South Florida New Construction · Downtown Miami · West Eleventh Residences Miami
It is under construction, not pre-construction — and it is marketed under a new name.
By Josh Stein · Florida license SL3057661 · Updated 12 October 2026Leer en español →
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Last updated October 31, 2026, 7:05 am
Verified 24 September 2026Miami-Dade County Property Appraiser, PROFILEmiami, The Real Deal +8 more11 sources
A residence kitchen at West Eleventh Residences — developer rendering
A residence bedroom at West Eleventh Residences — developer rendering
A residence bathroom at West Eleventh Residences — developer rendering
A residence living area at West Eleventh Residences — developer rendering
A residence kitchen and island at West Eleventh Residences — developer rendering
The rooftop deck at dusk at West Eleventh Residences — developer rendering
A residence interior at West Eleventh Residences — developer rendering
A residence interior at West Eleventh Residences — developer rendering
The rooftop pool deck at West Eleventh Residences — developer rendering
Key Takeaways
- It is under construction, not pre-construction — and it is marketed under a new name — Florida YIMBY reported on 26 September 2024 that the developers had broken ground. A $215,000,000 construction loan closed on 1 April 2025, when the developers reported the project 99% sold, under the name 38 West Eleventh Residences. Their release put completion at Q1 2028, and The Real Deal reported on 15 April 2026 that Marc Roberts expects completion in two years. I have not found a report of a topping-out or of how many floors are up.
- The document that will set the rental rules is one I have not found — The whole proposition here is short-stay rental. The developer’s website offers owners the option to host 365 days a year, but only subject to City of Miami Determination No. 2019-01, and says a change in it may limit hosting. The county roll shows no condominium for this building — all seven parcels are still vacant land — and I have not found a recorded declaration of condominium, whose leasing article will decide whether and how you may rent your home.
- Note: The 365-day figure is the developer’s, and it comes with a stated condition — The developer’s website and fact sheet (read 24 September 2026) say the ability to host 365 days a year is subject to the City of Miami’s Determination No. 2019-01 and to any change in it. Short-stay rights depend on the City of Miami (not Miami Beach), on state licensing, and on the declaration once it is recorded.
- Note: No return is projected here — This page gives no rental-income or investment-return figure, and neither the developer’s website nor its fact sheet (read 24 September 2026) states one. If a number is put to you, ask for the assumptions behind it.
- What the developer paid for the land — Five separate closings, from five differently named seller entities, every one at exactly $1,200.00 per square foot (recorded 29 June 2022 to 9 May 2023). Only the irregular corner lot differed, at $1,374.26. $45,000,000 in total for 36,866 square feet. I have not found a source that says how the price was set.
- The county carries that same land at 41.4% of what was paid for it — Miami-Dade values the seven parcels at $18,626,300 for 2026 — $505.24 per square foot against the $1,220.64 actually paid. The developer paid 2.42 times the assessor’s current rate.
- Between 2025 and 2026 the county raised its land rate on both tiers by exactly the same 41% — The front lots went from $390.00 to $550.00 per square foot and the rear strips from $234.00 to $330.00. Both tiers moved by precisely the same multiplier. I have not checked other blocks, so I cannot say whether the same multiplier was applied across the district.
- Note: The building’s postcode is 33136 — Every parcel’s county site address carries 33136. 33132 is the postcode of the owning trust’s mailing address (398 NE 5th Street), which is where the owner receives post, not where the property is.
- Bought pre-construction at West Eleventh Residences Miami? — 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.
West Eleventh Residences Miami, by the numbers
Developers: PMG, Lion Development Group and Marc Roberts Companies · Architect: Sieger Suarez Architects · Priced from the mid-$300,000s to $1.2 million at the February 2023 launch (The Real Deal, 15 February 2023); reported 99% sold on 1 April 2025 (developers’ release, PROFILEmiami).
38 NW 11th Street (originally marketed as 18 NW 11th Street), Miami, Florida 33136 | Neighborhood: Downtown Miami — Park West
West Eleventh — marketed as 38 West Eleventh Residences in the developers’ April 2025 releases — is a 44-story, 659-residence condominium under construction at 38 NW 11th Street in Park West, Downtown Miami, by PMG with Lion Development Group and Marc Roberts Companies. It is sold on a short-stay rental proposition (the developer’s website, read 24 September 2026).
