South Florida New Construction Scorecard 2026: Strong, Selective, Caution
South Florida’s new-construction market is a pipeline, not a single tower story. The New Developments index currently tracks dozens of projects from Miami to Palm Beach — with status tags, starting-from pricing bands, residence counts, and estimated delivery years sitting in plain sight on each card. Buyers who skip that board and buy the loudest sales gallery take delivery risk they never priced into the deposit.
This scorecard steals a LuxLife-style Best/Worst shape — transparent tiers, one-line reasons, no brochure fog — and applies it to Haute’s own ND roster. Strong / Selective / Caution grades fundamentals and delivery risk from card fields: status, density, delivery year, and the short blurb Haute already publishes. It is not an absorption contest and it does not invent rankings.
See also (navigation only — do not treat as scorecard inputs unless Editor expands sources): Haute 20™ for demand/attention heat; /market-reports/ for closings context; Building Index™ to cross-check delivered comps when a new-dev calendar is the blocker.
At a glance
- 37 projects scored from the live ND index (10 Strong · 15 Selective · 12 Caution).
- Strong — Delivered, Near Completion, Topped Out, or Under Construction with a nearer delivery year and coherent card thesis.
- Selective — Credible ND card with a visible trade-off: higher density, later delivery, Sales Launched without advanced status, or a long branded runway.
- Caution — Pre-Construction, TBA delivery, or 2029–2031 runways where keys are not yet an underwritable schedule on the card.
- Soft closes: HL Real Estate Group
/request-info/?project=only (pipeline 9). Primary CTAs: Mandarin Brickell Key, St. Regis Brickell, Four Seasons Coconut Grove.
Methodology: Strong / Selective / Caution
Every non-Mandarin “Why” below is derivable from ND card fields (name, corridor, status tags, From $ / pricing-on-request, residence count, est. delivery, short blurb). Mandarin’s featured section may use additional facts from its project page. We do not invent sold percentages, inventory counts, traffic, lead counts, or independent rankings. If a diligence point is not on ND (or Mandarin’s page for Mandarin), it is omitted or marked [verify].
- Status on the card — Delivered / Near Completion / Topped Out outranks Under Construction, which outranks Sales Launched, which outranks Pre-Construction.
- Delivery year — Nearer estimated delivery reduces schedule risk; TBA or 2030+ raises it.
- Density — Residence count on the card (boutique vs 300–400+ homes changes living experience and comps).
- Card blurb / flags — Branded, waterfront, and one-line product thesis (e.g., “last beachfront site,” “first standalone Cipriani,” “two-tower campus”) — never brochure padding we invent.
Strong / Selective / Caution is editorial diligence language for this scorecard. It is not a substitute for the live price sheet — always request current pricing and floor plans through HL.
Full ND roster scorecard — Sep/Oct 2026
ItemList-ready. Sorted Strong → Selective → Caution. Links go to the ND card destination hubs.
| Project | Corridor | Tier | Why (ND card fields only) | ND project link |
|---|---|---|---|---|
| Pier Sixty-Six Residences | Fort Lauderdale · Intracoastal / 17th Street | Strong | ND card: Delivered · Move-In Ready with inventory available — schedule risk is effectively behind the buyer | Pier Sixty-Six Residences |
| The Ritz-Carlton Residences, Palm Beach Gardens | Palm Beach Gardens | Strong | ND card: Near Completion · branded waterfront · nearest delivery year on the board (2026) | The Ritz-Carlton Residences |
| Four Seasons Private Residences Coconut Grove | Coconut Grove · Miami | Strong | ND card: Sales Launched · branded waterfront · boutique 70 · 2027 | Four Seasons Private Residences Coconut Grove |
| Ocean House Surfside | Surfside | Strong | ND card: Topped Out · boutique 25 residences · 2027 delivery | Ocean House Surfside |
| Rivage Bal Harbour | Bal Harbour | Strong | ND card: Under Construction · last Bal Harbour beachfront site · 56 homes · 2027 | Rivage Bal Harbour |
| Rosewood Residences | Hillsboro Mile · Hillsboro Beach | Strong | ND card: Near Completion · branded waterfront · 70 residences · 2027 | Rosewood Residences |
| South Flagler House | South Flagler / Intracoastal · West Palm Beach | Strong | ND card: Under Construction · 108 residences · 2027 · sponsor/architect named on card | South Flagler House |
| The Perigon Miami Beach | Mid-Beach · Miami Beach | Strong | ND card: 73 oceanfront residences · 2027 · OMA named on card | The Perigon Miami Beach |
| The St. Regis Residences, Miami — Brickell | Brickell · Miami | Strong | ND card: Under Construction · branded waterfront · 152 residences · 2027 | The St. Regis Residences |
| Villa Miami | Edgewater · Miami | Strong | ND card: 72 residences · from $5.8M · est. delivery 2027 | Villa Miami |
