South Florida pre-construction condos report: the Q4 2026 pipeline

Key findings

• 280 projects are in the pipeline. 111 are in pre-construction and 169 are under construction. Another 33 were completed recently. Miami-Dade has 172 of the 280.
• About 37,000 homes, and the real number is higher. The 213 pipeline projects with a unit count have 36,992 homes. 67 projects have no unit count yet. Condo buildings hold 32,224 of these homes.
• 2027 is the biggest delivery year. 48 condo projects with 8,223 homes plan to finish in 2027. That compares with 34 projects (5,103 homes) dated 2026 and 31 projects (6,857 homes) dated 2028. 135 of the 188 condo projects in the pipeline have a delivery year.
• Many delivery dates have passed. 29 of the 138 pipeline projects with a delivery date have a date that is already past (2025 or earlier, or January to September 2026). They are not marked as completed. Some may be finished and not yet updated. Others are late.
• Half of the counted homes are in the City of Miami. The city has 91 projects and 18,424 of the 36,992 counted pipeline homes. Brickell alone has 30 projects in the pipeline. 18 of the 20 condo towers with 60 floors or more are in the City of Miami. The other 2 are in Sunny Isles Beach.
• Nearly 1 in 4 condo projects has a brand in its name. 51 of 226 condo projects (23%) use a hotel, restaurant, car, fashion or design brand. 38 of them are hotel or restaurant brands.
• Branded projects ask about 31% more per square foot. Their median is $1,710 per sq ft (35 projects). Other condo projects ask $1,300 (109 projects).
• Price per square foot by county. The median asking price per sq ft for condo projects is $1,520 in Miami-Dade (106 projects), $1,140 in Broward (30) and $1,590 in Palm Beach (8, a small sample).
• Most new condos start above $1 million. The median starting price is $1.5 million (137 condo projects in the pipeline). 85 of them (62%) start at $1 million or more. 14 start under $500,000. New house and townhome communities start at a median of $570,000 (66 projects).
• 38% of condo projects with a rental rule allow stays under 30 days. That is 51 of the 134 condo projects with a recorded rental rule.
• 871 units in these condo projects are for sale on the MLS, in 106 of the 226 condo projects. In the 32 condo buildings completed recently, 295 of 4,398 homes (7%) are for sale. (MIAMI MLS and BeachesMLS data via RealVista, October 18, 2026.)

The pipeline at a glance

In this report, "pipeline" means projects in pre-construction or under construction. "Completed recently" means projects that were finished in about the last three years. 6 projects have no usable status and are counted only in the totals.

Condo buildings hold 32,224 of the counted pipeline homes (176 of 188 condo projects have a unit count). House and townhome communities hold 4,768 (37 of 85 have a count).

When the projects plan to finish

Delivery years are estimates and often change. 138 of the 280 pipeline projects have a delivery year, and almost all of them are condo buildings (135 of 138). Few house communities state one.

Of the 34 pipeline projects dated 2026, 6 planned the first quarter, 3 the second, 7 the third and 14 the fourth. 4 give no quarter.

Dates that have passed. 29 of the 138 dated pipeline projects (21%) have a delivery date before October 2026: 21 are under construction and 8 are still in pre-construction. A passed date can mean a delay, or a building that is done but not yet updated in our database.

Condos, townhomes and houses

312 projects state their home types. A project can have more than one type.

Most projects are condo buildings: 226 have condos. The other 86 are house and townhome communities without condos, and 7 do not say. In Palm Beach County, half of the projects with a stated type are house and townhome communities (29 of 58). In Miami-Dade, 43 of 198 are, mostly in the south of the county around Homestead and Florida City. In Broward, 14 of 56 are.

House and townhome communities are much cheaper per square foot than condo towers: a median of $310 per sq ft (66 communities), and a median starting price of $570,000 (66).

Where the projects are

Cities with 4 or more projects. The city is the one recorded for each project. Projects with a Miami mailing address outside the City of Miami limits are counted on their own line.

Inside the City of Miami, by neighborhood (from each project's map point and the city's neighborhood boundaries):

Price per square foot

These are asking prices per square foot recorded for each project, not prices of closed sales. Each project counts once. "Middle half" means half of the projects fall in this range.

By area, for areas with at least 5 condo projects that have a price per sq ft:

By stage: condo projects in pre-construction ask a median $1,400 per sq ft (53 projects), projects under construction $1,500 (67), and recently completed buildings $1,210 (24). The groups have a different mix of areas, so this is not a price trend.

Starting prices

The starting price is the lowest asking price recorded for a project in the pipeline. It is often a small unit on a low floor.

22 condo projects (16%) start at $5 million or more. The lowest recorded condo starting price is $380,000 at House of Wellness in Miami. Every Palm Beach County condo project in the pipeline with a starting price starts at $1 million or more (15 of 15).

