Of the 65 South Florida luxury towers I track, 47 publish a completion year, and 21 of those land in 2028, triple the seven finishing in 2026. The number I actually watch is the 18 towers that publish no date at all, because in this market silence is the real signal. Before you sign, read the outside date in the contract, not the date on the brochure.
A pre-construction contract is a bet on a date. You wire a deposit today against a building that does not exist yet, and the year it finishes decides when your carrying costs start, when your financing has to be real, and how many other new units hit the market the same month you get your keys. Almost nobody publishes that date in one place.
So I built the calendar. This report lays out the published completion year for all 65 South Florida luxury condominium towers I track on LuxuryDade, pulled from developer disclosures and dated construction reports on each building page. Forty-seven of them publish a year. Eighteen do not, and that gap turns out to be as informative as the dates themselves.
- The Shape of the Calendar: 2028 Carries Triple the Load
- 2026 and 2027: The Thin Years
- 2028: Twenty-One Towers in One Year
- 2029 and 2030: The Long Tail
- The 18 Towers That Publish No Date
- Why 2028 Stacked Up: The Calendar Is an Echo of the Lending Cycle
- What a 2028 Delivery Actually Costs You
- Gerardo's Read: How to Use a Delivery Calendar Before You Sign
- Methodology and Sources
- Frequently Asked Questions
The Shape of the Calendar: 2028 Carries Triple the Load
Spread 47 towers across five years and they do not spread evenly. 2028 takes 21 of them. That is 45 percent of every dated tower in the window landing inside twelve months, and three times the seven that finish in 2026.
| Delivery Year | Towers | Share of Dated Towers | Versus 2026 |
|---|---|---|---|
| 2026 | 7 | 15% | baseline |
| 2027 | 13 | 28% | 1.9x |
| 2028 | 21 | 45% | 3.0x |
| 2029 | 5 | 11% | 0.7x |
| 2030 | 3 | 6% | 0.4x |
| Total dated | 47 | 100% | of 65 tracked |
Two towers appear in two years because they deliver in phases. Olara Residences West Palm Beach targets Q4 2026 and early 2028, and St. Regis Residences Sunny Isles Beach splits Phase I in 2028 from Phase II in 2029. The 47 count treats each building once.
None of this shows up in the monthly market statistics. MIAMI REALTORS states it plainly in every release: the sales totals do not include South Florida new construction, pre-construction or condo conversion sales, because they are largely not reported in the MLS (MIAMI REALTORS, May 2026). The resale market gets measured every month. The delivery pipeline gets measured by whoever bothers to build the calendar.
Buyers ask me whether Miami is oversupplied. The honest answer is that it depends entirely on which year you are closing in. A 2026 buyer and a 2028 buyer are purchasing in two different markets, and the only thing separating them is a date on a contract most people never read carefully.
Gerardo Gonzalez, Licensed Real Estate Agent at Compass
2026 and 2027: The Thin Years
Seven towers finish in 2026. That is the smallest cohort in the whole window, and it explains something buyers find counterintuitive: the market feels crowded with sales galleries while almost nothing is actually being handed over.
| Tower | Submarket | Published Target |
|---|---|---|
| 600 Miami WorldCenter | Downtown Miami | 2026 |
| EDITION Residences Edgewater | Edgewater | 2026 |
| Havana Enclave Little Havana | Little Havana | End of 2026 |
| Oasis Hallandale Beach | Hallandale Beach | 2026 (West Tower) |
| Olara Residences West Palm Beach | West Palm Beach | Q4 2026, Early 2028 |
| Six Fisher Island | Fisher Island | 2026 |
| The Residences at 1428 Brickell | Brickell | 2026 |
2027 nearly doubles it to 13, and this is where the branded inventory starts landing. Cipriani, St Regis Miami, Mercedes-Benz Places, Dolce & Gabbana and Rosewood Hillsboro Beach all sit in this year.
| Tower | Submarket | Published Target |
|---|---|---|
| Andare Residences by Pininfarina | Fort Lauderdale | 2027 |
| Cipriani Residences Miami | Brickell | Summer 2027 |
| Dolce & Gabbana Residences Miami | Brickell | 2027 |
| LOFTY Brickell | Brickell | End of 2027 |
| Mercedes-Benz Places Miami | Brickell | Q4 2027 |
| Rivage Bal Harbour | Bal Harbour | 2027 |
| Rosewood Residences Hillsboro Beach | Hillsboro Beach | Early 2027 |
| St Regis Residences Miami | South Brickell | Q4 2027 |
| Surf Row Residences Surfside | Surfside | Targeted 2027 |
| The Perigon Miami Beach | Mid-Beach | Q2 2027 |
| The Standard Residences Brickell | Brickell | 2027 |
| Tula Residences North Bay Village | North Bay Village | 2027 |
| Villa Miami Residences | Edgewater | Late 2027 |
If you want a building finished before the wave, these 20 towers are the list. The trade is that most of them are well into their sell-out, so floor and line selection is thinner than it was two years ago. For the mechanics of what you actually sign, see the step-by-step pre-construction buying process.
