# One Park Tower By Turnberry: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/one-park-tower
> 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

One Park Tower is Turnberry's 292-residence lagoon tower at SoLé Mia, delivered in 2026, and the number that decides it is $1,149: what its first closing cleared per foot in August, against a median $1,384 asked by 21 resellers. The developer has a 962 sf one-bedroom pending at $1,074 a foot. Buy near the developer's price, not the reseller's.

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

Closings per year 46 trailing 12 months, 33181, same band

Years of supply 6.3 this building alone

Band closes at $721/sf median of real closings, not asks

| Band, 33181 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $1M – $2M | 20 | $1,325,000 | $721 |
| $2M – $3.5M | 26 | $2,387,500 | $1,012 |

**Delivery week: everyone lists at once**

33181 closes 46 homes a year between $1 million and $3.5 million, so 292 residences are 6.3 years of that band. Most are sold, so the real overhang is what owners put back on the market: 21 for sale and 42 for lease in the first weeks, against one sale and two leases closed. That is the normal shape of a delivery, and it is the buyer's leverage until the first wave clears.

## The market it lands in

Everything for sale in 33181 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 283 homes listed across 33181

Sold, trailing year 185 recorded closings, every price

Months of supply 18.4 under 6 favours sellers, over 12 favours buyers

Asking vs sold $276/sf asked, against $288/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 33181 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf withheld, 1 resale this year

Movement since — across recently delivered buildings

This building asks $1,440/sf entry residences

Entry vs new stock — below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 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

$1,408–$1,440/sf

21 residences for sale today, $1.385M to $3.0M on 962 to 2,131 sf, median ask $1,384/sf · first closing August 2026 at $1,680,000 ($1,149/sf) · a 962 sf one-bedroom pending from the developer at $1,033,200

Band closes at $721/sf $1M – $2M, trailing 12 months

Listed here today 21 median $1,384/sf

**Reseller asks against what has closed**

Resellers ask $1,146 to $1,642 a foot, median $1,384. What has actually traded is lower: 1609, a 1,462 sf two-bedroom, closed at $1,680,000, $1,149 a foot, 9.5 percent under its first price; a 962 sf one-bedroom is pending from the developer at $1,033,200, $1,074, while the same plan is asked at $1,385,000 three floors down. The 33181 band closes at $721 to $1,012, mostly older stock without the lagoon.

## On the MLS today

21 listings at this address are Active right now, pulled 2026-10-17. 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 |
|---|---|---|---|---|---|---|
| [2010](https://bluebaybrokers.com/listing?mls=A12063217) | 1/2 | 962 sf | $1,385,000 | $1,440 | $1,297 | 63 |
| [1604](https://bluebaybrokers.com/listing?mls=A12054858) | 1/2 | 1,081 sf | $1,495,000 | $1,383 | $1,297 | 29 |
| [1704](https://bluebaybrokers.com/listing?mls=A12074735) | 1/2 | 1,081 sf | $1,550,000 | $1,434 | $1,339 | 26 |
| [2704](https://bluebaybrokers.com/listing?mls=A12087220) | 1/2 | 1,081 sf | $1,590,000 | $1,471 | $1,339 | 0 |
| [208](https://bluebaybrokers.com/listing?mls=A12067401) | 2/3 | 1,462 sf | $1,750,000 | $1,197 | $1,720 | 32 |
| [306](https://bluebaybrokers.com/listing?mls=A12060428) | 3/3 | 1,569 sf | $1,798,000 | $1,146 | $1,690 | 4 |
| [1503](https://bluebaybrokers.com/listing?mls=A12074287) | 2/3 | 1,334 sf | $1,850,000 | $1,387 | $1,598 | 0 |
| [509](https://bluebaybrokers.com/listing?mls=A12036161) | 3/3 | 1,462 sf | $1,850,000 | $1,265 | $1,755 | 39 |
| [611](https://bluebaybrokers.com/listing?mls=A12051477) | 2/3 | 1,571 sf | $1,885,000 | $1,200 | — | 5 |
| [2108](https://bluebaybrokers.com/listing?mls=A12032911) | 2/3 | 1,462 sf | $1,888,800 | $1,292 | — | 125 |
| [2103](https://bluebaybrokers.com/listing?mls=A12088867) | 3/3 | — | $1,925,000 | — | $1,598 | 4 |
| [1402](https://bluebaybrokers.com/listing?mls=A12070184) | 2/3 | — | $1,975,000 | — | $1,821 | 25 |
| [2302](https://bluebaybrokers.com/listing?mls=A12033029) | 2/3 | 1,545 sf | $2,102,700 | $1,361 | — | 126 |
| [1102](https://bluebaybrokers.com/listing?mls=A12032938) | 2/3 | 1,545 sf | $2,139,600 | $1,385 | — | 125 |
| [2703](https://bluebaybrokers.com/listing?mls=A12082657) | 2/3 | 1,334 sf | $2,190,000 | $1,642 | $1,598 | 19 |
| [2011](https://bluebaybrokers.com/listing?mls=A12062288) | 2/3 | 1,571 sf | $2,300,000 | $1,464 | $1,680 | 79 |
| [2511](https://bluebaybrokers.com/listing?mls=A12076735) | 2/3 | 1,571 sf | $2,350,000 | $1,496 | $1,834 | 8 |
| [701](https://bluebaybrokers.com/listing?mls=A12032950) | 3/4 | 2,131 sf | $2,650,000 | $1,244 | — | 125 |
| [901](https://bluebaybrokers.com/listing?mls=A12098699) | 3/4 | — | $2,800,000 | — | — | 5 |
| [1805](https://bluebaybrokers.com/listing?mls=A12067817) | 3/4 | 2,131 sf | $2,849,000 | $1,337 | $2,481 | 58 |
| [2301](https://bluebaybrokers.com/listing?mls=A12089919) | 3/4 | 2,131 sf | $2,999,999 | $1,408 | $2,683 | 23 |