Is West Eleventh built? No — but it is well past pre-construction
| Date | What is on the record |
|---|---|
| 15 February 2023 | Announced — 659 units, 44 stories, mid-$300,000s to $1.2 million (The Real Deal) |
| 22 February 2023 | Demolition permits filed (Florida YIMBY, 17 March 2023) |
| 6 March 2023 | Federal aviation height application submitted: 482 feet above ground, 493 feet above sea level (Florida YIMBY, 17 March 2023) |
| 26 September 2024 | Florida YIMBY reports the developers have broken ground |
| 1 April 2025 | $215,000,000 construction loan closes (GoldenTree Asset Management). The project appears as 38 West Eleventh Residences and is reported “currently 99% sold”. Completion Q1 2028 |
| 15 April 2026 | The Real Deal reports that Marc Roberts expects completion in two years (a passing line in an article about a separate Park West site listing) |
| 24 September 2026 | County roll re-checked: all seven parcels still vacant land, no unit folios |
Note: Two honest cautions about that table. The 99% sold figure and the Q1 2028 date both come from the developers’ announcement of 1 April 2025, carried by PROFILEmiami, The Real Deal (which says 2028) and Commercial Observer. The one later dated statement I found is Marc Roberts’s remark of 15 April 2026 that completion is two years away, made in passing in an article about something else. The county cannot corroborate any of it, because no unit has been folioed. I have not found a report of a topping-out, of how many floors are up, or of a delay or a change of date, so treat 2028 as the developers’ target, not a confirmed date.
The Airbnb question: what the developer says, and what I have not found
This is the reason most people are reading this page, so it goes near the top rather than buried at the bottom.
West Eleventh is marketed on the basis that owners may rent their residence on a short-stay basis for most or all of the year. That is the developer’s proposition, and the trade press repeats it as the developer’s characterisation (The Real Deal, 15 February 2023 and 1 April 2025). The developers reported the building 99% sold on 1 April 2025.
What the developer says. Its website and fact sheet (read 24 September 2026) offer owners the option to host on Airbnb 365 days a year. They also state that the ability to host 365 days a year is subject to the City of Miami’s Determination No. 2019-01, and that any change in that determination, or in the City’s interpretation of it, may limit or restrict hosting. That is a condition the developer itself puts on the number.
Short-stay rights at a Miami condominium are decided by three things:
- The City of Miami. Park West is in the City of Miami — not Miami Beach, whose much-discussed rules are different and do not apply here. The city’s zoning district rules, certificate of use and business tax receipt all govern.
- Florida state licensing for transient public lodging.
- The recorded declaration of condominium, which binds you personally, contains the leasing article, and can be amended by the owners after you buy.
I have not found the third one. The county property roll shows no condominium for this building — all seven parcels of the assemblage are still carried as vacant land, with no unit folios — and I have not found a recorded declaration of condominium. The leasing article of that declaration is what will decide whether, how often and on what terms you may rent your home, and I cannot show it to you. The developer’s own disclaimer refers buyers to the offering documents required by Section 718.503 of the Florida Statutes; ask for those and read the leasing terms in them.
Note: Where the 365-day figure comes from. The 365-day feature is in the developer’s own materials, in The Real Deal’s report of its press release (15 February 2023) and in PROFILEmiami’s report of the financing release (1 April 2025, with an asterisk). I found no other number of days in the developer materials I read on 24 September 2026, so if you are shown a different cap, ask where it comes from.
What to ask for, in writing, before you commit: the draft declaration and its leasing article, with a date for when it will be recorded; what the building and its operator will actually be licensed for by the City of Miami and the State of Florida; and, if rental income is part of your case, the full assumptions behind every number you are shown — occupancy, nightly rate, management split, cleaning, city and state taxes, and what the association will charge for running a short-stay operation.
