# The William Residences: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/the-william-nmb
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-20
> 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

The William is a 25-storey, 374-residence tower on NE 163rd Street, 35 percent sold by July 2026 and not yet financed, and the number that decides it is $836 a foot: the mid-$400,000s entry studio, against $724 to $984 at which Aurora, the newest Sunny Isles condominium to resell, closed this year. The entry plans buy inside that range; the penthouse lines, listed at $1,057 to $1,119, sit above it.

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

Closings per year 471 trailing 12 months, 33160, same band

Years of supply 0.8 this building alone

Band closes at $348/sf median of real closings, not asks

| Band, 33160 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $350K – $700K | 245 | $450,000 | $348 |
| $700K – $1.1M | 121 | $920,000 | $558 |
| $1.1M – $1.6M | 105 | $1,370,000 | $743 |

**A year of supply in a buyer's postcode**

374 residences against 471 closings a year in these three 33160 bands is about 0.8 years of the postcode's demand, and 35 percent were sold by July 2026 per the developer, which leaves some 240. The count is not the problem. The market is: 33160 holds 1,622 homes for sale against 1,072 closings a year, 18.2 months of supply, a buyer's market. Read it as leverage. The price list has already moved, from about $380,000 for the smallest plan at launch in 2025 (Florida YIMBY) to the mid-$400,000s today (The Real Deal), so the early cohort is already ahead.

## The market it lands in

Everything for sale in 33160 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 1622 homes listed across 33160

Sold, trailing year 1072 recorded closings, every price

Months of supply 18.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $503/sf asked, against $424/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 33160 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $970/sf median of 6 closings this year

Movement since -57.3% across recently delivered buildings

This building asks $836/sf entry residences

Entry vs new stock -14% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 5 | $2,272 |
| 2025 | 7 | $2,123 |
| 2026 | 6 | $970 |

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

$836–$1,059/sf

From the mid-$400,000s (The Real Deal, June 2026; about $380,000 at launch in 2025) · eight upper-floor and penthouse residences listed at $615,152 to $1,492,500 · 550 – 1,410 sf

Band closes at $348/sf $350K – $700K, trailing 12 months

Listed here today 8 median $1,057/sf

**What the foot buys on 163rd Street**

The eight residences listed today are all upper-floor and penthouse lines, at $835 to $1,119 a foot, $1,057 at the median. 33160 homes closed at a median $348 a foot between $350K and $700K, $558 up to $1.1M and $743 up to $1.6M, almost all resale condominiums in Sunny Isles and North Miami Beach. The new-stock card blends Estates at Acqualina (oceanfront, above $2,000 a foot) with Aurora, so its -57 percent is mix, not repricing. Aurora resold at $724 to $984 this year. The entry studio near $836 sits in that range; the penthouses sit above it.

## On the MLS today

8 listings at this address are Active right now, pulled 2026-10-20. 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 |
|---|---|---|---|---|---|---|
| [2115](https://bluebaybrokers.com/listing?mls=A12072648) | 1/1 | — | $615,152 | — | — | 0 |
| [1810](https://bluebaybrokers.com/listing?mls=A12073640) | 1/1 | 641 sf | $640,700 | $1,000 | — | 0 |
| [808](https://bluebaybrokers.com/listing?mls=A12073232) | 1/1 | 837 sf | $698,800 | $835 | — | 0 |
| [PH 2506](https://bluebaybrokers.com/listing?mls=A12072712) | 1/1 | — | $896,000 | — | — | 0 |
| [Ph 2520](https://bluebaybrokers.com/listing?mls=A12073650) | 1/1 | 812 sf | $908,300 | $1,119 | — | 0 |
| [PH 2505](https://bluebaybrokers.com/listing?mls=A12073252) | 2/2 | 1,022 sf | $1,130,600 | $1,106 | — | 0 |
| [PH 2511](https://bluebaybrokers.com/listing?mls=A12073296) | 2/2 | — | $1,412,300 | — | — | 0 |
| [Ph 2501](https://bluebaybrokers.com/listing?mls=A12073185) | 3/3 | 1,412 sf | $1,492,500 | $1,057 | — | 0 |

