# Duos Wynwood: preconstruction prices, deposits, rental rules

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

Duos Wynwood asks $1,238 a foot for its entry studio, 400 sf at $495,000, against $1,077 for the 22 units The Elser closed downtown in the last twelve months, the delivered nightly-rental building that trades most. It is the smallest building in the Wynwood short-term-rental pipeline, 49 furnished doors, and two of the eight listed units are already under contract. You pay a 15 percent premium for scarcity and for Wynwood, before a loan or a shovel.

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

Closings per year 348 trailing 12 months, 33127, 33137, same band

Years of supply 0.1 this building alone

Band closes at $541/sf median of real closings, not asks

| Band, 33127, 33137 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $450K – $750K | 223 | $595,000 | $541 |
| $750K – $1.1M | 125 | $878,000 | $692 |

**Absorption: 49 doors is seven weeks of this market**

Wynwood 33127 and the adjoining 33137 closed 348 homes between $450,000 and $1.1M in the last twelve months, so 49 residences is about seven weeks of that flow. The building is small enough to disappear into it. Two cautions. 33127 on its own closed three condominiums all year; the liquidity is next door, in Midtown and Edgewater. And Duos does not arrive alone: Twenty Sixth & 2nd, Frida Kahlo and The Rider put 623 more nightly-rental doors within a few blocks by 2028, in a market sitting at 14.2 months of supply. Being the 49-unit building among them is the advantage, and the launch price list is where it is cheapest.

## The market it lands in

Everything for sale in 33127, 33137 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 750 homes listed across 33127, 33137

Sold, trailing year 633 recorded closings, every price

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

Asking vs sold $786/sf asked, against $628/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 33127, 33137 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,002/sf median of 48 closings this year

Movement since -4.0% across recently delivered buildings

This building asks $1,238/sf entry residences

Entry vs new stock +24% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 4 | withheld, 4 sales |
| 2024 | 21 | $1,044 |
| 2025 | 22 | $1,014 |
| 2026 | 48 | $1,002 |

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

$1,122–$1,238/sf

$495K – $1.01M listed · 400 – 900 sf · furnished studios to two-bedrooms

Band closes at $541/sf $450K – $750K, trailing 12 months

Listed here today 6 median $1,250/sf

**What $1,238 a foot buys**

The band table says $541 a foot and it is the wrong yardstick: those are conventional apartments and houses, not 400 sf furnished studios. Measure against delivered nightly-rental stock. The Elser closed 22 units at a median $1,077 a foot. NoMad Wynwood, delivered in May, has one closing at $1,105 and 33 listings asking a median $1,175 (MLS, 11 November 2026). Condos built since 2023 in these two postcodes resold this year at $1,002. Duos's active listings run $1,160 to $1,350 a foot, and the cheapest feet are the larger plans: the two-bedroom 701, 844 sf at $979,000, is $1,160. The 400 sf studios, at $1,238 to $1,350, are the dearest.

## On the MLS today

6 listings at this address are Active right now, pulled 2026-11-11. 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 |
|---|---|---|---|---|---|---|
| [305](https://bluebaybrokers.com/listing?mls=A11998726) | 0/1 | 400 sf | $495,000 | $1,238 | $538 | 166 |
| [406](https://bluebaybrokers.com/listing?mls=A12098444) | 0/1 | 400 sf | $515,000 | $1,288 | $782 | 1 |
| [604](https://bluebaybrokers.com/listing?mls=A11998791) | 0/1 | 400 sf | $540,000 | $1,350 | $538 | 50 |
| [701](https://bluebaybrokers.com/listing?mls=A11998873) | 2/2 | 844 sf | $979,000 | $1,160 | $1,116 | 69 |
| [801](https://bluebaybrokers.com/listing?mls=A12043417) | 2/2 | 844 sf | $1,010,000 | $1,197 | $1,375 | 0 |
| [705/706](https://bluebaybrokers.com/listing?mls=A12098401) | 2/1 | 800 sf | $1,010,000 | $1,262 | $1,087 | 1 |