2028: Twenty-One Towers in One Year
This is the year the calendar bends. Twenty-one towers, spread from Coral Gables to West Palm Beach, all targeting completion inside the same twelve months.
Read the submarket column, not just the count. The 2028 cohort is not one neighborhood absorbing 21 buildings. It is Edgewater with three, Coral Gables with three, Coconut Grove with three, and the rest scattered across Sunny Isles, Surfside, Hollywood, Aventura, North Bay Village, Downtown, Brickell, West Palm Beach and Boca. Concentration by year does not automatically mean concentration by block.
Where it does bite is Edgewater. Edge House, HQ Residences and The Cove all target 2028 in the same corridor, and Anantara follows in 2030. A buyer closing in Edgewater in 2028 should assume neighbors are listing resales the same quarter.
2029 and 2030: The Long Tail
After 2028 the calendar thins fast. Five towers in 2029, three in 2030, and every one of them is a top-tier branded project where the developer is deliberately taking time.
| Tower | Submarket | Published Target |
|---|---|---|
| Faena Residences Miami | Downtown Miami | 2029 |
| Kempinski Residences Miami Design District | Miami Design District | Q4 2029 |
| Mandarin Oriental Residences Miami | Brickell Key | 2029 |
| St. Regis Residences Sunny Isles Beach | Sunny Isles Beach | Phase I 2028, Phase II 2029 |
| The Delmore Surfside | Surfside | Anticipated 2029 |
| Tower | Submarket | Published Target |
|---|---|---|
| Anantara Residences Miami | Edgewater | 2030 |
| DELANO Residences Miami | Downtown Miami | 2030 |
| Miami Design Residences by Fouquet's | Miami Design District | 2030 |
These eight are the longest-dated commitments on the board. A 2030 delivery means a deposit sitting with a developer for roughly four years from today. That is not automatically bad, and Mandarin Oriental on Brickell Key and Faena are exactly the kind of scarcity plays that justify the wait, but it is a very different financial decision from a 2026 close, and it should be priced that way.
The 18 Towers That Publish No Date
Eighteen of the 65 towers I track, roughly 28 percent, publish no completion year at all. They fall into two very different groups, and confusing them is an expensive mistake.
| Tower | Submarket | What the developer publishes |
|---|---|---|
| 2200 Brickell | Brickell | No date published |
| 619 Brickell, Nobu Residences | Brickell | No date published |
| Aria Reserve Miami | Edgewater | No date published |
| Banyan Tree Residences West Palm Beach | West Palm Beach | No date published |
| E11even Residences Miami | Park West | Fully furnished |
| Frida Kahlo Wynwood Residences | Wynwood | Contact me for the timeline |
| LILLI Edgewater Miami | Edgewater | No date published |
| Mr. C Residences Boca Raton | Boca Raton | Contact for details |
| ONE Park Tower by Turnberry | North Miami | Completed, move-in ready |
| One Twenty Brickell Signature Residences | Brickell | Furnished and finished |
| Palm Tree Residences Miami | Downtown Miami | No date published |
| Palma Miami Beach | North Beach | Turnkey furnished |
| Salato Pompano Beach | Pompano Beach | No date published |
| Seventeen Gables Residences | Coral Gables | Not yet published by developer |
| THE WELL Coconut Grove | Coconut Grove | No date published |
| The Shore Club Private Collection | South Beach | No date published |
| TwentySixth & 2nd Wynwood Residences | Wynwood | Fully furnished |
| Vita at Grove Isle | Coconut Grove | No date published |
The first group is finished. ONE Park Tower is move-in ready. E11even Residences, One Twenty Brickell, Palma Miami Beach and TwentySixth & 2nd list furnishing status instead of a date because there is nothing left to wait for. For those, no date is good news.