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 2 photographs carried on MLS listing A12072648 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 $640,700 at 4.5% simple, 36 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $64,070 | $64,070 | 36 mo | −$8,649 |
| Second deposit (assumed standard) | 10% | $64,070 | $128,140 | 30 mo | −$7,208 |
| Third deposit (assumed standard) | 10% | $64,070 | $192,210 | 24 mo | −$5,766 |
| At closing | 70% | $448,490 | $640,700 | 0 mo | −$0 |
| Committed before closing |  |  | $640,700 |  | −$21,624 |

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 $21,624, 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 550 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $640,700 | −$12,942 |
| Insurance (HO-6), $3.60/sf | −$1,980 |
| Annual carry, before any income | −$14,922 |

**What the deposit costs, and what to get in writing**

No construction loan has been announced and ground has not broken: The Real Deal (June 2026) puts the start early next year, and a three-year build points to 2030, against the 2029 in the marketing. The table models 36 months on the Miami standard 10/10/10/70, assumed because no schedule is published: on the $640,700 one-bedroom that is $192,210 committed before closing. Get in writing the schedule, where deposits above 10 percent sit until the loan closes, and the rental clause: the 30-day minimum comes from a broker sheet.

## Delivery risk

| Construction financing | No construction loan announced. The Real Deal (June 2026) puts groundbreaking early next year; the developers are raising EB-5 capital at a $1.05M minimum investment. |
|---|---|
| Presold | 35% at last disclosure |
| Delivery | 2029 in developer and broker marketing. Construction is expected to start in early 2027 (The Real Deal, June 2026) and to take about three years (Florida YIMBY), which points to 2030. |
| Developer | Blue Road with Ilia Development Group, who bought the 1.1-acre site in 2022. Architecture by Carlos Ott and Behar Font & Partners. Sales launched in September 2025 through Fortune International Group. |
| Rental policy | Marketed as monthly rental, 30-day minimum (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · The William Residences

### Buy the entry plans, on terms

35 percent sold in ten months, the June 2026 approval swapped 30 hotel rooms for condominiums, and the entry price has already risen from the $380,000s. EB-5 eligible, Carlos Ott and Behar Font design, more than 40,000 sf of amenities.

No loan yet, delivery at least three years out, 18 months of supply in the postcode. Buy the studios and low-floor one-bedrooms, priced where Aurora resells, skip the penthouse lines, and tie the second deposit to the loan closing.

## 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

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

- [Nexo Residences, North Miami Beach, Delivering 2026](https://bluebaybrokers.com/buildings/nexo-residences)
- [Bentley Residences, Sunny Isles Beach, Delivering 2028](https://bluebaybrokers.com/buildings/bentley-residences)
- [The Estates at Acqualina, Sunny Isles Beach, Delivered 2022 – 2023](https://bluebaybrokers.com/buildings/estates-acqualina)
- [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, Blue Road, Ilia Development Group win approval for more North Miami Beach condos (June 2026)](https://therealdeal.com/miami/2026/06/23/blue-road-ilia-development-group-north-miami-beach-condos/)
- [The Real Deal, Blue Road, Ilia plan North Miami Beach condo project (September 2025)](https://therealdeal.com/miami/2025/09/25/blue-road-ilia-plan-north-miami-beach-condo-project/)
- [Florida YIMBY, 26-storey The William set for 2026 groundbreaking (September 2025)](https://floridayimby.com/2025/09/26-story-the-william-set-for-2026-groundbreaking-at-2040-ne-163rd-street-north-miami-beach-florida.html)
- [Hoodline, North Miami Beach tower dumps hotel plan for bigger condo play (June 2026)](https://hoodline.com/2026/06/north-miami-beach-tower-dumps-hotel-plan-for-bigger-condo-play/)
- [Developer release via Profile Miami, The William hits 35% sold (July 2026)](https://profilemiamire.com/miamirealestate/2026/7/20/blue-road-and-ilia-development-groups-eb-5-approved-north-miami-beach-condominium-the-william-hits-35-sold)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-20. 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.