South Florida Pre-Construction Monthly: The August 2026 Pipeline Report

South Florida’s pre-construction market in August 2026 is really three markets: a Miami core working through elevated resale inventory, a Broward oceanfront corridor in mid-cycle construction, and a Palm Beach County corridor where scarcity still sets the price. This monthly report tracks all three with dated, published figures — and names the delivery dates that moved.

Which submarket has the most active luxury pipeline this month?

Broward’s beachfront leads by project count: at least ten active luxury projects from Fort Lauderdale Beach to Hillsboro Beach and Pompano, including The St. Regis Resort & Residences, Bahia Mar (from $3M, est. 2029), The Ritz-Carlton Residences, Fort Lauderdale (from $2.5M, 83 residences, 2027), Waldorf Astoria Residences Pompano Beach (from $2.5M, 92 residences, 2027) and Ritz-Carlton Residences Pompano Beach (205 residences, 2027) — per developer listings compiled August 2026. West Palm Beach counts seven major towers; see our WPB tracker for the full table.

What do deposit schedules look like right now?

Published deposit structures on the corridor run from the market-standard 20–30% staged through construction to Olara’s 50%-before-closing program (sales materials, August 2026) — the steepest published schedule in the market and, read plainly, a scarcity posture: developers demand more cash when they expect the line to hold. A widening of published incentives (paid HOA years, broker bonuses) would signal the opposite; none of the tracked projects publicly advertises them as of this report.

Which delivery dates moved this month?

Two date discrepancies worth flagging now: Rosewood Residences Hillsboro Beach’s developers state early 2027 following the February top-out (Related/Dezer, 2026), while third-party listing sites still show 2028 — source delivery claims to the developer, dated. Olara’s published window spans Q4 2026 to 2028 across its towers. This section re-checks every tracked project’s stated date each month against our Delivery Calendar and prints any change, old date → new date.

Is Miami’s oversupply spreading north?

The most-cited figure in the market: Miami’s $1M+ condo resale segment was characterized as “frozen” with roughly 16 months of inventory in June (David Siddons Group, June 2026). The northern corridors show the opposite posture in their public signals — Alba Palm Beach in WPB is closing out, The Ritz-Carlton Residences, Palm Beach Gardens reports most floor plans nearly sold out (developer materials, 2026), and Hillsboro Beach carries exactly one active luxury project. Oversupply is a Miami-core resale story, not yet a new-construction corridor story.

What’s the cheapest entry into a branded residence right now?

Sources: developer sales materials and listing directories compiled August 2026. Figures as published; galleries quote current pricing on request.