# Atelier Residences Miami: prices and deposits

> Source: https://bluebaybrokers.com/buildings/atelier-residences
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-14
> Contact: Carolina Peña, broker, new developments, English or Spanish: WhatsApp or phone +1 786 326 8778, carolina@bluebaybrokers.com. Study written by Steve Gabison, broker.
> 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

Atelier Residences Miami is a 146-unit furnished, rental-friendly building on Coral Way whose entry studio asks $1,111 a foot, about 20 percent above the $923 that the closest delivered product, Smart Brickell, closed at in 2026. What the premium buys is a new building, a developer rental programme and the lowest ticket near Brickell: a studio from $400,000. That ticket is the case for it. The per-foot premium is what to negotiate.

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

Closings per year 466 trailing 12 months, 33145, 33130, same band

Years of supply 0.3 this building alone

Band closes at $493/sf median of real closings, not asks

| Band, 33145, 33130 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $350K – $650K | 225 | $485,000 | $493 |
| $650K – $2M | 241 | $883,000 | $629 |

**A third of a year of supply, mostly studios**

146 residences against 466 closings a year across the two bands this building sells into, in 33145 and 33130: about a third of a year of supply, so the building does not flood its own market. The constraint is the stack rather than the count. Most of the 146 are studios (118, per the developer's current mix as republished in October 2026), against 225 closings a year in the $350,000 to $650,000 band, and on delivery those studios resell against each other. The wider market holds 14.2 months of supply, which favours buyers. Go early for the floor and the view, and plan the exit inside a building where most of your competitors are identical.

## The market it lands in

Everything for sale in 33145, 33130 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 668 homes listed across 33145, 33130

Sold, trailing year 566 recorded closings, every price

Months of supply 14.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $613/sf asked, against $534/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 33145, 33130 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,027/sf median of 6 closings in 2025

Movement since — across recently delivered buildings

This building asks $1,111/sf entry residences

Entry vs new stock +8% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 1 | withheld, 1 sale |
| 2025 | 6 | $1,027 |
| 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 $1,111–$1,333/sf $400K – $2M · 360 – 1,500 sf · 146 residences, mostly studios

Band closes at $493/sf $350K – $650K, trailing 12 months

Listed here today 1 median $1,233/sf

**Priced against Smart Brickell, not the postcode**

The entry studio asks $1,111 a foot ($400,000 for 360 sf); the top villas $1,333. Homes closing in the $350,000 to $650,000 band across 33145 and 33130 median $493 a foot, but that band is mostly older stock with no rental rights, so it understates the product. The fair comparison is Smart Brickell at 229 and 239 SW 9th St, delivered 2023 and run for daily rental: two MLS closings in 2026 at $923 and $902 a foot, including a 466 sf studio at $430,000. Atelier asks 20 to 23 percent more per foot for a smaller, newer unit at about the same ticket. The one villa on the MLS, TH-3, asks $1,850,000 for 1,500 sf, $1,233 a foot.

## On the MLS today

1 listing at this address is Active right now, pulled 2026-11-14. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [TH-3](https://bluebaybrokers.com/listing?mls=A12086964) | 3/4 | 1,500 sf | $1,850,000 | $1,233 | $2,475 | 64 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 17 photographs carried on MLS listing A12086964 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## 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 $400,000 at 4.5% simple, 24 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $40,000 | $40,000 | 24 mo | −$3,600 |
| At groundbreaking | 10% | $40,000 | $80,000 | 24 mo | −$3,600 |
| At top-off | 10% | $40,000 | $120,000 | 12 mo | −$1,800 |
| At closing | 70% | $280,000 | $400,000 | 0 mo | −$0 |
| Committed before closing |  |  | $400,000 |  | −$9,000 |

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 $9,000, 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 360 sf.

| HOA at $1.65/sf/month | −$7,128 |
|---|---|
| Property tax at 2.02% of $400,000 | −$8,080 |
| Insurance (HO-6), $3.60/sf | −$1,296 |
| Annual carry, before any income | −$16,504 |

**What to secure before you sign**

Three documents, all ordinary broker requests. The deposit schedule: BLDG Ventures has not published one, so the carry above assumes the Miami standard 10/10/10/70 over 24 months to a 2028 delivery. The rental terms: the building is marketed as short-term-rental friendly with a managed programme, but no minimum stay and no owner split are published, and the Declaration that would bind them does not exist yet. And the financing: no construction loan has been reported. HOA is modelled at $1.65 a foot a month, the figure on listing TH-3, and should be replaced by the developer's budget.

