June's pre-construction wave ran from $570K to $3.9M, and one tower already delivered
Pagani broke ground, LILLI launched, and Viceroy Brickell handed over keys. The pipeline keeps widening, so the real skill is picking a project that actually delivers.
June was a full snapshot of Miami's new-development machine at every stage at once. Viceroy Brickell, 420 residences across 45 stories with units from 485 to 1,286 square feet, received its TCO in May 2026 and welcomed its first residents. On the launch end, LILLI Miami in Edgewater opened sales with 117 residences from $1.65M and delivery in 2029, and NoBe PARC launched 232 furnished residences from $570,000.
At the top of the market, Pagani Residences broke ground in North Bay Village with 70 residences from $3.9M. And two projects showed how absorption is running mid-cycle: TwentySixth&2nd in Wynwood is 73% presold from $500,000, and 2200 Brickell is 85% presold with a Summer 2026 delivery.
How to pick a project that actually delivers
The pre-construction pipeline keeps widening, and that's the trap. A $570,000 entry and a $3.9M entry are not the same product or the same risk. The real work isn't finding a launch, it's separating the projects that will break ground and finish from the ones that stall after they collect deposits.
My read: I weight two things above the renderings. First, absorption. A tower that's 73% to 85% presold, or one like Viceroy that already delivered, has proven demand and financing behind it. Second, the developer's track record of finishing what they start. A shiny brand at 20% presold with a 2029 delivery is a very different bet than a project nearing groundbreaking with real momentum. Your deposit is tied up either way, so the downside protection is in the fundamentals, not the amenity deck.
- Check absorption before you fall for the finish. High presold percentages signal real demand and lender confidence.
- Vet the developer's completed projects. A finished track record beats a beautiful pitch.
- Match the entry to your risk. A 2029 delivery ties up your deposit far longer than a Summer 2026 handover.
- Read the deposit structure. Know exactly when your money is at risk and what protects it.
- Compare across the pipeline. With entries from $570K to $3.9M, there's no single 'right' project, only the right one for you.
I track every launch, groundbreaking, and delivery across the metro. Let's find a project that fits your timeline and actually gets built.
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