# E11EVEN Hotel & Residences: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/e11even-residences
> 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

E11EVEN is what a sold-out launch looks like three months after the keys: 457 units, about 400 deeds recorded since March, and 59 of the launch cohort already reselling at once. That is the buyer's position. Those asks sit at a median $1,484 a foot while delivered new stock in the same postcode resells at $891, so the first offer that meets a motivated seller sets the building's real price. The income programme is the product; the volume of sellers is the opportunity.

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

Closings per year 363 trailing 12 months, 33132, same band

Years of supply 1.3 this building alone

Band closes at $525/sf median of real closings, not asks

| Band, 33132 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $300K - $800K | 279 | $460,000 | $525 |
| $800K and above | 84 | $1,175,000 | $691 |

**Fifty-nine sellers in one building, in a postcode that clears 285 a year**

33132 closed 285 homes between $300,000 and $800,000 in the last twelve months, at a median $527 a foot, and 54 of those were in buildings delivered since 2022, at $891. Fifty-nine resales listed in one tower is about ten weeks of the postcode's whole volume competing on a single stack, plus 34 units already on the rental market. Absorption is not the risk here; the risk is that every one of those sellers is anchored to the same ask.

## 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 830 homes listed across 33132

Sold, trailing year 397 recorded closings, every price

Months of supply 25.1 under 6 favours sellers, over 12 favours buyers

Asking vs sold $822/sf asked, against $551/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 $877/sf median of 16 closings this year

Movement since -22.3% across recently delivered buildings

This building asks $1,273/sf entry residences

Entry vs new stock +45% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 8 | $1,128 |
| 2025 | 16 | $869 |
| 2026 | 16 | $877 |

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

$1,250–$1,273/sf

Resales from $349,990 · 275 sf studios and up · hotel-condominium, delivered June 2026

Band closes at $525/sf $300K - $800K, trailing 12 months

Listed here today 61 median $1,490/sf

**Asks at $1,484, delivered new stock at $891**

The launch cohort's basis is not readable in our County scan yet, because the MLS carries fabricated folios and the condominium's real block has not surfaced; The Real Deal's count of about 400 deeds against a roughly $375M sell-out implies an average near $820,000 a unit. Against that, 59 resales ask a median $1,484 a foot on MLS area, 67 percent above what delivered new buildings in 33132 actually resell for. A 275 sf studio at $349,990 is $1,273 a foot. Re-divide every ask by the County area once the deeds are readable; on new construction the MLS figure runs 10 to 30 percent large.

## On the MLS today

61 listings at this address are Active right now, pulled 2026-10-07, of which the 30 cheapest are shown. 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 |
|---|---|---|---|---|---|---|
| [2212A](https://bluebaybrokers.com/listing?mls=A12050300) | 0/1 | 275 sf | $375,000 | $1,364 | $477 | 81 |
| [4012A](https://bluebaybrokers.com/listing?mls=A12006570) | 0/1 | 275 sf | $399,999 | $1,455 | $1,402 | 139 |
| [3712B](https://bluebaybrokers.com/listing?mls=A12057176) | 0/1 | 275 sf | $400,000 | $1,455 | $495 | 50 |
| [4607A](https://bluebaybrokers.com/listing?mls=A12049618) | 0/1 | 275 sf | $420,000 | $1,527 | $2,376 | 72 |
| [4803](https://bluebaybrokers.com/listing?mls=A12034188) | 0/1 | 275 sf | $425,000 | $1,545 | $1,295 | 91 |
| [4212](https://bluebaybrokers.com/listing?mls=A12033883) | 0/1 | 275 sf | $425,000 | $1,545 | $1,295 | 92 |
| [3403B](https://bluebaybrokers.com/listing?mls=A12013083) | 0/1 | 305 sf | $449,000 | $1,472 | $494 | 128 |
| [2606A](https://bluebaybrokers.com/listing?mls=A12029344) | 0/1 | 275 sf | $449,800 | $1,636 | $467 | 98 |
| [3106B](https://bluebaybrokers.com/listing?mls=A12031127) | 0/1 | 275 sf | $449,900 | $1,636 | $467 | 97 |
| [3012B](https://bluebaybrokers.com/listing?mls=A12007387) | 0/1 | 275 sf | $450,000 | $1,636 | $500 | 155 |
| [2306A](https://bluebaybrokers.com/listing?mls=A11990024) | 0/1 | 275 sf | $469,000 | $1,705 | $1,300 | 176 |
| [4202](https://bluebaybrokers.com/listing?mls=A12007003) | 0/1 | 378 sf | $474,900 | $1,256 | — | 161 |
| [3103B](https://bluebaybrokers.com/listing?mls=A12091474) | 0/1 | — | $485,000 | — | $467 | 9 |
| [3112B](https://bluebaybrokers.com/listing?mls=A12019916) | 0/1 | 275 sf | $485,000 | $1,764 | $1,356 | 139 |
| [2703B](https://bluebaybrokers.com/listing?mls=A12048809) | 0/1 | 336 sf | $495,000 | $1,473 | $1,295 | 65 |
| [3212b](https://bluebaybrokers.com/listing?mls=A11989503) | 0/1 | 332 sf | $499,000 | $1,503 | $433 | 164 |
| [3006B](https://bluebaybrokers.com/listing?mls=A12007375) | 0/1 | 275 sf | $500,000 | $1,818 | $500 | 155 |
| [3006A](https://bluebaybrokers.com/listing?mls=A11986626) | 0/1 | 275 sf | $500,000 | $1,818 | $500 | 190 |
| [3012A](https://bluebaybrokers.com/listing?mls=A12007380) | 0/1 | 275 sf | $500,000 | $1,818 | $500 | 155 |
| [4003B](https://bluebaybrokers.com/listing?mls=A12043961) | 0/1 | 375 sf | $519,900 | $1,386 | $485 | 91 |
| [2411](https://bluebaybrokers.com/listing?mls=A12096590) | 0/1 | — | $520,000 | — | $700 | 0 |
| [3505](https://bluebaybrokers.com/listing?mls=A12096548) | 0/1 | — | $540,000 | — | $651 | 0 |
| [3603A](https://bluebaybrokers.com/listing?mls=A11988366) | 0/1 | 336 sf | $550,000 | $1,637 | $1,664 | 169 |
| [3303A](https://bluebaybrokers.com/listing?mls=A12035379) | 0/1 | 336 sf | $558,000 | $1,661 | $350 | 90 |
| [3003A](https://bluebaybrokers.com/listing?mls=A12073624) | 0/1 | 336 sf | $558,000 | $1,661 | $350 | 22 |
| [3301](https://bluebaybrokers.com/listing?mls=A11996689) | 0/1 | 474 sf | $559,000 | $1,179 | — | 154 |
| [3111](https://bluebaybrokers.com/listing?mls=A12094591) | 0/1 | 460 sf | $560,000 | $1,217 | $2,268 | 1 |
| [2505](https://bluebaybrokers.com/listing?mls=A12065580) | 0/1 | 474 sf | $580,000 | $1,224 | $703 | 2 |
| [2601](https://bluebaybrokers.com/listing?mls=A12024184) | 0/1 | 477 sf | $589,000 | $1,235 | $467 | 110 |
| [3701](https://bluebaybrokers.com/listing?mls=A12024687) | 0/1 | 490 sf | $589,000 | $1,202 | $882 | 106 |

