# NoBe PARC: preconstruction prices, deposits, rental rules

> Source: https://bluebaybrokers.com/buildings/nobe-parc
> 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

NoBe PARC has the easiest absorption number in this pipeline: North Beach closes 171 homes a year in the bands it sells into, so 232 residences is 1.4 years of supply and not four. Nightly rental is permitted outright, which almost nowhere else in Miami Beach allows. The entry studio asks about $1,520 a foot against the $1,712 that 72 Park charged for the same box. One caveat to carry into the next section: 72 Park's own resales since delivery closed nearer $1,320.

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

Closings per year 165 trailing 12 months, 33141, same band

Years of supply 1.4 this building alone

Band closes at $558/sf median of real closings, not asks

| Band, 33141 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $550K – $900K | 78 | $700,000 | $558 |
| $900K – $1.4M | 57 | $1,100,000 | $656 |
| $1.4M – $2.2M | 30 | $1,587,500 | $971 |

**Absorption, and why 1.4 years is the number to notice**

Postcode 33141 closed 171 homes over the trailing year between $550,000 and $2.2M, the bands this building sells into, so 232 residences is about 1.4 years of that supply. Every other building in this registry sits between 2.7 and 3.6 years. North Beach is a large, liquid submarket and this tower is not big enough to flood it. The counterweight is that those 171 closings are mostly 1,010-square-foot apartments in buildings from the 1960s and 1970s, a different product with a different buyer. Read 1.4 years as a ceiling on how bad the delivery window can get, not as a promise about who buys a 375-foot studio.

## 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 560 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 $514/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 $1,520/sf entry residences

Entry vs new stock -18% 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

$1,520–$2,356/sf

$570K – $2M · roughly 375 – 849 sf as published · studios to three-bedroom

Band closes at $558/sf $550K – $900K, trailing 12 months

Listed here today 1 no interior area published, so no $/sf

**Priced under 72 Park's sell-out, above its resales**

The $1,845 a foot in the card above is not a resale figure, and it is worth saying so plainly. Ten of those eleven closings are 72 Park's own developer sell-out through the spring of 2025, every one listed by the same brokerage, and its studios went at $1,712 and $1,714. NoBe PARC's entry residence asks about $1,520, roughly 11 percent under that. The two arm's-length resales at 72 Park since, in October 2025 and March 2026, closed at $1,317 and $1,330 a foot. The resale market has settled about 28 percent below delivery pricing, and this entry sits 14 percent above where it settled. The rest of 33141 closes at $394 a foot and is not the comparable.

## On the MLS today

1 listing at this address is 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 |
|---|---|---|---|---|---|---|
| [712](https://bluebaybrokers.com/listing?mls=A12095972) | 1/2 | — | $912,000 | — | — | 1 |

No interior area is published on these listings

Every one of these listings leaves the area field empty, so no $/sf can be computed from the MLS for this building and the figures elsewhere on this page rest on the developer's published sizes instead. Ask the sales centre for the plan sheet with interior area stated, and check it against the recorded area once the Declaration is filed.

## Photographs

The 13 photographs carried on MLS listing A12095972 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 $570,000 at 4.5% simple, 27 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $57,000 | $57,000 | 27 mo | −$5,771 |
| At groundbreaking | 10% | $57,000 | $114,000 | 24 mo | −$5,130 |
| At top-off | 10% | $57,000 | $171,000 | 12 mo | −$2,565 |
| At closing | 70% | $399,000 | $570,000 | 0 mo | −$0 |
| Committed before closing |  |  | $570,000 |  | −$13,466 |

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 $13,466, 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 375 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $570,000 | −$11,514 |
| Insurance (HO-6), $3.60/sf | −$1,350 |
| Annual carry, before any income | −$12,864 |

**What to get before you sign**

Three documents, all of them ordinary requests from a cooperating broker. The plan-by-plan price and size sheet, because the published figures do not hold together: $2,000,000 against 849 square feet is $2,356 a foot, which nothing in Miami Beach supports, so either the large plans are bigger than published or the top price is a penthouse. The HOA budget per square foot, which is the largest running cost on a furnished rental and is not published. And the deposit schedule, because Finvarb has not issued one and the table above assumes the Miami standard 10/10/10/70. Ask where the construction loan stands while you are at it.

## Delivery risk

| Construction financing | None on the public record. Sales launched in May 2026 and no construction financing has been announced since. |
|---|---|
| Presold | Not disclosed |
| Delivery | Late 2028 per the developer's sales-launch release, reported as Q4 2028 by Florida YIMBY. No construction loan has been announced, so the date is a target rather than a funded schedule. |
| Developer | Robert Finvarb Companies of Aventura, led by Robert Finvarb, who grew up in the neighbourhood. Arquitectonica designed the building with The Architects Group as architect of record, V Starr did the interiors, the furniture is Crate & Barrel, and Peggy Olin's OneWorld Properties runs sales. The site carried a co-living scheme before this one, and Finvarb agreed a land swap with the City of Miami Beach in 2019 to fold the alleyway into the parcel. |
| Rental policy | Short-term rentals permitted |

## Recommendation

BlueBay Brokers · NoBe PARC

### The best absorption in the pipeline, on a building that is not yet financed

Buy this one for the submarket. 1.4 years of supply is the lowest ratio in this registry, North Beach zoning permits nightly rental outright where most of Miami Beach forbids it, and the entry residence asks 11 percent under what the only delivered comparable charged for the same box.

Price it against 72 Park's resales rather than its sell-out. Two arm's-length trades since October 2025 cleared at $1,317 and $1,330 a foot, about 28 percent below delivery pricing. This entry sits 14 percent above that mark, and that gap is what there is to negotiate.

The open item is financing. No construction loan is on the record and no presale percentage has been disclosed, on a building targeting late 2028. Get the plan sheet, the HOA budget and the deposit schedule, and ask what stage the loan is at before the first tranche falls due.

## 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)
- [Ella Miami Beach, North Beach, Delivering 2027](https://bluebaybrokers.com/buildings/ella-miami-beach)
- [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, Robert Finvarb launches short-term rental condo project in North Beach (May 2026)](https://therealdeal.com/miami/2026/05/27/finvarb-launches-short-term-rental-condo-in-north-beach/)
- [Markets of Tomorrow, Finvarb launches NoBe PARC (June 2026)](https://www.oftmw.com/post/a-new-232-residence-tower-in-miami-beach-s-north-beach-is-built-for-living-leasing-or-both/)
- [Florida YIMBY, 15-storey NoBe PARC planned for 2028 completion (May 2026)](https://floridayimby.com/2026/05/15-story-nobe-parc-miami-beach-planned-for-2028-completion-at-7140-abbott-ave-miami-beach-florida.html)
- [Developer site, Robert Finvarb Companies](https://robertfinvarbcompanies.com/project/nobe-parc)

**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.