By Josh Stein — Miami real estate sales associate, Florida license SL3057661. Selling Miami luxury property since 2002, with more than $1 billion closed.Alhambra Parc in Coral Gables has 74 residences, not 78 — and the developer’s own website publishes both numbers at the same time. Its July 2026 fact sheet opens with “74 Residences”. A separate landing page on the same domain, modified on 4 September 2026, describes “a curated collection of only 78 luxury residences”.
This is not a gotcha. It is what pre-construction numbers do, and it is the single best argument for never trusting an undated figure about a building that has not been built.
Key Takeaways
- The count is 74. The developer’s fact sheet, the exclusive sales brokerage, the loan arranger and all three June 2026 trade reports agree.
- It was 78 until June 2026 — in the zoning filing, the sales launch, the unveiling, the design announcement and the EB-5 release.
- Three outlets moved to 74 on the same day, alongside the $100 million construction loan. That reads as a real revision, not a transcription error.
- No bedroom mix has been published for the 74-home plan. The 17 one-bedroom, 32 two-bedroom, 27 three-bedroom split still circulating belongs to the superseded scheme.
- Three other figures are also unsettled — the storey count, the interior size range and the commercial area, which differs by roughly six times between sources.
- Nothing has broken ground. The county still records all six folios as vacant commercial land, and no groundbreaking has been reported.
What changed, and when did it change?
Every published figure until June 2026 said 78. Then the construction loan closed, and Florida YIMBY, PROFILEmiami and The Real Deal all reported 74 within the same week. So did Berkadia, which arranged the financing. ONE Sotheby’s International Realty, the exclusive sales brokerage, publishes 74 today.
| Date | What was published | Source |
|---|---|---|
| 18 May 2024 | Plans filed: 8 storeys, 104 ft, 78 units | Florida YIMBY |
| 14 Oct 2024 | $14.5M pre-development loan; project reported fully approved | The Real Deal |
| 10 Feb 2025 | Condominium sales launch, 78 residences | The Real Deal |
| 10 Mar 2025 | Public unveiling, 78 residences | Coral Gables Community Newspapers |
| 5 Sep 2025 | Interior and amenity designers named, 78 | Florida YIMBY |
| 1 Dec 2025 | EB-5 designation, contract phase — still 78 | resident.com |
| early Jun 2026 | $100M construction loan closes — 74 | Florida YIMBY, PROFILEmiami, The Real Deal |
| Jul 2026 | Developer fact sheet published: 74 Residences | alhambraparc.com |
| 4 Sep 2026 | A developer landing page, modified that day, still says 78 | alhambraparc.com/landing-vd/ |
Independent outlets do not converge on the same wrong number in the same week. A revision at the moment construction financing closes is exactly when you would expect a plan to be finalised — a lender underwrites the scheme it is actually funding.
When the primary source disagrees with itself
Ordinarily the rule is simple: the developer’s own site is newer and more specific than the trade press, so it wins. That rule fails here, because the developer’s site carries both figures on two live pages.
The fact sheet, uploaded in July 2026, lists “74 Residences” under building features. A landing page at the same domain — indexed, canonical to itself, and modified the day I read it — markets “only 78 luxury residences”. Marketing pages are rarely rebuilt when a plan changes; a fact sheet is reissued. That is almost certainly what happened, and it is why the newer document beats the newer timestamp.
Why four fewer homes is worth knowing
Losing four residences from an approved envelope usually means the remaining homes got larger. On a fixed floor plate, fewer units means more square feet each, and that is normally good news for a buyer.
But the bedroom mix for the 74-home plan has not been published anywhere. The breakdown in circulation — 17 one-bedroom, 32 two-bedroom, 27 three-bedroom — comes from the May 2024 filing and describes the 78-unit scheme. So the count is settled and the product is not.
If you are looking at a specific line, that matters concretely: ask whether your floor plan survived the revision, what it now measures, and how many of that line remain. Ask for it in writing.
Three more figures that have not settled
Storeys. Eight, in the zoning filing and in coverage from 2024 through 2026. One article in October 2024 said eleven — contradicted before and after by every other source, including later work from the same publication. The developer markets “nine levels”, which is consistent with eight storeys over a base.