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 24 photographs carried on MLS listing A12042809 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.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 275 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $425,000 | −$8,585 |
| Insurance (HO-6), $3.60/sf | −$990 |
| Annual carry, before any income | −$9,575 |

**Nothing to carry, and the hotel agreement decides the income**

Delivered June 2026, closings under way since March, so there is no deposit and no delivery risk; the hotel opens later in the year and Tower 2 is topping out for 2027. What decides the trade is the hotel programme: the recorded Declaration's rental clause, the hotel operating agreement with its revenue split and mandatory fees, and the operator's opening ramp, because a 457-key hotel does not reach stabilised occupancy in its first season. Read those before pricing a night.

## How it was built and sold

| Construction financing | Financing was disclosed through the trade press over the 2021 to 2025 build; the tower is complete and closings have been recorded since March 2026 (The Real Deal, June 2026), so construction debt is being retired from closings. |
|---|---|
| Presold | 90% at last disclosure |
| Delivery | Delivered. Completed June 2026, closings began in March 2026 and about 400 deeds were recorded by 22 June (The Real Deal). The hotel opens later in the year. There is no delivery risk left to price. |
| Developer | E11EVEN Partners, led by Marc Roberts, Michael Simkins and Dennis DeGori, with PMG (Ryan Shear, managing partner). The E11EVEN nightclub sits across the street; Tower 2, E11EVEN Beyond, connects by sky bridge. |
| Rental policy | Marketed as a hotel-condominium with nightly rental through the hotel programme, and as short-term-rental friendly (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · E11EVEN Hotel & Residences

### Make the offer that the seller count invites

The case for it is leverage. Fifty-nine sellers, a hotel programme built for nightly income, a sell-out that proves the demand for the product, and Tower 2 adding 550 keys to the same brand in 2027. A studio bought well under the current ask, from a launch buyer who wants out before the hotel opens, is the right trade.

The case against is the ask itself. $1,484 a foot in a postcode where delivered new stock resells at $891 is a price only the brand supports, and the deed record that would confirm what the cohort paid is not readable yet. Offer against the postcode, not against the list, and get the hotel agreement and the first operating statements before you commit to an income number.

## 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 full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Once you own it

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.

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- [600 Miami Worldcenter, Downtown, Closings Q4 2026](https://bluebaybrokers.com/buildings/600-miami-worldcenter)
- [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)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)
- [Brickell buildings that allow daily rentals, with sources](https://bluebaybrokers.com/brickell-buildings-daily-rentals)

## Sources

- [The Real Deal, First E11even Residences in Miami completed (Jun 2026)](https://therealdeal.com/miami/2026/06/22/first-e11even-residences-in-miami-completed/)
- [Cervera Real Estate, E11even Hotel & Residences](https://cervera.com/condo/e11even-hotel-residences/)

**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.