# EDITION Residences Miami Edgewater: prices and deposits

> Source: https://bluebaybrokers.com/buildings/edition-edgewater
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-17
> 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

EDITION Residences is the first stand-alone EDITION condominium in Miami: 185 homes on 800 feet of open bay, by Arquitectonica and Studio Munge, run by the hotel. The four-year fight over the Biscayne 21 site ended on 31 August 2026, which removes the risk that stalled it. What you pay for is the brand and the water: the list asks $1,794 a foot at the median, against $1,145 for Edgewater's best delivered towers.

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

Closings per year 39 trailing 12 months, 33137, same band

Years of supply 4.7 this building alone

Band closes at $1,157/sf median of real closings, not asks

| Band, 33137 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $3M – $5M | 29 | $3,740,000 | $1,157 |
| $5M and above | 10 | $9,925,000 | $2,210 |

**A brand buyer, not a band buyer**

The cards count 39 closings above $3 million in 33137, houses included; condominiums were 19 of them, almost all at Missoni Baia, Elysee and Aria Reserve, and one above $5 million. Against 185 residences that is close to ten years of the condominium band's demand, so EDITION is not priced to compete with that resale stock and does not need to: its buyer is choosing a hotel-serviced bayfront home, the way a Four Seasons or Ritz-Carlton buyer does. The read is about resale, not about the purchase. Expect to hold, and expect the next buyer to pay for the brand too.

## The market it lands in

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

Active inventory 557 homes listed across 33137

Sold, trailing year 474 recorded closings, every price

Months of supply 14.1 under 6 favours sellers, over 12 favours buyers

Asking vs sold $758/sf asked, against $689/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 33137 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $993/sf median of 46 closings this year

Movement since -4.9% across recently delivered buildings

This building asks $1,556/sf entry residences

Entry vs new stock +57% 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 | 46 | $993 |

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

$1,556–$2,176/sf

Developer availability list, 4 September 2026: 21 residences, $3,600,000 to $8,180,000 · 2,314 – 3,760 sf interior · $1,447 to $2,176 a foot

Band closes at $1,157/sf $3M – $5M, trailing 12 months

Listed here today 0 nothing on the MLS

**Where the premium sits, and where it is thinnest**

The 4 September list runs $1,447 to $2,176 a foot on interior area, a median $1,794, while Edgewater condominiums above $3 million closed at a median $1,145 and the towers delivered since 2023 resell at $993; the band cards above include houses. The premium is real and rises with height. It is thinnest at two points: residence 0301 in the Bayfront collection, three bedrooms on 3,104 sf at $4,490,000, $1,447 a foot; and the 2,314 sf two-bedroom-plus-den line on the lower Signature floors, from $3,600,000 at $1,556. That is where a buyer who also watches the number should look.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 2121 N Bayshore Dr, Miami FL 33137, pulled 2026-10-17. 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 $3,600,000 at 4.5% simple, 35 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $360,000 | $360,000 | 35 mo | −$47,250 |
| At groundbreaking (assumed) | 10% | $360,000 | $720,000 | 32 mo | −$43,200 |
| At top-off (assumed) | 10% | $360,000 | $1,080,000 | 11 mo | −$14,850 |
| At closing | 70% | $2,520,000 | $3,600,000 | 0 mo | −$0 |
| Committed before closing |  |  | $3,600,000 |  | −$105,300 |

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 $105,300, 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 2,314 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $3,600,000 | −$72,720 |
| Insurance (HO-6), $3.60/sf | −$8,330 |
| Annual carry, before any income | −$81,050 |

**What the delay changes for a buyer today**

The first contracts promised completion around June 2028, and three buyers sued in April 2026 to get about $2.5 million of deposits back on five units. A buyer signing today gets a different deal: a site that is now clear, a completion target of September 2029, and a sales team re-selling inventory. Use that leverage. Ask for an outside completion date that matches 2029, the deposit schedule in writing (the carry above assumes Miami's standard 10/10/10/70), proof that the construction loan has closed, and the rental clause of the declaration.

## Delivery risk

| Construction financing | No construction loan reported. The broker commission schedule pays half at groundbreaking, once the construction loan closes, so it has not closed yet. Two Roads closed $520M for Pendry Tampa in 2025 (The Real Deal). |
|---|---|
| Presold | Not disclosed |
| Delivery | September 2029, per Taylor Collins after the 31 August 2026 settlement, with construction to start that month. The first contracts promised completion around June 2028; three buyers sued in April 2026 to recover about $2.5M of deposits on five units (The Real Deal). |
| Developer | Two Roads Development, Taylor Collins and Reid Boren (The Standard Residences Brickell, Pendry Tampa, Four Seasons Las Vegas). Bought Biscayne 21 in bulk in 2022 for $150M and settled the last holdouts for about $50M. Arquitectonica architecture, Studio Munge interiors, EDITION operating the residences. |
| Rental policy | Rental policy not published; EDITION is to operate the residences. Recorded declaration not yet read |

## Recommendation

BlueBay Brokers · EDITION Residences Miami Edgewater

### Buy it as a home, at the lower floors' price

The case for it is the scarce part: an EDITION-run building on 800 feet of open bay, Arquitectonica and Studio Munge, and a developer that financed Pendry Tampa and has now cleared its site. Nothing delivered in Edgewater offers that.

The case against paying up is the per-foot gap to Edgewater resales and a loan still to close. Take residence 0301 or a lower two-bedroom-plus-den, tie the deposits to the loan and a 2029 outside date, and plan to hold.

## 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.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [Missoni Baia, Edgewater, Delivered 2023](https://bluebaybrokers.com/buildings/missoni-baia)
- [Villa Miami, Edgewater, Delivering 2027](https://bluebaybrokers.com/buildings/villa-miami)
- [Aria Reserve, Edgewater, Delivered 2025–2026](https://bluebaybrokers.com/buildings/aria-reserve)
- [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, Two Roads settles with holdout Biscayne 21 condo owners (31 Aug 2026)](https://therealdeal.com/miami/2026/08/31/two-roads-settles-with-holdout-biscayne-21-condo-owners/)
- [The Real Deal, Edition Residences buyers sue Two Roads over stalled project (14 May 2026)](https://therealdeal.com/miami/2026/05/14/edition-residences-miami-buyers-sues-two-roads/)
- [The Real Deal, Two Roads scores $520M construction loan for Pendry Tampa (Sep 2025)](https://therealdeal.com/miami/2025/09/16/two-roads-scores-520m-construction-loan-for-pendry-tampa/)
- [Florida YIMBY, 55-storey tower to become first stand-alone EDITION Residences in Miami (Sep 2022)](https://floridayimby.com/2022/09/unveiled-55-story-tower-to-become-first-stand-alone-edition-residences-in-edgewater-miami.html)
- [Developer site and availability list of 4 September 2026, editionresidencesedgewater.com](https://www.editionresidencesedgewater.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-17. 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.