Miami Real EstateThe MIAMI
ConfidentialCase files · 25 September 2026
Latest File · Brickell & Brickell KeyFollowing a building in these files?Tell Josh which one. He’ll send its recorded sales from the Miami-Dade record, what is on the market there now …Open the files →
Josh Stein, Miami real estate associateJosh Stein
Josh Stein Realtor
The MIAMI Confidential

Miami Pre-Construction Guides


Pre-construction marketing moves. The county roll, permits, and delivery history do not. These guides are for checking the record before you wire a deposit — not for browsing an MLS feed.
Key TakeawaysUse this hub for guides and explainers. Building-level new-construction files live under South Florida New Construction.Start with the Delivery Tracker. 38 towers with promised vs reported delivery movement.Ask for the sales record when a tower already has closings — Get the sales record.
If you only read one page before a contract: Miami Pre-Construction Delivery Tracker.Get the sales record

County-record sales alerts — pick a building

Closed sales we can verify from the Miami-Dade record — price, date, and $/sqft when the deed supports it — not an IDX feed.
Optional alert when a new deed posts in a building you care about.
No spam inventory blasts. One building. One record.

Get the sales record
Tell Josh which tower. He’ll send the latest closed sales and set a quiet alert.


Key Takeaways

Pre-construction means you buy before (or while) the tower is built — often from plans and renderings, with deposits staged to construction milestones rather than a single closing day.
A marketed delivery date is a forecast, not a guarantee. On the live delivery record at /new-construction/, 22 of 38 closely tracked South Florida towers had already moved their completion date at least once (as published on that page). Verify the record before you wire a deposit.
Deposits are typically large and illiquid. Miami pre-construction commonly calls for about 30–50% of the purchase price in total deposits, often in a staged ladder. Closing costs are often a further ~1.5–3%. Exact terms are project-specific — read the purchase agreement.
During construction you usually do not pay HOA, property tax, insurance, or mortgage interest the way a finished resale does from day one — but your capital is tied up until delivery.
Before you sign, verify the public record — developer delivery history, construction loan reporting, what the contract allows the developer to change, where deposits are held, and what happens if delivery slips. The project list lives on New Construction.
This site’s angle is the record, not the brochure. The hub offer is county-record closed-sale alerts for a building you name — not IDX inventory blasts.

For the live project list and delivery record, see South Florida New Construction.
Pre-construction FAQ
What is a Miami pre-construction condo?
A pre-construction condo is a unit sold while the project is still planned, permitted, or under construction — before (or sometimes just as) the building is finished. Buyers typically reserve or contract from plans, put down staged deposits, and close when the developer reaches completion / TCO.
How is this Pre-Construction hub different from the New Construction page?
/pre-construction/ is the guidance hub: how to verify delivery dates, what the county record shows, and the county-record sales-alert offer. /new-construction/ is the live pipeline and delivery record. Use both; neither replaces the other.
How much deposit do you need for Miami pre-construction?
Often about 30–50% of the purchase price in total, paid in stages. Closing costs frequently add ~1.5–3%. Your contract controls the exact schedule — do not rely on marketing sheets alone.
How do I check whether a tower’s delivery date is real?
Start with public records and dated reporting — not the sales gallery alone. This site tracks promised-vs-current dates for closely followed towers on /new-construction/. As published there, 22 of 38 of those towers had already slipped at least once.
What should I verify before I sign a pre-construction contract?
At minimum: the developer’s delivered South Florida record; what the agreement lets them change; where your deposit is held and what happens if delivery slips; real ceiling height and view protection; and projected HOA at delivery.
Can foreign buyers purchase Miami pre-construction?
Yes. Non-U.S. buyers are a large part of this market. Deposit schedules, financing, and closing logistics often differ — confirm the project’s requirements and your counsel’s advice before you reserve.
How do I get closed-sale data for a specific building?
Use the hub offer above: tell Josh which tower. He sends closed sales verified from the Miami-Dade record and can set a quiet alert when a new deed posts. Contact Josh · +1 (305) 695-8257 · hello@joshsteinrealtor.com.

Direct line

Ask Josh a question

Tell me the building, the budget and the timeline. You will get an honest read — including when the answer is that you should not buy it.

+1 (305) 695-8257 · hello@joshsteinrealtor.comPhone or WhatsApp · English / Español · Licensed in Florida since 2002

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