# Continuum 12000: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/continuum-12000
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> 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

The entry residences price at about $1,449 a foot. New condominiums of this size in Bay Harbor Islands and Sunny Isles, the nearest markets that actually have one, closed the last twelve months at a median of $1,446. So the bottom of this building asks what the north corridor already pays for finished product, on four bayfront acres with a marina, from the developer who built Continuum South Beach. The premium is higher up the stack, not at the entry.

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

Closings per year 53 trailing 12 months, 33181, same band

Years of supply 5.0 this building alone

Band closes at $793/sf median of real closings, not asks

| Band, 33181 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $1.5M – $2M (houses only) | 7 | $1,690,000 | $793 |
| $2M – $3M (houses only) | 21 | $2,300,000 | $1,005 |
| $3M and above (houses only) | 25 | $4,700,000 | $1,160 |

**33181 closes 50 homes a year above $1.5M, and not one of them is a condominium**

Every closing in the table is a detached waterfront house on Keystone Point or in Sans Souci, most of them built in the 1950s. Postcodes 33181 and 33161 together recorded zero condominium sales above $1.5M in the trailing year, so those medians measure land and not apartments, and 263 homes arrive in a market with no condominium demand curve to read. Take that two ways. It is the risk, because nothing here tells you what the resale clears at. It is also the argument for going early: a developer price list only rises as inventory depletes, so the 2026 cohort buys the lowest price and the best water views in the building, and every later buyer validates that basis.

## The market it lands in

Everything for sale in 33181 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 270 homes listed across 33181

Sold, trailing year 187 recorded closings, every price

Months of supply 17.3 under 6 favours sellers, over 12 favours buyers

Asking vs sold $275/sf asked, against $289/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 33181 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf withheld, 1 resale this year

Movement since — across recently delivered buildings

This building asks $1,449/sf entry residences

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

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2026 | 1 | withheld, 1 sale |

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

$1,153–$1,449/sf

$1.5M – $4.09M · 1,035 – 3,543 sf · bayfront villas and penthouses above that, not published

Band closes at $793/sf $1.5M – $2M (houses only), trailing 12 months

Listed here today 4 median $1,688/sf

**The entry stack asks what finished stock nearby actually closes at**

The comparable set has to come from outside the postcode, because inside it there is none. In Bay Harbor Islands and Sunny Isles, condominiums built since 2020 and sized between 1,000 and 3,600 square feet recorded 37 closings in the trailing year at a median of $1,446 a foot. The $1.5M entry price over the smallest published plan works out at $1,449, which is that number. Closer still, La Baia in Bay Harbor is this developer's own delivered bayfront product: one closing at $1,113 a foot and eleven resales asking $1,113 to $1,885. The premium sits higher up: the two listings that publish an area price at about $1,690, roughly 17 percent over the same median. Own the entry plans.

## On the MLS today

4 listings in this building are Active right now, pulled 2026-10-07. 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 |
|---|---|---|---|---|---|---|
| [S1109](https://bluebaybrokers.com/listing?mls=A12043094) | 1/2 | — | $1,500,000 | — | $3,276 | 76 |
| [N1506](https://bluebaybrokers.com/listing?mls=A12042512) | 2/3 | — | $2,073,000 | — | $2,480 | 77 |
| [N1403](https://bluebaybrokers.com/listing?mls=A12045652) | 2/3 | 1,793 sf | $3,025,000 | $1,687 | $3,276 | 90 |
| [N1601](https://bluebaybrokers.com/listing?mls=A12053374) | 3/3 | 2,418 sf | $4,086,000 | $1,690 | $4,300 | 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 19 photographs carried on MLS listing A12043094 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 $1,500,000 at 4.5% simple, 42 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $150,000 | $150,000 | 42 mo | −$23,625 |
| At groundbreaking | 10% | $150,000 | $300,000 | 36 mo | −$20,250 |
| At top-off | 10% | $150,000 | $450,000 | 18 mo | −$10,125 |
| At closing | 70% | $1,050,000 | $1,500,000 | 0 mo | −$0 |
| Committed before closing |  |  | $1,500,000 |  | −$54,000 |

