South Florida Pre-Construction Monthly: October 2026
October’s monthly read on South Florida pre-construction: Mandarin Oriental, Miami breaks ground with more than $1.7B in presales, card entry prices and $/SF by submarket, and the milestones on our New Developments board — every figure dated and attributed.
This edition covers what moved between our September baseline — the Q3 2026 Quarterly and the September pre-construction monthly — and October 13, 2026. Project figures come from our New Developments board and project pages, checked October 13, 2026, plus dated developer announcements and named press reports. Where we could not confirm a figure, we left it out. Prices are building-level “from” figures on our cards, not prices for any residence. Confirm unit pricing and availability with each sales gallery.
October at a glance
Between Oct. 1 and Oct. 13, 2026, the clearest dated move on our board was the groundbreaking of The Residences at Mandarin Oriental, Miami on Brickell Key on Thursday, Oct. 1, with more than $1.7B in presales ahead of construction. Published entry $/SF figures on our New Developments cards did not change between the Oct. 7 check and Oct. 13. No dated developer deposit-schedule change was found for that window. Delivery milestones below are card and project-page statuses as of Oct. 13, 2026.
| Project | Area | From price (card, Oct 13) | $/SF (card, Oct 13) | Status (card, Oct 13) | Est. delivery (card) |
| The Residences at Mandarin Oriental, Miami | Brickell Key | from $4.3M | From ~$2,300/SF | Sales Launched | 2030 |
| Cipriani Residences Miami | Brickell | from $1.6M | From ~$1,400/SF | Sales Launched | 2027 |
| 619 Brickell | Brickell | from $3M | From ~$2,600/SF | Pre-Construction | 2031 |
| The St. Regis Residences, Miami — Brickell | Brickell | from $5M | From ~$2,200/SF | Under Construction | 2027 |
| The Perigon Miami Beach | Mid-Beach | from $12.55M | From ~$3,000/SF | Under Construction | Occupancy summer 2027 (developer) |
| Rivage Bal Harbour | Bal Harbour | from $13.5M | From ~$3,500/SF | Under Construction | 2027 |
| Ocean House Surfside | Surfside | Pricing on request | Not published | Under Construction | 2027 |
| Bentley Residences Sunny Isles Beach | Sunny Isles | from $5.8M | From ~$2,000/SF | Sales Launched | 2028 |
| Jean Georges Miami Tropic Residences | Design District | from $1.1M | From ~$1,100/SF | Sales Launched | 2028 |
| Kempinski Residences Miami Design District | Design District | from $3.7M | From ~$1,700/SF | Sales Launched | 2029 |
| Villa Miami | Edgewater | from $5.8M | From ~$1,800/SF | Sales Launched | 2027 |
| Rosewood Residences | Hillsboro Beach | from $5.95M | From ~$2,200/SF | Near Completion | 2027; first closings anticipated late 2026 |
| The Ritz-Carlton Residences, Fort Lauderdale | Fort Lauderdale | from $2.5M | From ~$1,500/SF | Sales Launched | 2029 |
| The St. Regis Resort & Residences, Bahia Mar | Fort Lauderdale | from $3M | From ~$1,600/SF | (card status blank) | 2030 |
| Pier Sixty-Six Residences | Fort Lauderdale | from $5.9M | Not published | Delivered | Delivered — inventory available |
| The Ritz-Carlton Residences, Pompano Beach | Pompano Beach | Inquire | Not published | Near Completion | Q4 2026 |
| W Pompano Beach Hotel & Residences | Pompano Beach | from $840K | Not published | Pre-Construction | 2029 |
| The Residences at Six Fisher Island | Fisher Island | from $15,000,000 | From ~$4,000/SF | Under Construction | 2026 |
| Mr. C Residences West Palm Beach | West Palm Beach | from $1.4M | From ~$1,100/SF | Sales Launched | 2027 |
| The Ritz-Carlton Residences, West Palm Beach | West Palm Beach | from $3M | From ~$1,600/SF | Under Construction | 2028 |
| Banyan Tree Residences West Palm Beach | West Palm Beach | from $1.8M | From ~$1,200/SF | (card status blank) | 2029 |
| The Residences at Mandarin Oriental, West Palm Beach | West Palm Beach | from $3.9M | From ~$1,800/SF | Sales Launched | Anticipated 2031 (Mandarin Oriental, Feb 26, 2026) |
| The Ritz-Carlton Residences, Palm Beach Gardens | Palm Beach Gardens | from $4.8M | Not published | Final Phase / Near Completion | Q4 2026 (developer fact sheet, Aug 2026) |
| Waldorf Astoria Residences Miami | Downtown Miami | Pricing Upon Request | Not published | Under Construction | 2028 |
Building-level “from” prices and approximate entry $/SF as printed on our New Developments cards, checked Oct. 13, 2026. Entry figures, not averages or closed sales. Confirm any residence with the sales gallery. Faena Residences Miami and Maison d’Or South Flagler are on the board but are excluded from this roundup per house rules.