| The Residences at Six Fisher Island | Fisher Island · Miami Beach | Selective | ND card: Pre-Construction · 50 residences · 2026 delivery — early status vs near delivery year | The Residences at Six Fisher Island |
| Cipriani Residences Miami | Brickell · Miami | Selective | ND card: Sales Launched · 397 residences — high density is the selective flag despite 2027 delivery | Cipriani Residences Miami |
| Mr. C Residences West Palm Beach | Downtown West Palm Beach | Selective | ND card: Sales Launched · 146 residences · 2027 — compare within crowded WPB branded set on the same index | Mr. C Residences West Palm Beach |
| Waldorf Astoria Residences Miami | Downtown Miami | Selective | ND card: Under Construction · 360 residences · 100-story supertall · pricing upon request | Waldorf Astoria Residences Miami |
| Bentley Residences Sunny Isles Beach | Sunny Isles Beach | Selective | ND card: Sales Launched · 216 residences · 63 stories · 2028 | Bentley Residences Sunny Isles Beach |
| Maison d’Or South Flagler | South Flagler · West Palm Beach | Selective | ND card: 39 residences · 2028 · pricing on request band | Maison d’Or South Flagler |
| Olara | North Flagler · West Palm Beach | Selective | ND card: Sales Launched · 275 residences · 2028 — volume is the selective flag | Olara |
| THE WELL Coconut Grove | Coconut Grove · Miami | Selective | ND card: Sales Launched · 194 residences · 2028 · wellness-branded (not hotel-operated) on card copy | THE WELL Coconut Grove |
| The Residences at 1428 Brickell | Brickell · Miami | Selective | ND card: Under Construction · 189 residences · 2028 | The Residences at 1428 Brickell |
| The Ritz-Carlton Residences, South Beach | South Beach · Miami Beach | Selective | ND card: Pre-Construction · boutique 30 · 2028 — scarcity vs early status | The Ritz-Carlton Residences |
| The Ritz-Carlton Residences, West Palm Beach | Northwood · West Palm Beach | Selective | ND card: Under Construction · branded · 138 residences · 2028 · Rockwell Group on card | The Ritz-Carlton Residences |
| The Shore Club Private Collection | South Beach · Miami Beach | Selective | ND card: Sales Launched · 49 homes · 2028 · RAMSA + Auberge named on card; pricing marked reported | The Shore Club Private Collection |
| The St. Regis Residences, Sunny Isles Beach | Sunny Isles Beach | Selective | ND card: Sales Launched · branded waterfront · 174 residences · 2028 | The St. Regis Residences |
| The Residences at Mandarin Oriental, Miami | Brickell Key · Miami | Selective | ND card: 326 residences · 2030 delivery. Mandarin page: island scarcity + hotel campus substance — calendar is the trade-off (see deep dive) | The Residences at Mandarin Oriental |
| Jean Georges Miami Tropic Residences | Miami Design District | Selective | ND card: Sales Launched · 329 residences · 2028 — high density without advanced construction status on card (same selective pattern as other high-count Sales Launched peers) | Jean Georges Miami Tropic Residences |
| Banyan Tree Residences West Palm Beach | Downtown West Palm Beach | Caution | ND card: 88 residences · 2029 delivery | Banyan Tree Residences West Palm Beach |
| Edgeworth | South Flagler / Downtown Waterfront · West Palm Beach | Caution | ND card: Pre-Construction · 190 residences · 2029 | Edgeworth |
| Faena Residences Miami | Miami River | Caution | ND card: Sales Launched · 406 residences · 2029 — density + later year | Faena Residences Miami |
| Kempinski Residences Miami Design District | Design District · Miami | Caution | ND card: Sales Launched · 132 residences · 2029 | Kempinski Residences Miami Design District |
| The Ritz-Carlton Residences, Fort Lauderdale | Bayshore Drive · Fort Lauderdale | Caution | ND card: Sales Launched · 83 residences · 2029 | The Ritz-Carlton Residences |
| The Residences at Mandarin Oriental, West Palm Beach | North Flagler · West Palm Beach | Caution | ND card: Sales Launched · 87 residences · 2030 delivery runway | The Residences at Mandarin Oriental |
| The St. Regis Resort & Residences, Bahia Mar | Bahia Mar · Fort Lauderdale | Caution | ND card: 239 residences · 2030 delivery · resort+residences masterplan scale on blurb | The St. Regis Resort & Residences |
| 619 Brickell | Brickell · Miami | Caution | ND card: 296 residences · 2031 delivery — longest Brickell runway on the index | 619 Brickell |
| Delano Residences & Hotel Miami | Downtown Miami | Caution | ND card: Pre-Construction · 421 residences · 2031 | Delano Residences & Hotel Miami |
| Fouquet’s Hotel & Residences Miami Design District | Miami Design District | Caution | ND card: Sales Launched · TBA delivery · Chipperfield on card | Fouquet’s Hotel & Residences Miami Design District |
| Pagani Residences | North Bay Village · Miami | Caution | ND card: Pre-Construction · TBA delivery | Pagani Residences |
| Continuum Club & Residences | North Bay Village | Caution | ND card: Pre-Construction · 236 residences · no firm delivery year on card | Continuum Club & Residences |
Featured deep dive: Mandarin Oriental, Miami (Selective)
Facts in this section are from the Mandarin Residences project page and the matching ND card.