## Delivery risk

| Construction financing | None reported. No construction loan for Atelier appears in The Real Deal or the trade press as of November 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2028 per the developer's MLS listing (year built). The Real Deal's November 2024 announcement targeted groundbreaking in 2025 and completion in 2027. |
| Developer | BLDG Ventures, led by architect René Bello, founded 2020. Interiors by Pfeifer Haus. Projected sellout $80M (The Real Deal, November 2024). |
| Rental policy | Marketed as short-term-rental friendly: The Real Deal (November 2024) reports it as such from the developer's release, and the developer's MLS listing remarks (read 14 November 2026) describe flexible short-term rental options with hotel-style management. Minimum stay not published. Recorded Declaration does not exist yet. |

## Recommendation

BlueBay Brokers · Atelier Residences Miami

### Own a studio, priced against Smart Brickell

A real product at a rare ticket: a new, furnished, rental-friendly studio near Brickell from $400,000, in a building small enough against its market, a third of a year of supply, not to swamp its own resale. That is the case for owning one.

Negotiate the per-foot premium, about a fifth over Smart Brickell's 2026 closings, and get three things before signing: the deposit schedule, the rental programme terms with any minimum stay, and proof of construction financing. Buy early, high in the stack.

## Questions buyers ask

### Does Atelier Residences Miami allow short-term rentals such as Airbnb?

Marketed as short-term-rental friendly: The Real Deal (November 2024) reports it as such from the developer's release, and the developer's MLS listing remarks (read 14 November 2026) describe flexible short-term rental options with hotel-style management. Minimum stay not published. Recorded Declaration does not exist yet. Rental rules are routinely amended before closing: the recorded condominium documents govern, and nothing here certifies a rental right at this address.

### What do residences at Atelier Residences Miami cost?

$400K – $2M · 360 – 1,500 sf · 146 residences, mostly studios. The study above sets these figures against what actually closed nearby.

### When does Atelier Residences Miami deliver?

2028 per the developer's MLS listing (year built). The Real Deal's November 2024 announcement targeted groundbreaking in 2025 and completion in 2027.

### Who is developing Atelier Residences Miami?

BLDG Ventures, led by architect René Bello, founded 2020. Interiors by Pfeifer Haus. Projected sellout $80M (The Real Deal, November 2024).

### Who can I talk to about buying at Atelier Residences Miami?

Carolina Peña, broker at BlueBay Brokers (Florida licence BK3288753), handles new developments, in English or Spanish: WhatsApp or phone +1 786 326 8778, carolina@bluebaybrokers.com. This study is independent, written by Steve Gabison, broker (BK3411036), from recorded County deeds and MLS closings.

## 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

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

## Read next

- [14 ROC Miami, Arts & Entertainment District, Delivering 2028](https://bluebaybrokers.com/buildings/14-roc)
- [38 West Eleventh, Downtown, Delivering Q1 2028](https://bluebaybrokers.com/buildings/38-west-eleventh)
- [501 First Residences, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/501-first)
- [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, Bldg Ventures plans short-term rental-friendly Atelier Residences Miami (Nov 2024)](https://therealdeal.com/miami/2024/11/01/bldg-ventures-plans-atelier-residences-miami/)
- [Florida YIMBY, Atelier Residences Miami planned for 2025 groundbreaking (Nov 2024)](https://floridayimby.com/2024/11/atelier-residences-miami-planned-for-2025-groundbreaking-at-1265-sw-22nd-street-miami-fl.html)
- [REHub Miami, Atelier Residences Miami guide, unit mix (updated Oct 2026)](https://www.rehubmiami.com/blog/atelier-residences-miami-guide)
- [MIAMI MLS via Bridge: listing A12086964 (TH-3) and Smart Brickell closings, pulled 14 Nov 2026](https://bluebaybrokers.com/new-developments)
- [Developer site, atelierresidencesmiami.com](https://atelierresidencesmiami.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-14. 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.