Interior sizes. 829 to 2,497 square feet in the 2024 filing; 860 to 2,800 in 2025 coverage; 860 to 3,100 on the sales brokerage’s site today. The bottom of the range is stable and the top has moved by 600 square feet — consistent with a plan that traded unit count for unit size.
Commercial space. The developer describes 3,000 square feet of retail. The trade press describes roughly 18,000 square feet of retail plus 13,000 of office. The 2024 filing says 28,400 square feet of commercial. These cannot be reconciled from anything published, and I have not tried to average them into a number nobody stated.
How to read any pre-construction figure
None of this makes anyone dishonest. Plans change between approval and topping out, and coverage almost never gets revised with them. What it makes is an undated figure useless.
So when you read a number about an unbuilt building, ask three things. When was it published? Is there anything newer that contradicts it? And is the source a document that gets reissued, like a fact sheet or a filing, or a page that merely sits there?
On this project the county record settles what the marketing cannot. The site is six folios, 49,209 square feet, all six titled to one company and all six conveyed by a single deed in June 2022 for $19,250,000. There is no condominium declaration recorded, and every folio is still classified as vacant commercial land. That is the part nobody has to revise.
Verified 4 September 2026alhambraparc.com, ONE Sotheby’s, Miami-Dade County, Florida YIMBY6 sources
Seventy-four. The figure was 78 from the May 2024 zoning filing until June 2026, when Florida YIMBY, PROFILEmiami and The Real Deal all reported 74 alongside the $100 million construction loan, as did the loan arranger Berkadia. The developer’s July 2026 fact sheet and ONE Sotheby’s both say 74. One older landing page on the developer’s own domain still says 78. 33 Alhambra Circle, Coral Gables, Florida 33134. The site covers Lots 1 through 7 of Block 15, Coral Gables Section L — six folios totalling 49,209 square feet, or 1.13 acres. Note that the developer’s July 2026 fact sheet prints the postcode as 33143, which is an error; 33143 is Pinecrest and South Miami. Not as of 4 September 2026. The $100 million construction loan closed in early June 2026 and coverage at the time said work was expected to begin that autumn, but no groundbreaking has been reported by any primary source, and the Miami-Dade roll still classifies all six folios as vacant commercial land. 2028 is the only delivery year in the public record. It was published once, by The Real Deal at the February 2025 sales launch, and has not been restated or revised since. The developer’s own site publishes no delivery date at all. $1.1 million, per the developer’s own site read on 4 September 2026. Residences run one to three bedrooms. ONE Sotheby’s publishes a range of 860 to 3,100 square feet, with terraces from 322 to 1,440 square feet and ceilings of 10 feet, rising to 13 in the two penthouses. MG Developer, led by Alirio Torrealba, with Vertical Developments, led by Fernando de Nuñez y Lugones. Architecture is by Bellin, Pratt & Fuentes; Carlos Guevara is designing the residence interiors and Ray Jimenez the amenity spaces, with landscape by H.L. Martin. Sales are exclusive to ONE Sotheby’s International Realty.Alhambra Parc — frequently asked questions
How many residences will Alhambra Parc have?
Where is Alhambra Parc?
Has Alhambra Parc broken ground?
When will Alhambra Parc be completed?
What do residences at Alhambra Parc start at?
Who is developing Alhambra Parc?
Sources
- alhambraparc.com — the developer’s own site, including the July 2026 fact sheet and the /landing-vd/ page. Both read 4 September 2026.
- ONE Sotheby’s International Realty — 74 residences, 860–3,100 sq ft, 2028 delivery. Read 4 September 2026.
- Miami-Dade County Property Appraiser — folios 03-4108-007-1680, -1681, -1690, -1700, -1710, -1720: ownership, the June 2022 deed, lot areas and 2026 assessments. Pulled 4 September 2026.
- Florida YIMBY — construction loan and the revised residence count, 6 June 2026.
- PROFILEmiami — the same financing, 8 June 2026.
- Coral Gables neighbourhood guide — the wider market this sits in.
Josh Stein · Florida real estate sales associate, license SL3057661 · selling South Florida since 2002 · more than $1 billion closed.
Considering Alhambra Parc, or anything else pre-construction in Coral Gables? Get in touch and I will tell you what the record actually says, with the dates on it.