What West Eleventh actually is
| Marketed name | 38 West Eleventh Residences (the name in the developers’ 1 April 2025 releases; earlier coverage says West Eleventh Residences) |
| Address | 38 NW 11th Street, formerly given as 18 NW 11th Street |
| Postcode | 33136 — the county’s site address on every parcel (33132 is the postcode of the owning trust’s mailing address) |
| Neighbourhood | Park West, Downtown Miami — marketed as “District 11” |
| Stories / height | 44 stories; the FAA application gives 482 feet above ground and 493 feet above sea level (Florida YIMBY, 17 March 2023) |
| Residences | 659, studios and one-bedrooms, delivered furnished |
| Developers | PMG, Lion Development Group and Marc Roberts Companies |
| Architect | Sieger Suarez Architects |
| Sponsor / owner of record | The county carries the seven parcels in the name of Block 17 Trustee LLC and Block 17 Land Trust. The developer’s fact sheet names Block 17 Trustee, LLC as the developer; the home page of its website names 400 Biscayne Condo Owner, LP. I have not found a source that says why the two differ. |
| Sales | PMG Residential, exclusively (developers’ release, 1 April 2025); sales gallery at 1018 N Miami Avenue (developer’s website, read 24 September 2026). PMG’s portfolio page lists the status as “Active Sales”. |
| Financing | $215,000,000, closed 1 April 2025 |
| Site | 36,866 sq ft — 0.846 of an acre, seven parcels |
| Land cost | $45,000,000 across six recorded deeds. Commercial Observer reported (1 April 2025) that PMG paid $30 million for the half-acre site in 2022; the four June and July 2022 deeds on the 6,250 sq ft lots add up to $30,000,000, and the county also records $6,000,000 for the corner lot (August 2022) and $9,000,000 for the two rear strips (May 2023). I have not found a source that says how Commercial Observer arrived at its figure. |
| Status | Under construction. Completion Q1 2028 per the 1 April 2025 release; The Real Deal reported on 15 April 2026 that Marc Roberts expects it in two years |
The residences, as marketed
These are developer renderings, not photographs of finished residences; the tower is under construction.
The land: five closings, one price
The assemblage under this tower is the most interesting thing the public record holds about it, and it took a folio-by-folio walk of the whole block to find — a search by street address returns only two of the seven parcels.
| Recorded | Lot | Price | Per sq ft |
|---|---|---|---|
| 29 June 2022 | 6,250 sq ft | $7,500,000 | $1,200.00 |
| 6 July 2022 | 6,250 sq ft | $7,500,000 | $1,200.00 |
| 11 July 2022 | 6,250 sq ft | $7,500,000 | $1,200.00 |
| 11 July 2022 | 6,250 sq ft | $7,500,000 | $1,200.00 |
| 9 May 2023 | 7,500 sq ft (two parcels, one deed) | $9,000,000 | $1,200.00 |
| 8 August 2022 | 4,366 sq ft — the irregular corner | $6,000,000 | $1,374.26 |
| Total | 36,866 sq ft | $45,000,000 | $1,220.64 |
Five separate closings, from five differently named seller entities, across ten months — and every single one lands on exactly $1,200.00 per square foot. The identical price is on all five deeds. I have not found a source that says how it was set, and the deeds do not say. Only the irregular corner lot, whose boundary is clipped by a curve, sits off the number.
Note: Three things said carefully about those figures. The 9 May 2023 deed covers two parcels and repeats its price against both — it is counted once, not twice. Every one of these deeds is flagged by the county as unqualified for atypical exposure to market and atypical motivation, rather than as an open-market sale — so none of them is a comparable for anything. And each price was cross-checked against the documentary-stamp tax recorded on the deed, which reconciles exactly, so the figures themselves are sound. The county also lists a corrective deed of 19 March 2025 on the two rear-strip folios at $100 minimum consideration; it is not a sale and is not counted.
Now set that against what the assessor thinks the same dirt is worth.
| Land tier | 2024 | 2025 | 2026 |
|---|---|---|---|
| The 6,250 sq ft front lots | $375.00 | $390.00 | $550.00 |
| The rear and alley strips | $250.00 | $234.00 | $330.00 |
Both tiers moved between 2025 and 2026 by exactly the same multiplier — 1.4103, or 41.0%. $390 to $550, and $234 to $330. I have not checked other blocks, so I cannot say whether the county applied the same multiplier across the district.
The comparison that follows is stark. The county carries the whole assemblage at $18,626,300, or $505.24 per square foot. The developer paid $1,220.64. The assessor’s number is 41.4% of the purchase price, and the developer paid 2.42 times the assessor’s current rate — even after the 41% rise between 2025 and 2026.
Note: That is normal for a development site: an assessor values land as land, and a developer pays for what can be built on it. But it is the scale of the gap between the tax roll and the price paid on this block, and I have not seen the comparison published elsewhere.
