages
• Smart-home systems
• Keyless entry system

https://youtu.be/CQinOhrURpw

Vida Residences Prices

What the developer is asking now

From the low $500,000s — the figure carried on the official VIDA Edgewater sales website, retrieved 26 August 2026.

🔴 This section previously read “Residences from the low $400’s” over a deposit schedule reading 20% at Ground Break (Q1, 2023), 10% at Top Off (Q4, 2023) and 50% at Closing (Q3, 2024). Every one of those dates has passed. The building topped off in March 2025, fifteen months after the top-off date quoted, and it has closed nobody: Miami-Dade County records no condominium declaration and no sale of any residence here. The old schedule has been removed rather than left standing, and the current deposit structure and closing date should be taken from the developer’s contract, in writing, and not from any website including this one.

⚠️ Asking prices are asking prices. When Florida YIMBY announced the project on 12 April 2023, homes started at $350,000.