Launches and new cards
The headline launch event of the month is not a new card — it is a groundbreaking on a project already on the board.
The Residences at Mandarin Oriental, Miami broke ground on Thursday, Oct. 1, 2026, on Brickell Key. Our Oct. 6 report put total presales at more than $1.7 billion ahead of construction. Per our project page (checked Oct. 13, 2026), the campus comprises two towers and 326 residences, with remaining inventory from $4.275M and delivery estimated for 2030; our card rounds the “from” price to $4.3M and prints From ~$2,300/SF. For tower-by-tower context, see our Mandarin Oriental Brickell Key buyer guide and the full story: The Residences at Mandarin Oriental, Miami Logs More Than $1.7B in Presales Ahead of Construction.
| Event | Project | Date and source |
| Groundbreaking | The Residences at Mandarin Oriental, Miami (Brickell Key) | Thursday, Oct. 1, 2026; our Oct. 6 report |
| Presales of more than $1.7B ahead of construction | The Residences at Mandarin Oriental, Miami | As of Oct. 2026; our Oct. 6 report |
| New cards added to the board Oct. 1–13 | None confirmed | Oct. 13, 2026; our New Developments board |
No other dated developer launch of a new South Florida tower onto our board was confirmed between Oct. 1 and Oct. 13, 2026. Cards that already carried a Sales Launched or Pre-Construction tag remain listed in the glance table above; those tags are card statuses, not new launch announcements.
Status changes
Construction and delivery statuses below are taken from our cards and project pages as of Oct. 13, 2026. Card corrections are not treated as market moves. Where a developer announcement is available, it is named.
| Project | Status note | As of / source |
| The Residences at Mandarin Oriental, Miami | Broke ground; card still Sales Launched; est. delivery 2030 | Groundbreaking Oct. 1, 2026 (our Oct. 6 report); card checked Oct. 13 |
| Pier Sixty-Six Residences | Delivered — inventory available | Card, Oct. 13, 2026 |
| The Ritz-Carlton Residences, Pompano Beach | Near Completion; est. delivery Q4 2026 | Card, Oct. 13, 2026 |
| The Ritz-Carlton Residences, Palm Beach Gardens | Final Phase / Near Completion; est. completion Q4 2026 | Card (developer fact sheet, Aug. 2026), Oct. 13 |
| Rosewood Residences | Near Completion; est. 2027; first closings anticipated late 2026 | Card, Oct. 13, 2026 |
| Ocean House Surfside | Under Construction; est. 2027 | Card, Oct. 13, 2026 |
| Rivage Bal Harbour | Under Construction; est. 2027 | Card, Oct. 13, 2026 |
| The St. Regis Residences, Miami — Brickell | Under Construction; est. 2027 | Card, Oct. 13, 2026 |
| Waldorf Astoria Residences Miami | Under Construction; est. 2028 | Card, Oct. 13, 2026 |
| The Perigon Miami Beach | Under Construction; occupancy summer 2027 (developer) | Card, Oct. 13, 2026 |
Comparing the Oct. 7 rebuild check with Oct. 13, we found no dated developer announcement that moved a project’s published delivery year or completion tag on our cards. Status lines that were already Near Completion, Delivered or Under Construction on Oct. 7 remain in those buckets on Oct. 13 unless noted above.
Suits buyers who are timing a reservation around a published delivery year and need the current card status in writing before they compare deposit schedules.
Pricing per $/SF where published
Approximate entry price per square foot on our New Developments cards, grouped by submarket. These are developer-based entry figures printed on the cards (“From ~$X/SF”), checked Oct. 13, 2026 — not closed-sale averages. Comparing the same cards on Oct. 7 and Oct. 13, none of the published entry $/SF figures in this table changed.
