# Aileron Residences: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/aileron-dania
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-10
> 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

Aileron is a 17-storey, 380-residence waterfront tower in Dania Pointe, and the number that decides it is $856 a foot: the $350,000 launch price over its 409 sf studio, against a $343 median for $300K to $500K condos in Dania, Hallandale and Hollywood. Demand is not the risk: that band closes 661 homes a year. Paying two and a half times what it clears at is.

## 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 380 all at once, to the same buyer pool

Closings per year 661 trailing 12 months, 33004, 33009, 33019, same band

Years of supply 0.6 this building alone

Band closes at $343/sf median of real closings, not asks

| Band, 33004, 33009, 33019 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $300K – $500K | 368 | $399,500 | $343 |
| $500K – $800K | 293 | $620,000 | $417 |

**Plenty of buyers, a long way below the ask**

380 units against 661 closings a year in the $300K to $800K bands of 33004, 33009 and 33019 is **0.6 years of supply**, light, because this is the busiest price band on the Broward coast. The launch cohort of January 2024 holds the lowest prices; the developer's floor has since moved from $350,000 to the $500Ks, which is the early-buyer argument working exactly as it should. But the postcode sits at 15.8 months of supply and asks $386 a foot against $336 paid, so the resale stock this building competes with at delivery is negotiable.

## The market it lands in

Everything for sale in 33004, 33009, 33019 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1809 homes listed across 33004, 33009, 33019

Sold, trailing year 1374 recorded closings, every price

Months of supply 15.8 under 6 favours sellers, over 12 favours buyers

Asking vs sold $386/sf asked, against $336/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 33004, 33009, 33019 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf withheld, 3 resales this year

Movement since — across recently delivered buildings

This building asks $856/sf entry residences

Entry vs new stock — below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 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

$702–$856/sf

Launched at $350,000 to $2M (January 2024) · from the $500Ks today per the developer · studios to townhomes, 409 – 2,847 sf

Band closes at $343/sf $300K – $500K, trailing 12 months

Listed here today 0 nothing on the MLS

**New construction at two and a half times the band**

At launch, $350,000 for the 409 sf studio was $856 a foot; at today's floor in the $500Ks the same studio would be over $1,200. The top of the launch range, $2M for 2,847 sf, is $702. Homes at $300K to $500K here close at a median $343 a foot, at $500K to $800K at $417. Only 3 condos built since 2023 resold in these postcodes, too few for a median. So there is no new-stock benchmark yet: the premium over the band is the whole bet, and it is the waterfront and the newness that have to carry it.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 90 N Bryan Rd, Dania Beach FL 33004, pulled 2026-11-10. 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 $500,000 at 4.5% simple, 12 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $50,000 | $50,000 | 12 mo | −$2,250 |
| Second instalment (assumed standard) | 10% | $50,000 | $100,000 | 9 mo | −$1,688 |
| At top-off (assumed standard) | 10% | $50,000 | $150,000 | 6 mo | −$1,125 |
| At closing | 70% | $350,000 | $500,000 | 0 mo | −$0 |
| Committed before closing |  |  | $500,000 |  | −$5,062 |

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 $5,062, 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 409 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $500,000 | −$10,100 |
| Insurance (HO-6), $3.60/sf | −$1,472 |
| Annual carry, before any income | −$11,572 |

**What to secure before you sign**

Three things. The financing: the only loan on record is $12M from 2023, so ask LYND for the construction lender before you commit beyond the first deposit. The price: get the current sheet with interior areas, because the launch list is two years old and the floor has moved. And the rental clause: the policy is not published. The carry uses Miami's 10/10/10/70, about $5,063 on $500,000 over 12 months; one broker page shows 10/20/10/60, which would cost more.

## Delivery risk

| Construction financing | A $12M loan to LYND and Dania Beach Marina Corp closed on 22 November 2023 (Connect CRE; Traded). That is a fraction of a $300.8M sellout and reads as land or early-works money; no full construction loan is reported. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2027 per the sales listings, which also give groundbreaking 2025 and top-off 2026; the developer's site says only that Aileron is rising. 12 months is the model here, not a contract date. |
| Developer | LYND (David Lynd), the San Antonio developer behind large multifamily and condo projects across Texas and Florida, with Dania Beach Marina Corp, the landowner. Kast Construction builds; Nichols Architects designs. |
| Rental policy | Rental policy not published by the developer; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · Aileron Residences

### A waterfront new build, priced as one

The buyers exist: 661 homes a year close in this band. What is unproven is the price, with no new-construction resale in these postcodes to anchor it and a construction loan not on the record.

Buy it as a home or a long hold, at a confirmed price and with the lender named. As an investment against what Dania actually pays, $343 to $417 a foot, the arithmetic is thin.

## 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.

#### After delivery

This building is monthly, not nightly, so Property Management Brickell LLC would run it as mid-term. Different rate, different occupancy, and I will show you that pro forma rather than a nightly one.

## Read next

- [Atlantica At Dania Beach, Dania Beach, Delivered 2024](https://bluebaybrokers.com/buildings/atlantica-dania)
- [Aria Reserve, Edgewater, Delivered 2025–2026](https://bluebaybrokers.com/buildings/aria-reserve)
- [Bentley Residences, Sunny Isles Beach, Delivering 2028](https://bluebaybrokers.com/buildings/bentley-residences)
- [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, Lynd launches sales for Dania Beach condos (Jan 2024)](https://therealdeal.com/miami/2024/01/30/lynd-launches-sales-for-dania-beach-condos)
- [Connect CRE, JV using $12M loan for construction of Dania Beach tower (Nov 2023)](https://www.connectcre.com/stories/jv-using-12m-loan-for-construction-of-dania-beach-tower/)
- [Aileron Residences, developer site (read 10 November 2026)](https://aileronresidences.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-10. 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.