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 $54,000, 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 1,035 sf.

| HOA at $1.88/sf/month | −$23,350 |
|---|---|
| Property tax at 2.02% of $1,500,000 | −$30,300 |
| Insurance (HO-6), $3.60/sf | −$3,726 |
| Annual carry, before any income | −$57,376 |

**Forty-two months of deposit, on a schedule nobody has published**

Continuum has not published a deposit schedule, so the table below uses the Miami standard of 10/10/10/70 and labels it as assumed. Delivery is 2030 and construction has not started, which makes this roughly forty-two months of committed capital, longer than anything else on this site. Three things to obtain before signing, and all three are ordinary requests a developer expects from a broker. The real deposit schedule, because a lighter front end changes the arithmetic materially. The six-month rental limit in writing, since today it rests on a sales sheet rather than on a recorded declaration. And the construction financing, which has not been announced.

## Delivery risk

| Construction financing | Not published. No construction loan has been announced for this project and construction has not started; a Continuum representative told The Real Deal in February 2026 that it was expected to begin in 2027. One financing negotiation already ended in court: CW Investment Advisers sued in October 2025 over roughly $500,000 in fees after Continuum walked away from a loan for the buyout, and Continuum denied wrongdoing and countersued in January 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2030, per the sales centre and per Bridge, which carries YearBuilt 2030 on all four listings. Construction has not begun, so that date rests on a start in 2027 and a three-year build. |
| Developer | The Continuum Company, Ian Bruce Eichner with Allie Eichner. Built Continuum South Beach in the early 2000s, has delivered La Baia North and South in Bay Harbor Islands, and closed a $350M construction loan for Continuum North Bay Village in April 2026. This is a sponsor with a delivery record in exactly this format. |
| Rental policy | Six-month minimum, twice a year, as stated in the developer's September 2026 broker materials. That is a long-term rental building: nightly and monthly letting are both out, and two tenancies a year is the ceiling. The figure comes from the developer, not from a recorded declaration, and the declaration is not recorded yet, so it is a sales claim and not yet a rule. Read it as the developer's intent and verify it against the declaration before closing. |

## Recommendation

BlueBay Brokers · Continuum 12000

### Buy the water, negotiate the schedule

The case is the entry stack, the site and the sponsor. $1,449 a foot is what finished new condominiums of this size already close at in Bay Harbor and Sunny Isles, four bayfront acres with a marina do not come back, and Continuum built Continuum South Beach and delivered La Baia.

Against that: 2030 delivery with no construction loan announced and no start on site, and a postcode with no condominium resale market to read. Buy the entry plans and the launch price list, get the deposit schedule and the rental language in writing, and underwrite the timeline rather than the pitch.

## 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.

## Read next

- [Nexo Residences, North Miami Beach, Delivering 2026](https://bluebaybrokers.com/buildings/nexo-residences)
- [14 ROC Miami, Arts & Entertainment District, Delivering 2028](https://bluebaybrokers.com/buildings/14-roc)
- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [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, Eichners launch wellness-focused North Miami condos after $49M buyout (Feb 2026)](https://therealdeal.com/miami/2026/02/25/eichners-launch-north-miami-condos-after-49-million-buyout/)
- [The Real Deal, inside the North Miami and North Miami Beach development pipeline (Aug 2026)](https://therealdeal.com/miami/2026/08/20/inside-the-north-miami-north-miami-beach-dev-pipeline/)
- [The Real Deal, Eichner's Continuum completes North Miami condo buyout (Nov 2025)](https://therealdeal.com/miami/2025/11/04/eichners-continuum-completes-north-miami-condo-buyout/)
- [Developer site, 12000miami.com](https://12000miami.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. 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.