The Residences at Mandarin Oriental, Miami is a two-tower branded residential campus on Brickell Key — Mandarin Oriental’s flagship residential expression in the Americas, developed by Swire Properties with Mandarin Oriental Hotel Group as hospitality operator, architecture by Kohn Pedersen Fox (KPF), and interiors by Laura Gonzalez (North Tower) and Tristan Auer (South Tower).
ND card baseline: Sales Launched · Branded · Waterfront · From $4.3M · 326 residences · Est. delivery 2030 · ~$2,300/SF.
Project-page depth (Mandarin page only):
– Site thesis: Brickell Key is framed as Miami’s only private residential island off Brickell — last developable site; after this campus, no land left to build on the island.
– Towers: North Tower — 98 residences above the new Mandarin Oriental hotel, from $4.275M; South Tower — 228 residences, 66 stories, from $6.95M, with duplex penthouses exceeding 7,800 SF.
– Campus: Shared ~80,000 SF amenity podium; on-campus hotel flagship (hotel-integrated service model, not license-only nameplate).
– Delivery: Estimated 2030 — the longest runway among the Brickell-orbit peers listed on the same Mandarin comparison table (St. Regis Brickell and Villa Miami show earlier estimated deliveries on that table).
– Buyer fit (page language): Privacy-driven waterfront buyers who want island geography and hotel-flagship service; test the single bridge at rush hour if commuting daily.
Why Selective, not Strong: Island scarcity and hotel-campus substance are Strong inputs. The 2030 estimated delivery on both the ND card and the Mandarin page is the binding trade-off. Score the brand and the site high; underwrite the calendar honestly.
Request Pricing & Floor Plans — Mandarin Oriental, Miami
How to read the board by corridor
Miami-Dade
Brickell’s ND set spans St. Regis Brickell (Under Construction, 152, from $5M, 2027), Cipriani (Sales Launched, 397, from $1.6M, 2027), 1428 Brickell (Under Construction, 189, 2028), and 619 Brickell / Nobu (296, 2031). Adjacent Brickell Key’s Mandarin campus carries the 2030 Selective runway above. Coconut Grove splits boutique Four Seasons (70, 2027, Strong) from higher-count THE WELL (194, 2028, Selective). Bal Harbour’s Rivage card states the last beachfront site (56, Under Construction, 2027). Sunny Isles pairs Bentley and St. Regis Sunny Isles as 2028 Sales Launched branded plays.
Broward
Rosewood Hillsboro Beach is Near Completion / 2027 / 70 — Strong. Pier Sixty-Six is Delivered with inventory available — Strong for buyers who want keys now. Bahia Mar’s St. Regis resort-and-residences card shows 2030 / 239 — Caution on calendar length. Ritz-Carlton Fort Lauderdale sits at 2029 on the card.
Palm Beach County
Nearest delivery on the board: Ritz-Carlton Palm Beach Gardens (Near Completion, 2026). South Flagler House is Under Construction / 2027. Longer Flagler / downtown runways (Mandarin Oriental West Palm Beach 2030, Banyan Tree 2029, Edgeworth Pre-Construction 2029, Olara 275 homes / 2028) score Selective or Caution from those card fields alone.
When a new-dev calendar is the problem, cross-check the Building Index™ for delivered inventory in the same lifestyle lane — without forcing a pre-construction outcome.
FAQ
What is Strong / Selective / Caution?
An editorial delivery-risk scorecard built from Haute’s New Developments card fields (status, pricing band, residence count, delivery year, blurb). Strong means more underwritable on those fields; Caution means schedule or early-status risk still dominates.
How is this different from the Haute 20?
Haute 20 is a demand/attention ranking — see also /the-haute-20/. This article does not reprint that ranking or quote its positions. Use both: attention heat in one place, delivery-risk tiers here.
Does Strong mean “buy this week”?
No. Strong means the ND card looks more underwritable on status and calendar than Caution peers. Live deposits, line selection, and personal timing still decide the contract — request the sheet via /request-info/?project=.
Why is Mandarin Oriental Brickell Key Selective?
Because the ND card and Mandarin project page both publish an estimated 2030 delivery on a 326-residence two-tower campus. Hotel-campus substance and island scarcity are real; the calendar is the trade-off.
How often does this scorecard refresh?
Sep/Oct 2026 frame; refresh when ND cards move (status, delivery year, or pricing band changes on the live index).
Where do I get current pricing and floor plans?
HL Real Estate Group only, through project-scoped request forms — including the opening, middle, and closing CTAs on this page (Mandarin Brickell Key, St. Regis Brickell, Four Seasons Coconut Grove).
Comparing Brickell Key island privacy, Brickell marina living, and Grove-scale branded service? Request the three live sheets side by side, then decide which ND-card tier matches your timeline — Strong keys, Selective trade-offs, or Caution calendars you are willing to underwrite.