# 72 Carlyle: preconstruction prices, deposits, rental rules

> Source: https://bluebaybrokers.com/buildings/72-carlyle
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-30
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

72 Carlyle is Lefferts' third North Beach tower, 134 residences on 20 storeys beside 72 Park, and the number that decides it is about $1,430 a foot: the $1.1 million floor over the 770 sf smallest plan, level with the $1,503 and $1,590 that two 72 Park units closed at since July. Same developer, same block, a price list that has already come down from $1.8 million.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 134 all at once, to the same buyer pool

Closings per year 125 trailing 12 months, 33141, same band

Years of supply 1.1 this building alone

Band closes at $827/sf median of real closings, not asks

| Band, 33141 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $1M – $2M | 64 | $1,325,000 | $827 |
| $2M – $4M | 33 | $2,625,000 | $1,062 |
| $4M – $10M | 28 | $5,900,000 | $1,616 |

**A deep postcode, a thin top end**

33141 closed 124 homes between $1 million and $10 million in the last twelve months, so 134 residences are about a year of that flow. Condos alone were 57 of them, which makes it 2.4 years, and only five of those closings were in buildings finished after 2015: 72 Park, Monaco Yacht Club, Peloro and two at L'Atelier. Above $4 million, 24 of 28 closings were houses. The block also delivers Palma's 121 units in late 2027, 7200 Collins' 222 and NoBe Parc's 232, so the large plans compete with a lot of new stock. The postcode holds 12.9 months of supply.

## The market it lands in

Everything for sale in 33141 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 552 homes listed across 33141

Sold, trailing year 514 recorded closings, every price

Months of supply 12.9 under 6 favours sellers, over 12 favours buyers

Asking vs sold $509/sf asked, against $439/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33141 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,845/sf median of 11 closings this year

Movement since — across recently delivered buildings

This building asks $1,429/sf entry residences

Entry vs new stock -23% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 11 | $1,845 |
| 2026 | 3 | withheld, 3 sales |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking

$1,429–$1,593/sf

From $1.1M (price list, Aug 2026) to $10M · 770 – 6,276 sf · launched at $1.8M – $10M

Band closes at $827/sf $1M – $2M, trailing 12 months

Listed here today 0 nothing on the MLS

**Entry at 72 Park's resale level, not its sell-out**

The $1,845 in the card above is not a resale figure: eleven of those closings are 72 Park's own developer sell-out in spring 2025, so the -23% compares a price list with a price list. Lefferts launched 72 Carlyle at $1.8 million to $10 million in September 2025; by August 2026 The Real Deal cited a list from $1.1 million. Over the 770 sf smallest plan that is about $1,430 a foot, against $1,503 (#1702, October) and $1,590 (#1413, July) for 72 Park's MLS closings this year, and $1,011 to $1,471 for its three recorded resales on County area. The $10 million, 6,276 sf three-bedroom is $1,594 a foot; L'Atelier, on the sand at 69th Street, closed at $1,828 to $1,875.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 600 72nd St, Miami Beach FL 33141, pulled 2026-10-30. The building is being sold off-market by the developer's own sales team, which is normal at this stage and has one consequence worth stating: there is no independent asking price to check the developer's price list against, so every size and price on this page comes from the developer or the trade press rather than from a transaction. It is also why this page carries no photograph: the MLS licence that lets us display a listing's images does not extend to a render off a brochure.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $1,100,000 at 4.5% simple, 26 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $110,000 | $110,000 | 26 mo | −$10,725 |
| At groundbreaking | 10% | $110,000 | $220,000 | 22 mo | −$9,075 |
| At top-off | 10% | $110,000 | $330,000 | 10 mo | −$4,125 |
| At closing (late 2028) | 70% | $770,000 | $1,100,000 | 0 mo | −$0 |
| Committed before closing |  |  | $1,100,000 |  | −$23,925 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $23,925, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 770 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $1,100,000 | −$22,220 |
| Insurance (HO-6), $3.60/sf | −$2,772 |
| Annual carry, before any income | −$24,992 |

**What to get before you sign**

No construction loan has been reported and no groundbreaking is dated; Florida YIMBY reported construction had not started in September 2025, and the target is now late 2028. With no published schedule, the carry above assumes the Miami standard 10/10/10/70: about $330,000 on the $1.1 million entry unit sits idle for up to two years. 72 Park is marketed as short-term-rental friendly; 72 Carlyle is not, so get the rental clause of the draft declaration, the schedule and the lender in writing.

## Delivery risk

| Construction financing | No construction loan reported as of October 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | Late 2028, per The Real Deal (August 2026). No groundbreaking dated; Florida YIMBY reported construction not started in September 2025. |
| Developer | Lefferts, founded by Mendy Chudaitov, developer of 72 Park next door (206 units, closings from March 2025) and Palma Miami Beach. Sales by Douglas Elliman's Eklund Gomes team. |
| Rental policy | Rental policy not published: unlike 72 Park next door, The Real Deal does not describe 72 Carlyle as short-term-rental friendly; recorded declaration not yet filed |

## Recommendation

BlueBay Brokers · 72 Carlyle

### The entry plans, from a developer who delivers

Lefferts finished 72 Park and closed it, which is the strongest thing a North Beach buyer can know about a developer. Entry plans near $1,430 a foot price in line with that building's resales, with Piero Lissoni interiors and 45,000 sf of amenities on top.

Buy the one- and two-bedrooms near the floor once the loan closes, not the large plans: at $1,594 a foot they ask oceanfront money five blocks inland. Get the rental clause before the deposit.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [7200 Collins, North Beach, Delivering 2027](https://bluebaybrokers.com/buildings/7200-collins)
- [Ella Miami Beach, North Beach, Delivering 2027](https://bluebaybrokers.com/buildings/ella-miami-beach)
- [NoBe PARC, North Beach, Delivering late 2028](https://bluebaybrokers.com/buildings/nobe-parc)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, Lefferts kicks off sales for 72 Carlyle, its third North Beach condo project (Sep 2025)](https://therealdeal.com/miami/2025/09/17/lefferts-kicks-off-sales-for-third-north-beach-condo-project/)
- [The Real Deal, Map: North Beach's development pipeline (Aug 2026, from $1.1M, late 2028)](https://therealdeal.com/miami/2026/08/18/map-residential-development-booming-in-miamis-north-beach/)
- [Florida YIMBY, 72 Carlyle to comprise 134 luxury homes (Sep 2025, sizes)](https://floridayimby.com/2025/09/72-carlyle-to-comprise-134-luxury-homes-at-7130-carlyle-ave-and-600-72nd-street-miami-beach-florida.html)
- [South Florida Agent Magazine, development roundup (Oct 2025, 250 feet, $1.8M to $10M)](https://southfloridaagentmagazine.com/2025/10/20/development-miami-broward-palm-beach/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-30. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.