# Ella Miami Beach: preconstruction prices and deposits > Source: https://bluebaybrokers.com/buildings/ella-miami-beach > 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 Ella is the rare preconstruction buy where the risk is already behind it: loan closed in March 2025, more than half sold, delivery within months, and the developer's own listings market nightly rentals with a two-night minimum. Four of its eight MLS residences are already pending. You pay a short carry, not a three-year wait, and you pick from what is left before it delivers. ## 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 103 all at once, to the same buyer pool Closings per year 197 trailing 12 months, 33141, same band Years of supply 0.5 this building alone Band closes at $501/sf median of real closings, not asks | Band, 33141 | Closed / 12 mo | Median price | Median $/sf | |---|---|---|---| | $500,000 – $900,000 | 100 | $660,000 | $501 | | $900,000 – $1.6M | 71 | $1,130,000 | $712 | | $1.6M – $2.6M | 26 | $2,100,000 | $1,030 | **Absorption and timing** 33141 closed 197 homes across Ella's three price bands in the last twelve months, so all 103 residences are about six months of that market, and the half still unsold closer to three. That is the easiest absorption test in this pipeline. The postcode itself is soft, 12.8 months of supply with asks at $509 a foot against $437 paid, but that is decades-old stock around it, not a funded new building two blocks from the beach. The early-buyer argument is nearly spent here: the lowest prices went in 2023. What is left is timing, and the timing is close. ## The market it lands in Everything for sale in 33141 today against everything that actually sold there this past year. This is the pool your resale competes in. Active inventory 561 homes listed across 33141 Sold, trailing year 520 recorded closings, every price Months of supply 12.9 under 6 favours sellers, over 12 favours buyers Asking vs sold $516/sf asked, against $441/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 33141 built from 2023 onward, people who bought new and took delivery, and what their units resell for now. New stock resells at $1,845/sf median of 11 closings this year Movement since — across recently delivered buildings This building asks $1,851/sf entry residences Entry vs new stock +0% below zero means you buy new under resale | Year of resale | Closings | Median $/sf | |---|---|---| | 2025 | 11 | $1,845 | | 2026 | 1 | withheld, 1 sale | 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 $1,851–$2,135/sf $595,000 – $2.5M · 342 – 1,171 sf on the MLS · eight residences listed, four already pending Band closes at $501/sf $500,000 – $900,000, trailing 12 months Listed here today 4 median $1,390/sf **Priced at the 72 Park line, not the postcode** The band medians ($500, $727 and $1,030 a foot) describe older North Beach stock and are not the comparison. The fair one is 72 Park, delivered in 2024 a few blocks away, also short-term-rental friendly. Its genuine resales in the last twelve months, two one-bedrooms, closed at $1,317 and $1,330 a foot. Ella's one-bedroom 713 asks $1,390 and the two-bedroom 618 $1,368, within about 5 percent of that line. The studio at $1,851 is the outlier, above the $1,712 72 Park's studios closed at from the developer. The "new stock resells at" card above is mostly 72 Park's own developer closings in early 2025, so read it as a delivery price, not a resale. ## 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 | |---|---|---|---|---|---|---| | [914](https://bluebaybrokers.com/listing?mls=A11928081) | 0/1 | 342 sf | $633,000 | $1,851 | $615 | 285 | | [604](https://bluebaybrokers.com/listing?mls=A12058551) | 1/1 | — | $822,000 | — | $990 | 31 | | [713](https://bluebaybrokers.com/listing?mls=A12058556) | 1/2 | 615 sf | $855,000 | $1,390 | $1,107 | 31 | | [618](https://bluebaybrokers.com/listing?mls=A12058558) | 2/2 | 1,089 sf | $1,490,000 | $1,368 | $1,954 | 31 | 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 21 photographs carried on MLS listing A12058551 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 $633,000 at 4.5% simple, 6 months to delivery. | Milestone | % | Payment | Committed | Held | Carry | |---|---|---|---|---|---| | At contract (assumed standard 10/10/10/70, construction milestones passed) | 30% | $189,900 | $189,900 | 6 mo | −$4,273 | | At closing | 70% | $443,100 | $633,000 | 0 mo | −$0 | | Committed before closing | | | $633,000 | | −$4,273 | 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 $4,273, 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 342 sf. | HOA at $1.8/sf/month | −$7,387 | |---|---| | Property tax at 2.02% of $633,000 | −$12,787 | | Insurance (HO-6), $3.60/sf | −$1,231 | | Annual carry, before any income | −$21,405 | **What to secure before you sign** The developer has not published its deposit schedule. We assume the Miami standard 10/10/10/70; with the construction milestones passed, that means about 30 percent on signing and 70 percent at closing within months, so the carry is small. The association fee on the MLS rows runs about $1.80 a foot a month, $615 on the studio and $1,107 on the one-bedroom: put that in the rental math before anything else. And get the two-night rule in writing from the recorded declaration, since today it is the developer's listing remark. ## Delivery risk | Construction financing | $42.3M closed March 2025 with Amerant Bank, three-year floating rate, arranged by Berkadia. More than 50 percent presold at closing, per the developer's release. | |---|---| | Presold | 50% at last disclosure | | Delivery | Late 2026 to early 2027. The Real Deal reported completion for 2026; the developer's MLS rows say 2026 on six units and 2027 on two. Built out with a closed loan, so what remains is weeks of finishing, not financing risk. | | Developer | Constellation Group (Eduardo Otaola), Boschetti Group (Jose Boschetti) and Vietmar (Rainer Viete), all Miami based. Arquitectonica architecture, furniture packages by Interiors by Steven G, beach club by Boucher Brothers. Sales by One Sotheby's International Realty since 2023. | | Rental policy | Marketed as allowing short-term rentals with a two-night minimum (developer's MLS listing remarks, read 29 September 2026; The Real Deal, March 2025) | ## Recommendation BlueBay Brokers · Ella Miami Beach ### Buy the one- and two-bedrooms, skip the studio premium Ella has a closed loan, more than half sold, delivery within months and nightly rentals marketed by the developer. The one- and two-bedrooms are priced within 5 percent of what 72 Park resells at nearby. Take a one- or two-bedroom now. Negotiate the studio toward 72 Park's line, confirm the two-night minimum in the declaration and price the $1.80 a foot association fee into the rental case. ## 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 - [7200 Collins, North Beach, Delivering 2027](https://bluebaybrokers.com/buildings/7200-collins) - [NoBe PARC, North Beach, Delivering late 2028](https://bluebaybrokers.com/buildings/nobe-parc) - [Palma Miami Beach Residences, North Beach, Delivering late 2027](https://bluebaybrokers.com/buildings/palma-miami-beach) - [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, Constellation, partners score $42M construction loan for North Beach condos (Mar 2025)](https://therealdeal.com/miami/2025/03/25/developers-get-42m-construction-loan-for-north-beach-condos/) - [The Real Deal, Kolter boosts North Beach assemblage with $18M in condo units (Jul 2026)](https://therealdeal.com/miami/2026/07/10/kolter-pays-18-1-million-for-north-beach-condos/) - [Florida YIMBY, 10-storey Ella Miami Beach set for 6940 Abbott Ave (Jun 2024)](https://floridayimby.com/2024/06/10-story-ella-miami-beach-set-for-6940-abbott-ave-miami-beach-fl.html) **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.