Building facts
- Address
- 18 Northwest 11th Street
- Neighborhood
- Downtown Miami
- Year built
- 2025
- Floors
- 44
- Residences
- 659
- Status
- Not Built
- Developer
- PMG, Lion Development Group and Marc Roberts Companies
- Architect
- Sieger Suarez Architects
- Pricing
- Starting at $385,000
Verified 26 August 2026Miami-Dade County Property Appraiser, PROFILEmiami, The Real Deal +1 more6 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
🔴 Corrections to the grey panel above this page.
That panel is generated by the site template and cannot be edited from here. It says Pre-Construction and Year built 2025. West Eleventh broke ground in September 2024, closed a $215 million construction loan in April 2025, was reported 99% pre-sold, and is targeting Q1 2028 — roughly three years from the panel’s date. It is also now marketed as 38 West Eleventh Residences, at 38 NW 11th Street.
⚠️ Two things have been removed from this page. Language promising investment returns, which we should not have published; and a contradiction in which the page claimed both a 365-day and a 189-day annual rental cap, two sentences apart. What can and cannot be verified about the rental programme is set out below.
Key Takeaways
- 🔴 It is under construction, not pre-construction — and it has a different name now — Ground was broken in September 2024. A $215,000,000 construction loan closed on 1 April 2025, when the project was reported 99% pre-sold and renamed 38 West Eleventh Residences. Completion is targeted for Q1 2028. The panel above says 2025.
- 🔴🔴 The single document that would govern the Airbnb programme does not exist yet — The whole proposition here is short-stay rental. But no condominium declaration has been recorded — all seven parcels are still vacant land on the county roll. So nobody — not the developer, not any brokerage, not this page — can hand you the document that will actually decide whether and how you may rent your home.
- ⚠️ And this page previously gave two different answers about the rental cap — It said owners could rent “up to 365 days” in three places and “up to 189 days” in a fourth, two sentences apart. Both cannot be true. Short-stay rights depend on the City of Miami (not Miami Beach), on state licensing, and on that unrecorded declaration.
- ⚠️ We have also removed language promising investment returns — This page previously told you to “expect your return on investment to be higher than ever”. That should not have been published, and it has been taken down rather than softened. No projection of rental income or investment return appears anywhere on this page.
- ⭐⭐ What the developer paid for the land, and it is a remarkable number — Five separate closings, from four different sellers, every one at exactly $1,200.00 per square foot. Only the irregular corner lot broke the pattern, at $1,374.26. $45,000,000 in total for 36,866 square feet — a price agreed in advance across the whole block, not negotiated parcel by parcel.
- ⭐ 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.
- ⭐ And the assessor just re-rated the whole district by exactly 41% — Between 2025 and 2026 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 — one district-wide decision, not two independent ones.
- ⚠️ The postcode on this page was wrong, and the reason is instructive — It said 33132. Every parcel’s actual county address is 33136. 33132 is the postcode of the owning trust’s mailing address — a classic confusion between where an owner receives post and where the property is.
West Eleventh Residences Miami, by the numbers
Developer: PMG, Lion Development Group and Marc Roberts Companies · Architect: Sieger Suarez Architects · Starting at $385,000. Source: the building record on this site.
38 NW 11th Street (originally marketed as 18 NW 11th Street), Miami, Florida 33136 | Neighborhood: Downtown Miami — Park West
West Eleventh — now marketed as 38 West Eleventh Residences — is a 44-storey, 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. This page has been rebuilt because the previous version was three years out of date, promised investment returns it had no business promising, and contradicted itself about the one thing buyers are here for.
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 storeys, mid-$300,000s to $1.2 million |
| 6 March 2023 | Demolition permits filed |
| 17 March 2023 | Federal aviation height application filed for a 493-foot structure |
| 26 September 2024 | GROUNDBREAKING |
| 1 April 2025 | 🔴 $215,000,000 construction loan closes. Project renamed 38 West Eleventh Residences. Reported “currently 99% sold”. Completion Q1 2028 |
| 26 August 2026 | ⚠️ No dated milestone of any kind since 1 April 2025 |
⚠️ Two honest cautions about that table. The 99% sold figure and the Q1 2028 date both come from the same day — reported by two outlets on 1 April 2025, both plausibly working from the same announcement. Neither has been updated since, and the county cannot corroborate either, because no unit has ever been folioed. And nothing has been reported about this building in seventeen months. That is an absence of coverage, not evidence of a problem — but a delivery date three years out, quoted once and never refreshed, is not something to plan around.
