# Vista Harbor: preconstruction prices, deposits, rental rules

> Source: https://bluebaybrokers.com/buildings/vista-harbor
> 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

Vista Harbor sells something downtown Miami barely has: 650 feet of riverfront with a marina for yachts up to 250 feet, in small units from $650,000, ten minutes from Brickell. Buying now means first pick of floor and water orientation, at the price that only moves one way. The condition is that the project starts: today it is a presale on land the County has not yet seen change hands.

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

Closings per year 160 trailing 12 months, 33136, 33130, 33128, same band

Years of supply 1.5 this building alone

Band closes at $618/sf median of real closings, not asks

| Band, 33136, 33130, 33128 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $550,000 – $900,000 | 130 | $650,000 | $618 |
| $900,000 – $1.3M | 30 | $1,045,000 | $756 |

**Absorption and timing**

Across 33136, 33130 and 33128, 131 homes closed at $550,000 to $900,000 and 32 at $900,000 to $1.3M in the last twelve months. 242 residences is 1.5 years of that flow, manageable. 33136 itself is heavy, 19.4 months of supply with asks at $671 a foot against $536 paid, but that is older stock; a riverfront building with a marina does not compete with it. The real risk is timing: no recorded land purchase, no loan, no groundbreaking, so the model holds 39 months from today and it could be longer.

## The market it lands in

Everything for sale in 33136, 33130, 33128 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 599 homes listed across 33136, 33130, 33128

Sold, trailing year 372 recorded closings, every price

Months of supply 19.3 under 6 favours sellers, over 12 favours buyers

Asking vs sold $678/sf asked, against $534/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, 33130, 33128 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $914/sf median of 5 closings this year

Movement since -11.0% across recently delivered buildings

This building asks $1,348/sf entry residences

Entry vs new stock +47% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 1 | withheld, 1 sale |
| 2024 | 1 | withheld, 1 sale |
| 2025 | 6 | $1,027 |
| 2026 | 5 | $914 |

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

$1,348–$1,556/sf

Suites from $670,000 · one-bedrooms from $650,000 · two-bedrooms from $1.19M (developer's prices) · 497 – 929 sf interior

Band closes at $618/sf $550,000 – $900,000, trailing 12 months

Listed here today 2 median $1,556/sf

**A riverfront premium to price**

The band medians ($618 and $756 a foot) are older stock and not the yardstick. New stock is: condominiums built since 2023 across the three postcodes resold at a median $914 a foot this year, Smart Brickell at $923 and District 225 at $881. The $670,000 entry suite on the smallest 497 sf plan is about $1,348 a foot, and the MLS two-bedroom 630 asks $1,556 on 800 sf. That is a 45 to 70 percent premium over delivered stock nearby, for the water, the marina and a newer building. Negotiate that premium before paying it.

## On the MLS today

2 listings at this address are 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 |
|---|---|---|---|---|---|---|
| [728](https://bluebaybrokers.com/listing?mls=A12004145) | 1/1 | — | $1,015,000 | — | $986 | 47 |
| [630](https://bluebaybrokers.com/listing?mls=A12004398) | 2/2 | 800 sf | $1,244,800 | $1,556 | $1,114 | 47 |

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 13 photographs carried on MLS listing A12004145 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 $670,000 at 4.5% simple, 39 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $67,000 | $67,000 | 39 mo | −$9,799 |
| 90 days after contract | 10% | $67,000 | $134,000 | 36 mo | −$9,045 |
| At groundbreaking | 10% | $67,000 | $201,000 | 30 mo | −$7,538 |
| At closing | 70% | $469,000 | $670,000 | 0 mo | −$0 |
| Committed before closing |  |  | $670,000 |  | −$26,381 |

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 $26,381, 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 497 sf.

| HOA at $1.39/sf/month | −$8,290 |
|---|---|
| Property tax at 2.02% of $670,000 | −$13,534 |
| Insurance (HO-6), $3.60/sf | −$1,789 |
| Annual carry, before any income | −$23,613 |

**What to secure before you sign**

The developer has not published a deposit schedule. We assume the Miami standard 10/10/10/70 over delivery around late 2029: 30 percent at work for about three years, roughly $201,000 on the $670,000 suite, with no income. The MLS rows state association fees of $986 a month on the one-bedroom and $1,114 on the two-bedroom. Three conditions: deposits in escrow, the second 10 percent tied to the recorded land purchase, and the seven-night minimum written into the declaration, not only on the website.

## Delivery risk

| Construction financing | No construction loan reported. In November 2025 the developer had the site under contract (Florida YIMBY), and the County still records the 2022 sellers as owners of the 517 and 555 NW South River Dr parcels. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2028 on the broker sheet, 2029 on the marketing brokers' pages; the MLS rows say 2028 and 2026. With no groundbreaking announced and no land purchase recorded, none of those dates is a schedule. |
| Developer | Alta Development, Henry Pino's firm, already building rental-friendly condominiums on the Miami River. Architecture by FormGroup, interiors by Adriana Hoyos. The developer markets EB-5 eligibility. |
| Rental policy | Seven-night minimum stay, as marketed on the developer's own site (read 30 September 2026). Weekly rental, not nightly. No declaration is recorded yet, so this is a sales claim and not an instrument |

## Recommendation

BlueBay Brokers · Vista Harbor

### Reserve the location, negotiate the price

Riverfront with a marina in small units from $650,000, 1.5 years of band demand and a seven-night minimum that allows weekly rental. The price sits 45 to 70 percent above new stock nearby.

Reserve a water-facing unit with the first 10 percent in escrow, tie the rest to the land closing and the loan, and negotiate toward the downtown resale line, not the price list.

## 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

- [38 West Eleventh, Downtown, Delivering Q1 2028](https://bluebaybrokers.com/buildings/38-west-eleventh)
- [HUB Miami Residences, Downtown, Delivering 2027 (marketed)](https://bluebaybrokers.com/buildings/hub-miami)
- [Palm Tree Residences Miami, Park West, Delivering 2030](https://bluebaybrokers.com/buildings/palm-tree-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

- [Florida YIMBY, Alta Development plans Vista Harbor Residences & Yacht Club for 555 NW S River Dr (Nov 2025)](https://floridayimby.com/2025/11/alta-development-plans-vista-harbor-residences-yacht-club-for-555-nw-s-river-dr-miami-fl.html)
- [Vista Harbor, developer's site (prices, unit count, seven-night minimum, read 30 September 2026)](https://vistaharbor.miami/)
- [Miami-Dade Property Appraiser, folios 01-4138-003-0170 and -0180 (owner and last deed)](https://www.miamidade.gov/Apps/PA/propertysearch/)

**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.