Branded residences

We count a project as branded when its name includes a hotel, restaurant, car, fashion or design brand. We use the name only, not marketing material. 51 of 226 condo projects (23%) are branded by this rule.

By county: Miami-Dade 36 of 155 condo projects, Broward 8 of 42, Palm Beach 7 of 29. By stage: 28 of 101 condo projects in pre-construction, 19 of 87 under construction and 2 of 32 completed recently. Brands are much more common in projects that are not finished yet than in recently completed buildings.

Branded pipeline projects have 10,758 homes (47 projects with a count), about a third of the 32,224 counted condo homes in the pipeline.

Inside Miami-Dade alone, the gap is about 27%. This does not show that the brand alone causes the gap: location, unit size and finishes also differ.

Tall towers and large projects

Condo projects with a floor count: 205. Median: 18 floors. 87 have 12 floors or fewer, 45 have 40 or more, and 20 have 60 or more. All 20 towers of 60 floors or more are in pre-construction or under construction.

Condo projects with a unit count: 214. Median: 122 homes. 59 have 50 homes or fewer, and 45 have 300 or more. The largest by homes:

Rental rules

134 condo projects have a recorded rental rule. We group them by the shortest rental the rule allows. Rules can change before closing, so buyers should read the condo documents.

Short stays are most common in buildings under construction: 29 of 65 with a rule allow stays under 30 days. Many rules also limit how many times a year a unit can be rented.

Units for sale on the MLS

Source: MIAMI MLS and BeachesMLS data via RealVista, listings that were Active, Active Under Contract, Coming Soon or Pending on October 18, 2026. A unit listed in both MLSs counts once.

In buildings that are not finished, these listings are often the developer's own sales of new units. Some can be resales of contracts (assignments). This edition does not separate them.

Recently completed buildings with the most units for sale:

House and townhome communities are not matched to MLS listings in this edition, because their homes have many different street addresses.

Sales progress and association fees

Some condo projects report how much they have sold. The median reported share sold is 45% for projects in pre-construction (24 projects), 70% under construction (46) and 83% for buildings completed recently (16). These are the last recorded figures, not audited numbers.

46 condo projects have an estimated monthly association (HOA) fee per square foot. The median is $1.57 per sq ft per month. The middle half is $1.35 to $1.84. On a 1,000 sq ft unit, $1.57 a sq ft is about $1,570 a month. These are estimates, and fees often rise after owners take control of the building.

How we count

• What is in the database. RealVista's new-development database tracks condo buildings and new house and townhome communities in Miami-Dade, Broward and Palm Beach counties that are in pre-construction, under construction or completed recently. Projects that were stopped or canceled are not included.
• What this edition uses. We used only the values in the database that are cleared for public use. Because of this, some projects in the database are not in this edition, some projects lack some fields, and deposit terms are not included.
• Duplicates. We found 7 pairs of records that describe the same project (the same name, or the same street address and unit count) and counted each pair once. One more record has the street address of another building, so we did not count its MLS units. After these steps the report covers 319 projects.
• n for every number. Not every project has every fact. Each table says how many projects have the value used. Medians use only those projects. Totals of homes count only projects with a unit count, so they are a floor, not the full number.
• Prices. Prices are asking prices recorded for each project, not sale prices. Price per square foot is one figure per project. Each project counts once in a median, whatever its size. "Middle half" is the range from the 25th to the 75th percentile. Area tables show only areas with at least 5 projects.
• Places. County and city are the ones recorded for each project. For projects with a Miami address, we used the project's map point and the City of Miami's boundary to tell the City of Miami from other areas. Neighborhoods inside the City of Miami come from the same map point and the city's neighborhood boundaries.
• Delivery dates. Delivery years and quarters are estimates recorded for each project. They often move. A passed date is not proof of a delay.
• Brands. A project is branded when its name includes one of the brands listed in the branded table. We checked names only. Some projects have a brand partner that is not in the name; they are not counted.
• Rental rules. We read the recorded rule for each project and sorted it by the shortest rental it allows.
• MLS units. We match MLS listings to a project by its street address and location, using listings for sale (Active, Active Under Contract, Coming Soon, Pending) on October 18, 2026. A project with no street address cannot be matched, so a zero can mean "no match". MLS figures: MIAMI MLS and BeachesMLS data via RealVista.
• Not in this edition. Deposit terms, closed sales of new units, price changes over time and developer rankings. We plan to add some of these in later editions.

Data limits

• Coverage is uneven: 163 of 319 projects have a delivery year, 252 a unit count, 232 a starting price and 210 a price per sq ft.
• Palm Beach County has only 8 condo projects with a price per sq ft. Treat its median with care.
• Status and dates can lag behind what happens on site.
• A few recorded values look wrong (for example, a price per sq ft far above the area). Medians and middle-half ranges limit their effect, so we do not show the highest and lowest price per sq ft.