# E11EVEN Beyond: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/e11even-beyond
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-07
> 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

E11EVEN Beyond is a funded 65-storey tower due in May 2027, last priced publicly at about $1,375 a foot against $879 for new stock resold in 33132 this year. That list dates from July 2023 and nothing newer is published. So the buyer's opening is the contract holder who bought early and would rather assign than close: delivery risk is nearly gone, and the price is open to negotiation.

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

Closings per year 194 trailing 12 months, 33132, same band

Years of supply 2.8 this building alone

Band closes at $578/sf median of real closings, not asks

| Band, 33132 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $500K – $1M | 135 | $635,000 | $578 |
| $1M and above | 59 | $1,290,000 | $731 |

**Six months out, supply is the buyer's leverage**

550 residences against 194 closings a year in the band is **2.8 years of supply**, and they arrive into a postcode holding 913 active listings, 27.5 months of stock. The first tower next door shows what that looks like: 60 of its listings with a stated size ask a median $1,457 a foot, within months of its June 2026 delivery. Presales were about 80 percent in May 2023 and no later figure is published, so what the developer still holds is unknown. Read this as timing. The owners under pressure at closing are the ones to talk to, and they appear around May 2027.

## The market it lands in

Everything for sale in 33132 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 913 homes listed across 33132

Sold, trailing year 398 recorded closings, every price

Months of supply 27.5 under 6 favours sellers, over 12 favours buyers

Asking vs sold $840/sf asked, against $546/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 33132 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $879/sf median of 19 closings this year

Movement since -22.1% across recently delivered buildings

This building asks $1,375/sf entry residences

Entry vs new stock +56% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 8 | $1,128 |
| 2025 | 16 | $869 |
| 2026 | 19 | $879 |

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

$1,333–$1,375/sf

Mid-$500,000s – $4M · 400 – 3,000 sf · developer release, July 2023

Band closes at $578/sf $500K – $1M, trailing 12 months

Listed here today 0 nothing on the MLS

**Offer against resales, not against the 2023 list**

The July 2023 release put residences from the mid-$500,000s to $4M on about 400 to 3,000 sf, so roughly $1,375 a foot at entry; Florida YIMBY said about $1,500 that June, and our broker sheet shows from $618,000, undated. New stock in 33132 resold at $879 on 19 closings this year, down 22.1 percent from 2024, and the $500K to $1M band closes at $578 across all ages. The list sits 56 percent over new stock. Tower one's asks are hopes, not closings. A price near the resale evidence is where this becomes a good purchase of a brand-new unit.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 60 NE 11th St, Miami FL 33132, pulled 2026-11-07. 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 $550,000 at 4.5% simple, 6 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $55,000 | $55,000 | 6 mo | −$1,238 |
| Second instalment (assumed standard) | 10% | $55,000 | $110,000 | 5 mo | −$1,031 |
| Third instalment (assumed standard) | 10% | $55,000 | $165,000 | 4 mo | −$825 |
| At closing | 70% | $385,000 | $550,000 | 0 mo | −$0 |
| Committed before closing |  |  | $550,000 |  | −$3,094 |

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 $3,094, 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, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $550,000 | −$11,110 |
| Insurance (HO-6), $3.60/sf | −$1,440 |
| Annual carry, before any income | −$12,550 |

**Short carry, and monthly rent is the income**

With six months to delivery the deposit carry is small: $3,094 on the assumed 10/10/10/70, and the developer has published no schedule. On an assignment, ask what the seller has paid and what the developer charges to consent. The real number is ownership. The first tower runs a nightly hotel programme, and this one was marketed with a 30-day minimum, so underwrite monthly rent and confirm the rule in the declaration. Get the proposed HOA budget too: it is unpublished, shares amenities with a large programme, and is missing from the annual carry above.

## Delivery risk

| Construction financing | $262M closed May 2023 from Madison Realty Capital, arranged by JLL. Structure reported at floor 62 of 65 in March 2026, with John Moriarty & Associates building. |
|---|---|
| Presold | 80% at last disclosure |
| Delivery | May 2027, per PMG's Ryan Shear in The Real Deal (22 June 2026). The earlier target was the end of 2026. |
| Developer | E11EVEN Partners (Marc Roberts, Michael Simkins, Dennis DeGori) with Property Markets Group. Same team as the first tower at 20 NE 11th St, delivered June 2026. |
| Rental policy | Marketed as monthly rental, 30-day minimum, unlike the hotel programme next door (The Real Deal, May 2023, as cited in a 2026 buyer's guide; broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · E11EVEN Beyond

### Buy it from a seller, near resale pricing

The hard part is done: $262M of funding, a tower nearly topped out when last reported, and a team that just delivered next door. Six months of carry is a fraction of what any 2029 launch asks you to hold.

Do not pay a 2023 list that sits 56 percent over new stock. Approach contract holders as closing nears, offer against the $879 resale evidence, underwrite 30-day rent, and read the declaration and HOA budget first.

## 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

- [E11EVEN Hotel & Residences, Park West, Downtown, Delivered June 2026](https://bluebaybrokers.com/buildings/e11even-residences)
- [Casa Bella Residences by B&B Italia, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/casa-bella)
- [14 ROC Miami, Arts & Entertainment District, Delivering 2028](https://bluebaybrokers.com/buildings/14-roc)
- [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, First E11even Residences in Miami completed (22 Jun 2026)](https://therealdeal.com/miami/2026/06/22/first-e11even-residences-in-miami-completed/)
- [The Real Deal, PMG, E11even Partners score $262M construction loan (31 May 2023)](https://therealdeal.com/miami/2023/05/31/pmg-e11even-partners-score-262m-construction-loan-expand-project)
- [Florida YIMBY, E11EVEN Residences Beyond breaks ground following $262M loan (Jun 2023)](https://floridayimby.com/2023/06/e11even-residences-beyond-breaks-ground-following-262m-construction-loan.html)
- [Florida YIMBY, Construction nears topping out on E11EVEN Club Residences Beyond (Mar 2026)](https://floridayimby.com/?p=38686)
- [Commercial Observer, Madison Realty Capital provides $262M construction loan (Jun 2023)](https://commercialobserver.com/2023/06/madison-realty-capital-provides-262m-construction-loan-miami-luxury-tower)
- [REHUB Miami, E11EVEN Club Residences Beyond guide (updated 27 Oct 2026)](https://www.rehubmiami.com/blog/e11even-residences-beyond-guide)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-07. 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.