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 12 photographs carried on MLS listing A11998726 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 $495,000 at 4.5% simple, 24 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $49,500 | $49,500 | 24 mo | −$4,455 |
| At groundbreaking (not yet announced) | 10% | $49,500 | $99,000 | 21 mo | −$3,898 |
| At top-off | 10% | $49,500 | $148,500 | 9 mo | −$1,671 |
| At closing | 70% | $346,500 | $495,000 | 0 mo | −$0 |
| Committed before closing |  |  | $495,000 |  | −$10,024 |

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 $10,024, 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 400 sf.

| HOA at $1.35/sf/month | −$6,480 |
|---|---|
| Property tax at 2.02% of $495,000 | −$9,999 |
| Insurance (HO-6), $3.60/sf | −$1,440 |
| Annual carry, before any income | −$17,919 |

**Carry, and the three documents to get before signing**

No deposit schedule is published, so the carry above assumes the Miami 10/10/10/70: about $10,000 on the entry studio over 24 months. Once delivered, the studio costs about $17,900 a year before a night is rented, with association dues near $1.35 a foot a month on the listings. Three things to obtain. The real deposit schedule. The lender and the groundbreaking date: construction was expected to start late in 2026 and no loan has been reported. And the rental clause with the hotel programme terms, because one-night stays are a press release until the declaration is recorded, and the operator's fee decides the yield.

## Delivery risk

| Construction financing | Not published. No construction loan for Duos Wynwood has been reported in the trade press as of 11 November 2026. The developers said construction was expected to begin later in 2026 (The Real Deal, 17 April 2026). |
|---|---|
| Presold | Not disclosed |
| Delivery | 2028, per the developers' launch release, with construction expected to start late in 2026 (The Real Deal and Florida YIMBY, April 2026). No groundbreaking has been reported. Eight storeys on a 7,250 sf lot is a short build once it starts. |
| Developer | Wave Group Development (Alessandro Ferretti, Miami Beach), Vitrium Capital (Federico Gagliardo; Miami, Paraguay, Uruguay and Argentina) and Zambala Luxury Apartments, an apartment-hotel platform from Milan. Architecture by MKDA, interiors by AvroKO, sales by Brown Harris Stevens. |
| Rental policy | Marketed as allowing stays as short as one night (developer release reported by The Real Deal, 17 April 2026; MLS listing remarks, read 11 November 2026). Recorded declaration not yet filed |

## Recommendation

BlueBay Brokers · Duos Wynwood

### Buy the larger plans, once the loan is announced

The case: 49 furnished doors with one-night rentals in the developers' own release, the smallest delivery in the Wynwood pipeline, into two postcodes that close 348 homes a year in its bands. Two of the eight listed units are under contract seven months after launch.

The price is full: $1,238 a foot at entry against $1,077 at The Elser and $1,105 on NoMad's one closing. No loan, no groundbreaking and no deposit schedule are on the record. Take the plans near $1,160 a foot, tie the deposits to the construction start, and read the declaration before the second payment.

## 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

- [Frida Kahlo Wynwood Residences, Wynwood, Delivering Q2/Q3 2028](https://bluebaybrokers.com/buildings/frida-kahlo-wynwood)
- [NoMad Residences Wynwood, Wynwood, Delivered May 2026](https://bluebaybrokers.com/buildings/nomad-wynwood)
- [TwentySixth&2nd Wynwood, Wynwood, Delivering Q2 2028](https://bluebaybrokers.com/buildings/twentysixth-2nd)
- [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, Wave Group, partners launch short-term-rental friendly Wynwood condos (Apr 2026)](https://therealdeal.com/miami/2026/04/17/wave-group-partners-launch-duos-wynwood-condos/)
- [Florida YIMBY, Duos Wynwood set for 2028 unveiling at 335 NW 28th Street (Apr 2026)](https://floridayimby.com/2026/04/duos-wynwood-set-for-2028-unveiling-at-335-northwest-28th-street-miami-florida.html)
- [MIAMI MLS via Bridge, listings and closings read 11 November 2026](https://bluebaybrokers.com/new-developments)

**Method, licence and disclaimers**

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