The Airbnb question, and the document that does not exist
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, it is repeated by the trade press as the developer’s characterisation, and it is why the building was reported nearly sold out before a floor was poured.
🔴 Here is what this page will not do: confirm it. And here is the specific reason, which is stronger than any general warning we could give you.
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.
🔴🔴 And the third one does not exist. Miami-Dade County has no recorded condominium declaration for this building. All seven parcels of the assemblage are still carried as vacant land. So the single document that will actually determine whether, how often and on what terms you may rent your home cannot be produced by anyone today — not the sales office, not a brokerage, and not us.
⚠️ This page also used to contradict itself about it. In three places it said owners could rent “up to 365 days”. Two sentences after one of those, it said the building offered “an extended rental period of up to 189 days for third-party rentals”. Those cannot both be the cap. We do not know which was intended and we are not going to guess; we have removed both rather than publish a number we cannot stand behind.
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 (renamed April 2025) |
| Address | 38 NW 11th Street, formerly given as 18 NW 11th Street |
| Postcode | 33136 — ⚠️ not the 33132 this page previously carried |
| Neighbourhood | Park West, Downtown Miami — marketed as “District 11” |
| Storeys / height | 44 storeys; a 493-foot structure per the aviation filing |
| Residences | 659, studios and one-bedrooms, delivered furnished |
| Developers | PMG, Lion Development Group and Marc Roberts Companies |
| Architect | Sieger Suarez Architects |
| 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 |
| Status | Under construction. Targeting Q1 2028 |
The residences, as marketed
These are developer renderings, not photographs. The section above explains why that distinction matters here.
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 four different sellers, across eleven months — and every single one lands on exactly $1,200.00 per square foot. That is not what a parcel-by-parcel negotiation looks like. It is what a price agreed across a whole block looks like, executed one deed at a time. Only the irregular corner lot, whose boundary is clipped by a curve, sits off the number.
⚠️ 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 an assemblage purchase rather than an open-market sale, in the county’s own words “atypical motivation” — 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.
⭐ 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. That is not two independent revaluations that happened to land close together; it is one district-wide decision applied to both tiers.
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 a 41% district re-rate.
⚠️ 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 honest scale of the gap between the tax roll and the market on this block, and it is not a number anyone else publishes.
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 turns up seventeen, of which seven belong to the developer’s land trust.
⭐ And the trust was tied to the developer rather than assumed. The deeds name a trustee company whose name mentions nobody — but the address on them is care of a named attorney who is Property Markets Group’s General Counsel. That is how you connect a land trust to a developer without guessing.
What the county does not have:
- No condominium declaration. All seven parcels are still classified vacant land or warehouse, 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.
⚠️ None of that is evidence that nothing has sold. Buyers close against a declaration recorded with the Clerk of Court, which the Property Appraiser converts into folios long afterwards — 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 by anyone outside the sales office.
The rooftop, as marketed
Also renderings. Nothing on this site has been built yet.
Who this suits, and who it does not
It suits a buyer who wants a small, furnished, professionally operated home in downtown Miami at a genuinely accessible entry price — and who has verified the rental proposition independently rather than taking it from a brochure.
It suits a buyer with a long horizon. Delivery is targeted for Q1 2028. Money committed now 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 today. The document that decides your rental rights has not been written, the page you are reading previously gave two different answers about the cap, 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. No declaration, no folios, no sales, no comparables — and a sell-through figure reported once, seventeen months ago, that nobody outside the developer can verify.
And it suits badly anyone who needs a date. Q1 2028 was quoted in April 2025 and has not been confirmed since.
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.
West Eleventh Residences — Frequently Asked Questions
Is West Eleventh Residences still pre-construction?
No. It broke ground in September 2024 and closed a $215,000,000 construction loan on 1 April 2025, when it was reported 99% pre-sold and renamed 38 West Eleventh Residences. Completion is targeted for Q1 2028. ⚠️ No milestone has been reported since April 2025, and the panel at the top of this page still says Year built 2025.
Can you rent a West Eleventh residence on Airbnb?