| Submarket | Card entry $/SF by project (Oct. 13, 2026) | Oct. 7 → Oct. 13 |
| Design District / Edgewater | Jean-Georges Miami Tropic ~$1,100; Kempinski Design District ~$1,700; Villa Miami (Edgewater) ~$1,800 | No change on our cards |
| Brickell / Brickell Key | Cipriani Residences ~$1,400; St. Regis Brickell ~$2,200; Mandarin Oriental, Miami ~$2,300; 619 Brickell ~$2,600 | No change on our cards |
| Miami Beach / Bal Harbour / Surfside | Ritz-Carlton South Beach ~$2,800; The Perigon ~$3,000; Rivage Bal Harbour ~$3,500 (Ocean House Surfside: not published) | No change on our cards |
| Sunny Isles Beach | Bentley Residences ~$2,000; St. Regis Sunny Isles ~$2,000 | No change on our cards |
| Fort Lauderdale / Hillsboro | Ritz-Carlton Fort Lauderdale ~$1,500; St. Regis Bahia Mar ~$1,600; Rosewood Residences ~$2,200 | No change on our cards |
| West Palm Beach | Mr. C ~$1,100; Banyan Tree ~$1,200; Ritz-Carlton West Palm Beach ~$1,600; Mandarin Oriental, West Palm Beach ~$1,800 | No change on our cards |
| Fisher Island | The Residences at Six Fisher Island ~$4,000 | No change on our cards |
Building-level “from” prices that sit beside those $/SF lines are also card figures. Examples checked Oct. 13: Cipriani from $1.6M; Mandarin Oriental, Miami from $4.3M on the card (project page remaining inventory from $4.275M); 619 Brickell from $3M; The Perigon from $12.55M; Rosewood from $5.95M; Mr. C from $1.4M; Six Fisher Island from $15,000,000. Projects whose cards print “Pricing on request,” “Pricing Upon Request,” or “Inquire” are listed that way in the glance table and are not given a fabricated entry price.
County-level September sales data for velocity or months of supply is outside this card-based roundup. For dated closings of $3,000,000 and above in Miami-Dade and Palm Beach counties, see our HR Market Report for September 2026 and the broader market reports index. The Q3 2026 Quarterly remains the place for full-quarter county figures once they are released.
Deposit structures
We found no dated developer announcement of a deposit-schedule change between Oct. 1 and Oct. 13, 2026, after checking our cards, project pages and the dated developer materials we already cite in related October stories. Deposit schedules and incentives vary by building and by release, and they can change without a public announcement. Get the current schedule in writing before you reserve, and have a Florida attorney review the purchase agreement and its exhibits.
A practical reading list for the document review sits in our due diligence checklist. Association budgets and how they are built are covered in our HOA fees guide. Neither guide invents a “standard” South Florida deposit percentage; both treat the schedule as a project-specific exhibit.
Suits buyers who will not rely on a brochure percentage and who want the deposit calendar, escrow terms and any incentive in the same written package as the price sheet.
What to watch in November
Three questions frame the next monthly check against the same board:
- Do September and full-quarter county sales reports, once released, change how new-construction-heavy submarkets look beside our card prices?
- Do any developers publish a deposit-schedule or incentive change on a new release that we can date and attribute?
- Which projects on our board move from Sales Launched or Pre-Construction to a dated groundbreaking, or from Near Completion into delivered inventory, before year-end?
November’s edition will re-check every $/SF and status line in the glance table against the live cards, keep the Mandarin Oriental, Miami groundbreaking in the timeline, and fold in any dated developer announcement that appears after Oct. 13. Until then, the September monthly and the Q3 2026 Quarterly remain the prior checkpoints, and the full roster stays on our New Developments board.
FAQ: South Florida pre-construction, October 2026
What happened in South Florida pre-construction in early October 2026?
The Residences at Mandarin Oriental, Miami on Brickell Key has more than $1.7B in presales ahead of construction and broke ground on Thursday, Oct. 1, 2026. Per our project page, checked Oct. 13, the two-tower campus comprises 326 residences, with remaining inventory from $4.275M and delivery currently estimated for 2030.
Did entry prices per square foot change on our cards in October?
No. Comparing our New Developments cards on Oct. 7 and Oct. 13, 2026, none of the published entry price-per-square-foot figures in this report changed. These are approximate developer-based entry figures, not closed-sale averages, and individual releases can still move, so confirm current price sheets with the sales gallery before reserving any residence.
Which projects are closest to delivery?
As of Oct. 13, 2026, our cards list Pier Sixty-Six Residences as delivered, The Ritz-Carlton Residences, Pompano Beach and The Ritz-Carlton Residences, Palm Beach Gardens at Q4 2026, and Rosewood Residences at 2027 with first closings anticipated late 2026. Ocean House Surfside remains under construction with delivery estimated for 2027.
Did any developer announce a deposit change in October?
We found no dated developer announcement of a deposit-schedule change between Oct. 1 and Oct. 13, 2026. Deposit schedules differ by building and by release, and they can change without a public announcement, so ask for the current schedule in writing for any building you are considering before you sign a reservation.
How is this report compiled?
Project figures come from our New Developments cards and project pages, checked Oct. 13, 2026, plus dated developer announcements and named reports, each attributed in the text. We leave out any figure we cannot confirm, and where two sources disagree we omit the number rather than choose one. Card corrections are not treated as market moves.