What the county has, and what it does not
Finding the site at all required a folio-series walk rather than an address search, and that is worth knowing if you ever check a Miami development yourself. Searching 18 NW 11th Street returns one parcel. Searching 38 NW 11th Street returns one parcel. Walking the block’s folio numbers one by one (folios 01-0101-070-1000 to -1099, re-walked 24 September 2026) turns up seventeen, of which seven belong to the developer’s land trust.
The land trust ties to the developer through the developer’s own documents. The developer’s fact sheet names Block 17 Trustee, LLC as the developer of the project — the same name the county carries as owner of the seven parcels (read 24 September 2026). The county deeds are also care of Lowell D. Plotkin, whom PMG’s managing partner names among the company’s legal team in the 1 April 2025 release.
What the county does not have:
- No condominium, and no recorded declaration that I have found. All seven parcels are still classified vacant commercial land (one, folio -1045, carries a chain-link fence as its only extra feature), with $0 of building value across 2024, 2025 and 2026.
- No residential folios, no assessed values, no recorded sale of any residence. There is no comparable inside this building and there will not be until it delivers.
Note: None of that is evidence that nothing has sold. Buyers close against a declaration recorded with the Clerk of Court, and the Property Appraiser converts a recorded declaration into unit folios later — and this building has not delivered, so there is nothing to convert. What it does mean is that the reported 99% sell-through cannot be checked from the county roll. I checked the county property roll; a recorded declaration would sit in the Clerk of Court’s official records, which I have not searched.
The rooftop, as marketed
Also renderings. The amenity level is part of a tower that is still under construction.
Who this suits, and who it does not
It suits a buyer who wants a small, furnished, centrally managed studio or one-bedroom in downtown Miami, priced from the mid-$300,000s at the 2023 launch — and who has verified the rental proposition independently rather than taking it from a brochure.
It suits a buyer with a long horizon. Completion is anticipated in 2028 (developers’ release, 1 April 2025; The Real Deal, 15 April 2026). Money committed at this stage is committed for years, through a construction period during which the rules governing short-stay rental in the City of Miami may themselves change.
It suits badly anyone underwriting on rental income. The developer itself makes the 365-day option subject to the City of Miami’s Determination No. 2019-01, I have not found the declaration’s leasing article, and the one thing everybody agrees on is that the proposition is the reason to buy. Get it in writing or do not rely on it.
It suits badly a buyer who needs evidence of value. The county roll has no unit folios, no unit sales and no comparables inside this building, and the 99% sell-through figure is the developers’, reported on 1 April 2025 and not updated in any source I found.
And it suits badly anyone who needs a confirmed date. Q1 2028 is the date in the developers’ release of 1 April 2025; on 15 April 2026 The Real Deal reported Marc Roberts expecting completion in two years. I have found no later date and no construction-progress report.
Five things to establish in writing before you commit:
- The draft declaration and its leasing article, and when it will be recorded.
- What the building and its operator will be licensed for by the City of Miami and the State of Florida — not what they are “able” to do in a brochure.
- The real annual rental cap, in the contract, in numbers.
- A current delivery date with a remedy attached, and how your deposit is held and escrowed until then.
- What the association will charge to run a short-stay building — a 659-unit hospitality operation is not a normal condominium budget.
Already bought at West Eleventh Residences Miami?
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.West Eleventh Residences — Frequently Asked Questions
I bought pre-construction at West Eleventh Residences Miami. 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 West Eleventh Residences Miami and want to know what your unit could sell for at delivery, message Josh Stein on WhatsApp at (305) 695-8257.
Is West Eleventh Residences still pre-construction?
No. Florida YIMBY reported on 26 September 2024 that the developers had broken ground, and a $215,000,000 construction loan closed on 1 April 2025, when the developers reported the project 99% sold under the name 38 West Eleventh Residences. Their release put completion at Q1 2028, and The Real Deal reported on 15 April 2026 that Marc Roberts expects completion in two years. I have not found a report of a topping-out or of how many floors are up. Verified 24 September 2026.
Can you rent a West Eleventh residence on Airbnb?
That is how the developer markets it. Its website says owners have the option to host 365 days a year on Airbnb, subject to the City of Miami’s Determination No. 2019-01 (Park West is in the City of Miami, not Miami Beach), and that a change in the determination or in the City’s interpretation may limit or restrict hosting (read 24 September 2026). Short-stay rights also depend on state licensing and on the recorded declaration of condominium. The county roll shows no condominium for this building and I have not found a recorded declaration, so I cannot show you the leasing terms.