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 24 photographs carried on MLS listing A12076735 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.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 962 sf.

| HOA at $1.2/sf/month | −$13,853 |
|---|---|
| Property tax at 2.02% of $1,495,000 | −$30,199 |
| Insurance (HO-6), $3.60/sf | −$3,463 |
| Annual carry, before any income | −$47,515 |

**Rent is the untested number**

Twenty one-bedrooms are offered for lease at a median $5,750 a month and none has closed yet; two two- and three-bedroom leases closed at $7,900 and $9,250. At $5,750 a one-bedroom bought at the developer's $1,033,200 grosses 6.7 percent, and after the association ($1,297 a month) about 5.2 percent before property tax, insurance and vacancy. Underwrite on closed rents once they exist.

## How it was built and sold

| Construction financing | $172M construction loan from Bank OZK, closed 25 March 2024 and arranged by Berkadia, with 60 percent presold (Turnberry). Reported about 80 percent sold in March 2026. |
|---|---|
| Presold | 80% at last disclosure |
| Delivery | Delivered on the published spring-summer 2026 schedule, unchanged since the loan. The first sale and lease closings reached the MLS in August 2026. |
| Developer | Turnberry (Jackie Soffer), through TB SM Condo Property Owner LLC. Arquitectonica architecture, Meyer Davis interiors, inside the SoLé Mia master plan. |
| Rental policy | Marketed as monthly rental, 30-day minimum (broker inventory sheet, read 17 September 2026). 42 lease listings on the MLS on 17 October 2026, two closed so far. |

## Recommendation

BlueBay Brokers · One Park Tower By Turnberry

### Buy the first wave's discount

For a buyer who wants new construction on the SoLé Mia lagoon, delivered and financed, the moment is now: the resale market is setting its first prices, and the one closing and one developer contract so far sit at $1,074 to $1,149 a foot, well under the asks.

Offer from those closings. Ask Turnberry what remains on its own price list before paying a reseller's premium, and check the recorded rental rules against the 30-day minimum the building is marketed with.

## 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 full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Once you own it

This building is monthly, not nightly, so Property Management Brickell LLC would run it as mid-term. Different rate, different occupancy, and I will show you that pro forma rather than a nightly one.

## Read next

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- [Nexo Residences, North Miami Beach, Delivering 2026](https://bluebaybrokers.com/buildings/nexo-residences)
- [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)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [Turnberry, ONE Park Tower by Turnberry secures $172M construction loan (April 2024)](https://turnberry.com/news/one-park-tower-by-turnberry-secures-usd172m-construction-loan)
- [Commercial Observer, Turnberry lands Bank OZK loan for SoLé Mia's One Park Tower (March 2024)](https://commercialobserver.com/2024/03/jackie-soffer-turnberry-bank-ozk-sole-mia-one-park-tower/)
- [Florida YIMBY, Turnberry breaks ground on ONE Park Tower at SoLé Mia](https://floridayimby.com/?p=25150)

**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.