# HUB Miami Residences: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/hub-miami
> 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

HUB Miami puts furnished, no-minimum rental units above 245,000 sf of offices, across the street from Brightline and one stop from Worldcenter. BH Group, a partner, just delivered District 225 two blocks away, and John Buck has built 47 million sf. 306 residences are about 14 months of the downtown flow in their bands. Early buyers hold the launch list, and the list only rises once cranes go up. That has not happened yet.

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

Closings per year 261 trailing 12 months, 33136, 33132, 33128, same band

Years of supply 1.2 this building alone

Band closes at $540/sf median of real closings, not asks

| Band, 33136, 33132, 33128 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400K – $600K | 148 | $481,750 | $540 |
| $600K – $900K | 73 | $700,000 | $565 |
| $900K – $1.3M | 40 | $1,100,000 | $657 |

**Absorption and timing**

Across 33136, 33132 and 33128, 150 homes closed at $400K to $600K, 74 at $600K to $900K and 41 at $900K to $1.3M in the trailing year. 306 residences is 1.2 years of that flow, small for a downtown tower. The counterweight is timing: sales launched in October 2023 and, nearly three years on, no groundbreaking and no construction loan have been reported. The marketed 2027 delivery is not credible without a start, so the model holds 36 months from a groundbreaking that has not been announced.

## The market it lands in

Everything for sale in 33136, 33132, 33128 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 919 homes listed across 33136, 33132, 33128

Sold, trailing year 447 recorded closings, every price

Months of supply 24.7 under 6 favours sellers, over 12 favours buyers

Asking vs sold $822/sf asked, against $530/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 33136, 33132, 33128 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 18 closings this year

Movement since -22.3% across recently delivered buildings

This building asks $1,142/sf entry residences

Entry vs new stock +30% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 8 | $1,128 |
| 2025 | 16 | $869 |
| 2026 | 18 | $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

$1,142/sf

Launched from the mid $400,000s (Oct 2023) · 394 – 1,046 sf · nothing listed on the MLS today

Band closes at $540/sf $400K – $600K, trailing 12 months

Listed here today 0 nothing on the MLS

**What $1,142 a foot buys, and the right yardstick**

The mid $400,000s on a 394 sf studio is about $1,142 a foot. The band medians, $545 to $655, are older and larger apartments and are the wrong yardstick. New stock is the right one: condominiums built since 2023 across the three postcodes resold at a median $879 a foot on 17 closings this year, and District 225, BH Group's own delivery, closed two resales at $881. So the launch list carries about a 30 percent premium over delivered comparables, for the station, the office tower and a newer building. Price the premium before paying it.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 525 NW 2nd Ave, Miami FL 33136, pulled 2026-10-07. 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 $450,000 at 4.5% simple, 36 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At reservation | 10% | $45,000 | $45,000 | 36 mo | −$6,075 |
| At contract | 10% | $45,000 | $90,000 | 35 mo | −$5,906 |
| At groundbreaking | 20% | $90,000 | $180,000 | 30 mo | −$10,125 |
| At top-off | 10% | $45,000 | $225,000 | 10 mo | −$1,688 |
| At closing | 50% | $225,000 | $450,000 | 0 mo | −$0 |
| Committed before closing |  |  | $450,000 |  | −$23,794 |

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 $23,794, 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 394 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $450,000 | −$9,090 |
| Insurance (HO-6), $3.60/sf | −$1,418 |
| Annual carry, before any income | −$10,508 |

**What to secure before you sign**

The developer schedule is 10/10/20/10/50, with 20 percent due at groundbreaking. Florida escrows deposits up to 10 percent of the price; above that, the developer may spend them on construction if the contract allows, so read that clause before the third payment. Ask for the construction-loan status and the percentage presold, neither published. The association budget is not published either. The rental claim is the developer's; the recorded declaration and the city's registration rules decide it.

## Delivery risk

| Construction financing | Not published. No construction financing for HUB Miami has been reported since the sales launch in October 2023. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2027 in the developer's marketing, but no groundbreaking has been reported. A 41-storey tower takes about three years from a start, so the model holds 36 months. |
| Developer | The John Buck Company (Chicago, 47 million sf acquired or developed), Florida Value Partners, BH Group (District 225, The Crosby) and PEBB Enterprises. ODP Architects, One Line Design Studio interiors, OneWorld Properties sales, CBRE office leasing. |
| Rental policy | No minimum rental restriction, per the developer's sales presentation; the recorded declaration has not been read |

## Recommendation

BlueBay Brokers · HUB Miami Residences

### Reserve the price, commit money on a start

The location is the case: Brightline across the street, offices in the building, Worldcenter a block away, no rental minimum, and a partner that delivers. At 1.2 years of supply the tower is not too big for its market.

Take a studio or one-bedroom at the launch list with the 10 percent reservation, and pay nothing beyond escrowed deposits until a construction loan and a groundbreaking are announced in writing.

## 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

- [38 West Eleventh, Downtown, Delivering Q1 2028](https://bluebaybrokers.com/buildings/38-west-eleventh)
- [501 First Residences, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/501-first)
- [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)
- [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, John Buck JV proposes 41-story condo and office tower in downtown Miami (Nov 2023)](https://therealdeal.com/miami/2023/11/01/john-buck-jv-planning-downtown-miami-mixed-use-tower/)
- [PROFILEmiami, developers reveal HUB Miami mixed-use tower (Nov 2023)](https://profilemiami.com/miamirealestate/2023/11/1/the-john-buck-company-florida-value-partners-bh-group-and-pebb-enterprises-reveal-hub-miami-mixed-use-tower-in-downtown-miami)
- [Florida YIMBY, new renderings for HUB Miami at 525 NW 2nd Avenue (Dec 2023)](https://floridayimby.com/category/hub-miami)

**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.