How many days a year can you rent it out?
The developer’s website and fact sheet say owners have the option to host 365 days a year, subject to the City of Miami’s Determination No. 2019-01 and to any change in it (read 24 September 2026). I found no other number of days in the developer materials I read on 24 September 2026. I have not seen the declaration’s leasing article, so get the number from your contract and the declaration, in writing.
What do units at West Eleventh cost?
Reported from the mid-$300,000s to $1.2 million at the February 2023 launch (The Real Deal, 15 February 2023). I have not found a current price list: the developer’s website shows no prices (read 24 September 2026), and the county roll holds no price for any residence because it has no unit folios. The developers reported the tower 99% sold on 1 April 2025 and PMG’s portfolio page lists its status as “Active Sales”, so entry-level inventory may simply not exist — ask what is actually available.
What is the address of West Eleventh Residences?
38 NW 11th Street, Miami, FL 33136 (developers’ release, 1 April 2025). Earlier coverage gave 18 NW 11th Street (Florida YIMBY, 26 September 2024), and the county carries 18, 34 and 38 NW 11 St as separate folios of the same assemblage. Every parcel’s county site address carries 33136; 33132 is the postcode of the owning trust’s mailing address, not the building’s.
What did the developer pay for the land?
$45,000,000 for 36,866 square feet — $1,220.64 per square foot — across seven parcels and six recorded deeds. Five of the closings, from five differently named sellers, were each at exactly $1,200.00 per square foot; only the irregular corner lot differed. The county flags every deed as unqualified (atypical exposure to market; atypical motivation), so none is a comparable.
Why does the county have no record of West Eleventh?
The county property roll still carries all seven parcels as vacant land with $0 of building value and has created no unit folios, and I have not found a recorded declaration of condominium. That is not evidence nothing has sold — buyers close against a declaration filed with the Clerk of Court, which the Property Appraiser converts into folios much later. It does mean the reported 99% sold cannot be checked from the county roll.
Sources and further reading
- Property Search — Miami-Dade County Property Appraiser (folio-series walk of Block 17, folios 01-0101-070-1000 through -1099: 17 folios, 7 owned by Block 17 Trustee LLC and Block 17 Land Trust, 36,866 sq ft, all vacant commercial land with $0 building value in 2024 to 2026; six recorded deeds totalling $45,000,000, all flagged unqualified; 2026 land value $18,626,300; no condominium subdivision or unit folios; sweeps of NW 11 Street and N Miami Avenue unchanged; retrieved 24 September 2026)miamidadepa.gov
- PMG, Lion Development Group and Marc Roberts Companies Secure $215 Million Construction Loan For 38 West Eleventh Residences Miami — PROFILEmiami, 1 April 2025 (GoldenTree Asset Management; 38 Northwest 11th Street; currently 99% sold; completion Q1 2028; PMG Residential handles sales; 365-day Airbnb hosting with an asterisk)profilemiami.com
- PMG, partners score $215M construction loan for Miami condo tower near E11even — The Real Deal, 1 April 2025 (independent report of the loan; 99 percent pre-sold per the release; completion expected in 2028; sales launched in 2023 from the mid-$300,000s to $1.2 million)therealdeal.com
- PMG Lands $215M to Build Condo Tower Near Miami Nightclub — Commercial Observer, 1 April 2025 (99 percent pre-sold per PMG; completion first quarter of 2028; PMG paid $30 million for the half-acre site in 2022 per property records)commercialobserver.com
- Park West dev site listed for $500M next to E11even residences — The Real Deal, 15 April 2026 (Lion and Roberts developing 38 West Eleventh Residences Miami, expected for completion in two years per Roberts)therealdeal.com
- West Eleventh Residences Breaks Ground at 18 Northwest 11th Street in Park West, Miami — Florida YIMBY, 26 September 2024 (groundbreaking; 44 stories; 659 furnished residences)floridayimby.com
- Developers Seek FAA Height Approval For 44-Story West Eleventh Residences In Miami — Florida YIMBY, 17 March 2023 (demolition permits filed 22 February 2023; FAA application submitted 6 March 2023 for 482 feet above ground, 493 feet above sea level)floridayimby.com
- PMG, partners plan 44-story Airbnb condo tower near E11even Miami — The Real Deal, 15 February 2023 (659 units, 44 stories, mid-$300,000s to $1.2 million per a spokesperson; rentals 365 days a year per the press release)therealdeal.com
- West Eleventh Residences Miami — developer website, home page and disclaimer, read 24 September 2026 (365-day hosting subject to City of Miami Determination No. 2019-01; sales gallery at 1018 N Miami Avenue; sponsor named as 400 Biscayne Condo Owner, LP)westeleventhresidences.com
- West Eleventh Fact Sheet — developer PDF, read 24 September 2026 (44-story tower, 659 residences, PMG developer, Sieger Suarez architect, 365-day option with the same caveat, sponsor named as Block 17 Trustee, LLC)westeleventhresidences.com
- 38 West Eleventh Residences Miami — PMG portfolio page, read 24 September 2026 (44 floors, 659 residences, status Active Sales)propertymg.com
Interested in buying at West Eleventh Residences?
