# ICON Beach Hollywood: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/icon-beach-hollywood
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-28
> 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

ICON Beach is a 38-storey, 350-residence tower on the Intracoastal side of Hollywood Beach by Related Group and BH Group, and the number that decides it is $1,184 a foot: the median of its four MLS asks, against $671 for condos built since 2015 that closed in 33019 over the past year. It is financed, under construction and delivered furnished. The price sets a benchmark the beach has never tested.

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

Closings per year 148 trailing 12 months, 33019, same band

Years of supply 2.4 this building alone

Band closes at $519/sf median of real closings, not asks

| Band, 33019 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $800K – $1.4M | 97 | $1,015,000 | $519 |
| $1.4M – $2.8M | 51 | $1,795,000 | $669 |

**Enough buyers, few of them for condos**

The 350 residences equal 2.4 years of the 148 homes that closed between $800,000 and $2.8 million in 33019 over the past year. Most were not condos: 81 houses, 16 townhouses and 51 condominiums, 34 of them below $1.4 million and 17 above. None of those 17 was in a building delivered since 2015, so above $1.4 million ICON sells into a market where new condos have no resale record yet. 33019 holds 13.7 months of supply across all prices, a buyer's market.

## The market it lands in

Everything for sale in 33019 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 642 homes listed across 33019

Sold, trailing year 562 recorded closings, every price

Months of supply 13.7 under 6 favours sellers, over 12 favours buyers

Asking vs sold $526/sf asked, against $442/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 33019 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf no new condominium has resold here

Movement since — across recently delivered buildings

This building asks $1,245/sf entry residences

Entry vs new stock — nothing delivered here to compare against

No new condominium has delivered here

Not a thin market, an empty one: 33019 has no condominium built from 2023 onward that has since resold. There is no delivered comparable in this postcode, so the resale value of a new condominium here is genuinely unmeasured rather than measured and reassuring. Weigh the basis and the absorption below accordingly, and read the exit as slow until this table has rows in it.

## 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

$1,220–$1,245/sf

$995K – $2.1M · 948 – 2,580 sf (asks on the MLS, sizes per the developer)

Band closes at $519/sf $800K – $1.4M, trailing 12 months

Listed here today 4 median $1,184/sf

**A Brickell price on Hollywood Beach**

The four residences on the MLS ask $1,147 to $1,245 a foot, median $1,184, from a 948 sf one-bedroom at $1,180,000 (#1205) to a 1,725 sf three-bedroom at $2,105,000 (#509). Condos built since 2015 in 33019 closed at a median $671 over the past year across 78 sales, Hyde Beach at $671 and Hyde Beach House at $688. The ask sits 76% above that. Part of the gap is real: furnished delivery, a marina, a closed loan. Unit 405 shows 9,458 sf on the MLS, a typing error; it does not move the median.

## On the MLS today

4 listings at this address are Active right now, pulled 2026-10-28. 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 |
|---|---|---|---|---|---|---|
| [405](https://bluebaybrokers.com/listing?mls=A11738640) | 1/1 | 9,458 sf | $995,000 | $105 | — | 571 |
| [1205](https://bluebaybrokers.com/listing?mls=A11949788) | 1/1 | 948 sf | $1,180,000 | $1,245 | — | 155 |
| [902](https://bluebaybrokers.com/listing?mls=A11739082) | 3/3 | 1,695 sf | $1,945,000 | $1,147 | $3,051 | 570 |
| [509](https://bluebaybrokers.com/listing?mls=A11949815) | 3/3 | 1,725 sf | $2,105,000 | $1,220 | $3,105 | 203 |

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 22 photographs carried on MLS listing A11739082 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 $1,180,000 at 4.5% simple, 26 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $118,000 | $118,000 | 26 mo | −$11,505 |
| At 6 months (assumed) | 10% | $118,000 | $236,000 | 20 mo | −$8,850 |
| At top-off (assumed) | 10% | $118,000 | $354,000 | 11 mo | −$4,868 |
| At closing | 70% | $826,000 | $1,180,000 | 0 mo | −$0 |
| Committed before closing |  |  | $1,180,000 |  | −$25,222 |

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 $25,222, 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 948 sf.

| HOA at $1.8/sf/month | −$20,477 |
|---|---|
| Property tax at 2.02% of $1,180,000 | −$23,836 |
| Insurance (HO-6), $3.60/sf | −$3,413 |
| Annual carry, before any income | −$47,726 |

**What to get before you sign**

The construction loan is closed: $360 million from Tyko Capital in April 2026, and ground was broken on 18 June 2026 for delivery in 2028. The developer has not published sales figures. The carry above assumes the Miami standard 10/10/10/70 because no schedule is published; one aggregator page shows 20% at contract and 20% more months later for launch buyers, which would double that carry, so get the schedule in writing. Dues on the three-bedroom listings run $1.80 a foot, about $3,100 a month. Marketed as annual rental only.

## Delivery risk

| Construction financing | $360 million construction loan from Tyko Capital, closed April 2026 (Commercial Observer). |
|---|---|
| Presold | Not disclosed |
| Delivery | 2028 (Commercial Observer, April 2026; Florida YIMBY, June 2026). Ground broken 18 June 2026; sales launched March 2024. |
| Developer | Related Group and BH Group, joint venture. Interiors by Meyer Davis (MLS). Sales launched March 2024 with Dezer Platinum Realty; current listings by Fortune International. Presales not published. |
| Rental policy | Marketed as annual rental only (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · ICON Beach Hollywood

### Buy the financing, negotiate the foot

ICON Beach has what most of this pipeline lacks: a closed $360 million loan, a site under construction, Related's delivery record, furnished residences, a marina and Intracoastal views beside the Diplomat.

At $1,184 a foot it asks 76% more than new Hollywood Beach stock closes at. Buy it to live in or to hold, not to flip, take the lowest lines, and get the deposit schedule in writing first.

## 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.

## Read next

- [CIRC Hollywood, Hollywood, Delivered 2018](https://bluebaybrokers.com/buildings/circ-hollywood)
- [Gaia Hollywood, Hollywood, Delivering 2028](https://bluebaybrokers.com/buildings/gaia-hollywood)
- [JEM Residences, Downtown, Delivering 2027](https://bluebaybrokers.com/buildings/jem-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)

## Sources

- [Commercial Observer, Related Group and BH Group land $360M construction loan from Tyko for Icon Beach (April 2026)](https://commercialobserver.com/2026/04/related-group-bh-icon-beach-waterfront-residences-hollywood-tyko/)
- [Florida YIMBY, 38-story Icon Beach Waterfront Residences breaks ground in Hollywood (June 2026)](https://floridayimby.com/2026/06/38-story-icon-beach-waterfront-residences-breaks-ground-in-hollywood.html)
- [Florida YIMBY, Icon Beach to offer 350 condos at 3724 South Ocean Drive (March 2024)](https://floridayimby.com/2024/03/35-story-icon-beach-to-offer-350-condos-at-3724-south-ocean-drive-hollywood-florida.html)
- [Mann Report, Related Group and BH Group launch sales at Icon Beach Residences (March 2024)](https://www.mannpublications.com/mannreport/2024/03/21/related-group-and-bh-group-launch-sales-at-icon-beach-residences-bring-new-prestige-and-renowned-design-to-hollywood/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-28. 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.