⚠️ That is the marketed proposition, and this page will not confirm it. Short-stay rights depend on the City of Miami (Park West is City of Miami, not Miami Beach), on state licensing, and on the recorded declaration of condominium. 🔴 No declaration exists — all seven parcels are still vacant land on the county roll — so nobody can show you the document that will govern it.
How many days a year can you rent it out?
⚠️ We do not know, and we have removed the figures this page used to carry. It said 365 days in three places and 189 days in a fourth, two sentences apart. Both cannot be right, and the document that would settle it has not been recorded. 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. ⚠️ This page has carried both $385,000 and $380,000 as the entry price. 🔴 The county holds no price for any residence here — no declaration, no folios, no recorded sales — so every figure comes from the developer or a listing service, and at a reported 99% sold, entry-level inventory may not exist.
What is the address of West Eleventh Residences?
38 NW 11th Street, Miami, FL 33136. It was originally marketed as 18 NW 11th Street and renamed with the April 2025 financing. ⚠️ The postcode on this page was previously 33132, which is wrong — that 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. ⭐ Remarkably, five of the closings, from four different sellers, were each at exactly $1,200.00 per square foot; only the irregular corner lot differed. ⚠️ The county flags every one as an assemblage purchase rather than an open-market sale, so none is a comparable.
Why does the county have no record of West Eleventh?
Because the building has not delivered and no condominium declaration has been recorded. All seven parcels are still classified vacant land with $0 of building value. ⚠️ 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 independently checked.
Sources and further reading
- Miami-Dade County Property Appraiser — Property Search (a folio-series walk of Block 17, folios 01-0101-070-1000 through -1099, identifying the seven-parcel 36,866 sq ft assemblage with ownership, classification, lot sizes, published land values for 2024 to 2026 and the complete acquisition deed history with recorded consideration and documentary-stamp cross-checks; plus complete sweeps of NW 11 Street and N Miami Avenue, retrieved 26 August 2026)miamidadepa.gov
- PROFILEmiami — $215 million construction loan for 38 West Eleventh Residences, 1 April 2025 (GoldenTree Asset Management; project renamed and addressed at 38 NW 11th Street; reported 99% sold; completion expected Q1 2028; PMG, Lion Development Group and Marc Roberts Companies)profilemiami.com
- The Real Deal — West Eleventh construction financing, 1 April 2025 (independent same-day report of the $215 million loan, the renaming and the reported sell-through)therealdeal.com
- Florida YIMBY — “West Eleventh Residences Breaks Ground at 18 Northwest 11th Street in Park West, Miami”, 26 September 2024floridayimby.com
- The Real Deal — “PMG, partners plan 44-story Airbnb condo tower near E11even Miami”, 15 February 2023 (659 units, 44 storeys, mid-$300,000s to $1.2 million)therealdeal.com
- Florida YIMBY — demolition permits filed, 6 March 2023, and the Federal Aviation Administration height application for a 493-foot structure, 17 March 2023floridayimby.com
Interested in buying at West Eleventh Residences?
Condos are selling extremely fast! Reserve yours today.
West Eleventh Residences Amenities
Building Features
– 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
– Views of the Miami skyline, Biscayne Bay and Atlantic Ocean
– 30,000 SQ.FT. Tri-Level Experiential Entertainment and Culinary Hall
– Signature Restaurant
– Vibrant amenity level featuring a resort style pool with private lounge areas
– State-of-the-art fitness and wellness center
– Modern and high design residential lobby space
– Curated collection of custom art installations
– Features the latest “smart building” technology
Residence Features
– Flooring selections included with specifications recommended by Cotofana Designs
– Fully built-out closets in the master 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
⚠️ This page has quoted two different entry prices. Its header block says $385,000; its body copy said $380,000. Both were reported around the February 2023 sales launch, and the building was reported 99% pre-sold as of 1 April 2025.
🔴 Miami-Dade County holds no price for any residence here, and cannot. No condominium declaration has been recorded, so there are no unit folios, no assessed values and no recorded sales — not one. Every price attached to this building comes from the developer or a listing service.
⚠️ 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?
West Eleventh has been under construction since September 2024, closed a $215 million construction loan in April 2025, and is targeting Q1 2028. It is not a reservation-stage project, and it is now marketed as 38 West Eleventh Residences. Talk to Josh Stein before you underwrite anything here on rental income — especially the questions on this page that no document can yet answer.
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.Thinking about West Eleventh Residences Miami?
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