The developers reported the building 99% sold on 1 April 2025 (PROFILEmiami), so the question to ask is what, if anything, is still available and what a resale or assignment would look like. Send me the question.
West Eleventh Residences Amenities
Building Features (developer fact sheet, read 24 September 2026)
– Fully centralized management of the property and hosting services
– Ability to host 365 days on Airbnb; hosting is subject to local laws and other restrictions, and the 365-day option is subject to the City of Miami’s Determination No. 2019-01
– Views of the Miami skyline, Biscayne Bay and Atlantic Ocean
– 30,000 SF Tri-Level Experiential Entertainment Venue
– Signature Restaurant
– Vibrant amenity level featuring a resort style pool with private lounge areas
– State-of-the-art fitness and wellness center
– Co-working space
– Modern and high design residential lobby space
– Curated collection of custom art installations
– Features the latest “smart building” technology
Residence Features (developer fact sheet, read 24 September 2026)
– Flooring selections included with specifications recommended by Cotofana Designs
– Fully built-out closets in the primary bedrooms featuring all shelving and drawers pre-installed for absolute convenience
– Custom shades
– Built in top-of-the-line washer and dryer
– Each residence offers an unprecedented level of efficiency through a PMG smart home technology experience for seamless personalization with the touch of a button
– All residences come equipped with a contemporary lighting package, including recessed lighting, dimmers, and lighting control
– Pre-wired for high-speed communications, multiple telephone lines, and cable
– French balconies in select residences
– Fully-integrated kitchens with custom countertops, backsplashes and a contemporary under-mount sink
– Top-of-the-line appliance package includes microwave, dishwasher, built-in oven and refrigerator
– Imported and custom kitchen and bathroom cabinetry by Italkraft
– WaterWorks bathroom fixtures, features & accessories
– Custom bathroom countertops and finished floors and walls in wet areas
– Glass-enclosed showers
West Eleventh Residences prices — and what can be verified
Note: The launch range was the mid-$300,000s to $1.2 million (The Real Deal, 15 February 2023, from a developer spokesperson), and the developers reported the building 99% sold on 1 April 2025. I have not found a current price list, and the developer’s website shows none.
Miami-Dade County holds no price for any residence here. The county roll carries no unit folios for this building, so there are no assessed values and no recorded sales for any residence. Every price attached to this building comes from the developer or a listing service.
Note: And if the reported sell-through is right, entry-level inventory at any price may simply not exist. Ask what is actually available, and ask for it in writing.
Interested in West Eleventh Residences?
Florida YIMBY reported the groundbreaking on 26 September 2024, a $215 million construction loan closed on 1 April 2025, and the developers’ release put completion at Q1 2028. It is not a reservation-stage project, and it is marketed as 38 West Eleventh Residences. Talk to Josh Stein before you underwrite anything here on rental income — especially the rental questions on this page that I have not been able to answer from a recorded document.
LET'S TALK ABOUT WEST ELEVENTH
I have sold South Florida property since 2002, more than $1 billion of it. Ask me for the recorded declaration, what has genuinely closed, or a straight answer on whether this building fits what you are after. Part of South Florida New Construction. Tell Josh which building. He’ll send what the filings show and let you know when it changes.Thinking about West Eleventh Residences Miami?
Related coverage
Get this building’s public record before you put down a deposit