# Edge House Miami: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/edge-house
> 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

Edge House is vertical. The foundation was poured in July 2026, over 7,000 cubic yards of it, and 57 storeys are approved. Short-term rental is written into the offering rather than left to the declaration, and the two-bedroom lock-out plans run as two keys. One plan here reaches into the range where the comparable delivered format actually resells: the 848 to 924 square foot lock-out, asking $1,073 to $1,151 a foot. That is the trade, and it is a specific one.

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

Closings per year 189 trailing 12 months, 33132, same band

Years of supply 3.2 this building alone

Band closes at $552/sf median of real closings, not asks

| Band, 33132 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $500K – $750K | 104 | $587,500 | $552 |
| $750K – $1.1M | 46 | $870,000 | $601 |
| $1.1M – $2M | 39 | $1,275,000 | $722 |

**608 units, and which part of the stack to own**

Postcode 33132 closed 203 homes across the three bands this building sells into over the trailing year, so 608 units is roughly 3.0 years of that market arriving at once. It is the largest count in the short-term-rental pipeline, and the number is about timing rather than about demand. Edge House delivers at the end of 2028 into a downtown submarket that will also be absorbing resales out of 501 First, The Elser, Gale and Natiivo. That argues for owning the plan with the deepest buyer pool and a second use, which is the lock-out two-bedroom, and for deciding at contract whether you sell into the delivery window or hold through it.

## 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 $1,305/sf entry residences

Entry vs new stock +49% 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

$1,305–$1,542/sf

$530K – $1.9M · 406 – 1,232 sf · lock-out plans on select 2- and 3-bedroom residences

Band closes at $552/sf $500K – $750K, trailing 12 months

Listed here today 4 median $1,076/sf

**One plan is priced at the market, and it is the one to buy**

The postcode band in the table closes at $553 a foot, but that is downtown's delivered stock and this is a furnished short-term-rental condominium. The format's own resale market is split, so quote the range rather than a median. The Elser, delivered 2022, closed 19 units under 800 square feet over the trailing year at a median $1,105 a foot. Gale and Natiivo, delivered 2024, closed at $800, and across every post-2023 condominium in 33132 the 2026 median is $868, down from $1,128 in 2024. The format clears roughly $800 to $1,100 today and the direction is down. Edge House's studio asks about $1,305 a foot and the two-bedroom lock-out $1,073 to $1,151. The lock-out is the only plan that reaches into that range.

## On the MLS today

4 listings at this address 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 |
|---|---|---|---|---|---|---|
| [1414](https://bluebaybrokers.com/listing?mls=A11788449) | 1/1 | — | $734,845 | — | — | 410 |
| [2113](https://bluebaybrokers.com/listing?mls=A11782675) | 1/1 | 627 sf | $770,934 | $1,230 | $910 | 500 |
| [1904](https://bluebaybrokers.com/listing?mls=A11784779) | 2/2 | 919 sf | $985,918 | $1,073 | $1,333 | 500 |
| [2004](https://bluebaybrokers.com/listing?mls=A11788506) | 2/2 | 919 sf | $988,806 | $1,076 | — | 410 |

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 20 photographs carried on MLS listing A11784779 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 $530,000 at 4.5% simple, 28 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract | 5% | $26,500 | $26,500 | 28 mo | −$2,782 |
| 15 days after contract | 5% | $26,500 | $53,000 | 27 mo | −$2,683 |
| 45 days after contract | 10% | $53,000 | $106,000 | 26 mo | −$5,168 |
| 90 days after contract | 10% | $53,000 | $159,000 | 25 mo | −$4,969 |
| At the 25th floor (developer estimate, end 2026) | 10% | $53,000 | $212,000 | 24 mo | −$4,770 |
| At top-off (developer estimate, end 2027) | 10% | $53,000 | $265,000 | 12 mo | −$2,385 |
| At closing (developer estimate, end 2028) | 50% | $265,000 | $530,000 | 0 mo | −$0 |
| Committed before closing |  |  | $530,000 |  | −$22,757 |

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 $22,757, 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 406 sf.

| HOA at $1.45/sf/month | −$7,064 |
|---|---|
| Property tax at 2.02% of $530,000 | −$10,706 |
| Insurance (HO-6), $3.60/sf | −$1,462 |
| Annual carry, before any income | −$19,232 |

**The deposit is front-loaded, and the senior loan is not announced**

Two things distinguish this file, and both are negotiable. The published schedule takes 40 percent within 90 days of contract, against a Miami standard of 20 to 30 percent over the same window, and the last 50 percent sits until closing at the end of 2028. On the $530,000 studio that is $212,000 committed inside three months. Second, no senior construction loan has been announced on a 608-unit, 57-storey tower. What is disclosed is $12.1M from New Wave Loans, a $10M predevelopment bridge, and an EB-5 raise of 80 slots at $1,050,000. Ask for the construction financing status in writing and negotiate the front end. Both are ordinary requests a developer expects.

## Delivery risk

| Construction financing | No senior construction loan has been announced. What is disclosed: $12.1M from New Wave Loans in early 2024, a $10M predevelopment bridge from Vaster Capital and Winston Capital in 2025, and an EB-5 programme of 80 slots at $1,050,000 each. The foundation was poured in July 2026 and the tower is vertical. |
|---|---|
| Presold | Not disclosed |
| Delivery | Q4 2028. The developer's own deposit schedule dates the 25th floor to the end of 2026, top-off to the end of 2027 and closing to the end of 2028, so the timetable is stated in the contract document rather than in marketing. |
| Developer | Grupo T&C, William Ticona, through Meridian TC Real Estate Group. Architecture by Kobi Karp, interiors by Adriana Hoyos, landscape by Witkin Hults, sales by Douglas Elliman Development Marketing. |
| Rental policy | Full rental flexibility, owner-managed permitted |

## Recommendation

BlueBay Brokers · Edge House Miami

### Buy the two-bedroom lock-out

The building is real and moving. Foundation poured July 2026, 57 storeys approved, Kobi Karp architecture, Adriana Hoyos interiors, Douglas Elliman running sales, and short-term rental approval stated in the offering rather than left to the recorded declaration.

The 848 to 924 square foot lock-out from $976,000 asks $1,073 to $1,151 a foot. It is the only plan that reaches into the $800 to $1,100 range where the comparable delivered format resells today, and it runs as two keys. Every other plan asks above the range. Own the lock-out.

Two terms to settle before signing. Get the construction financing status in writing, because none has been announced on a 608-unit tower, and negotiate the deposit front end, because 40 percent inside 90 days is heavier than the market. Neither is a reason to walk. They are what the negotiation is about.

## 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

- [Cove Miami, Edgewater, Delivering 2028](https://bluebaybrokers.com/buildings/cove-residences)
- [ELLE Residences Miami, Edgewater, Delivering 2029](https://bluebaybrokers.com/buildings/elle-residences)
- [Vida Residences, Edgewater, Delivering 2026](https://bluebaybrokers.com/buildings/vida-residences)
- [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)
- [Brickell buildings that allow daily rentals, with sources](https://bluebaybrokers.com/brickell-buildings-daily-rentals)

## Sources

- [Edge House Miami fact sheet, the developer's own (deposit structure, unit mix, starting prices)](https://edgehousemiami.com/wp-content/uploads/2025/08/English-Fact-Sheet.pdf)
- [The Real Deal, Grupo T&C scores approval for the 57-storey Edge House Miami (Sep 2025)](https://therealdeal.com/miami/2025/09/19/grupo-tc-scores-approval-for-56-story-edge-house-miami/)
- [Florida YIMBY, Edge House completes foundation pour, begins vertical construction (Jul 2026)](https://floridayimby.com/2026/07/edge-house-miami-completes-foundation-pour-begins-vertical-construction.html)
- [Multi-Housing News, Grupo T&C kicks off its Miami condo tower](https://www.multihousingnews.com/grupo-tc-kicks-off-miami-condo-tower/)
- [Miami Condo Investments, Edge House secures a $10M bridge loan](https://www.miamicondoinvestments.com/miami-news/edge-house-residences-secures-10m-bridge-loan)

**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.