The second group is still selling and has not committed to a year publicly. Seventeen Gables states outright that the developer has not published one. Others simply route the question to a sales contact. That is usually a signal that construction financing, a pre-sale threshold or a groundbreaking is still unresolved. Construction is moving on some of them: PMG and LNDMRK completed the foundation pour at TwentySixth & 2nd in June 2026 after closing a $126 million construction loan (PROFILEmiami).
Cost pressure is part of why developers hold dates back. Construction defect litigation has been pushing liability insurance premiums up for South Florida developers and design professionals through 2026 (Bisnow), and insurance is one of the line items that decides whether a project pencils on schedule. Before you commit, work through developer due diligence for pre-construction.
Why 2028 Stacked Up: The Calendar Is an Echo of the Lending Cycle
A delivery calendar is not really a forecast of demand. It is a picture of what happened at the bank three years earlier.
A South Florida luxury tower runs roughly three years from groundbreaking to closing, sometimes longer for the tallest ones. So the towers finishing in 2028 are the ones that broke ground in 2025 and 2026, when construction financing loosened again after the rate shock and a backlog of projects that had been sitting fully designed finally got funded. A cluster of starts becomes a cluster of finishes.
The rate backdrop matters here. Freddie Mac put the 30-year fixed at 6.44 percent in May 2026 (reported by MIAMI REALTORS). That is high enough to keep marginal projects from starting, which is exactly why 2029 and 2030 look thin: fewer groundbreakings now means fewer deliveries then. The 2028 bulge is not a permanent condition. It is one cohort moving through.
This is also why I distrust any prediction that Miami is heading for a glut. A glut needs deliveries and weak absorption at the same time. Deliveries are concentrated in one year and then fall off a cliff.
What a 2028 Delivery Actually Costs You
Three concrete consequences follow from the year on your contract, and none of them are theoretical.
Your deposit sits longer. Miami pre-construction deposits are staged, and the total committed before closing is substantial. A 2028 delivery means that money is with the developer roughly two years longer than a 2026 delivery. Work through the Miami pre-construction deposit schedule before you decide the wait is free.
Your carrying costs start in a crowded year. Taxes, insurance and HOA begin at closing, not at contract. If 20 other buildings close the same year, some of your neighbors will be listing or renting immediately. The true cost of owning a Miami luxury condo is where that math lives.
Your financing has to be real on a date you picked years earlier. This is where I see deals break. Existing condo inventory in Miami-Dade was 12,016 listings in May 2026, a 12.9 months supply that puts existing condos in a buyer's market, while single-family sat at 5.2 months (MIAMI REALTORS). If an appraisal comes in under contract price at closing, you cover the gap in cash. See the pre-construction appraisal gap.
| What changes | 2026 delivery | 2028 delivery |
|---|---|---|
| Deposit held by developer | Roughly 0 to 1 more year | Roughly 2 more years |
| Other towers closing that year | 6 others | 20 others |
| Carrying costs begin | 2026 | 2028 |
| Financing locked at | Near-term rates | Rates nobody can quote today |
| Floor and line selection | Late in sell-out, thinner | Earlier, wider |
Gerardo's Read: How to Use a Delivery Calendar Before You Sign
My advice on delivery dates is the same one I give on every pre-construction contract, and it has nothing to do with picking the earliest year.
Read the outside date, not the marketed date. The year in the brochure is a target. The outside date buried in the purchase agreement is the one that binds, and it is routinely years beyond what the sales gallery says. When a client asks me whether a 2028 building will really finish in 2028, my answer is that the contract already tells them how much later it is allowed to be. That is the number to negotiate.
Match the year to your actual life, not to the deal. If you need to be living in Miami in 2027, a 2029 tower is not a bargain no matter how good the pricing is. I have watched buyers take a discount on a long-dated building and then pay for a rental for three years, which erased the discount.
Treat a missing date as a question, not a red flag. Half the towers with no published year are simply finished. The other half have something unresolved. The way to tell them apart is to ask whether the project has closed construction financing and broken ground, because those two facts are public and a date is not.
If you are buying into 2028, buy the building, not the year. Twenty-one towers finishing together means the weak ones will be obvious and the genuinely scarce ones will not care. Fisher Island, Bal Harbour and Brickell Key have hard geographic boundaries. An inland tower with 400 units and three competitors on the same street does not.
The wider market is holding up while all of this is queued. Miami-Dade sales priced at $5 million and above climbed 27 percent year over year in March 2026 (MIAMI REALTORS), and total $1 million and up sales rose 14.7 percent in May 2026 (MIAMI REALTORS). The top of this market is absorbing. That is the demand side the 2028 cohort is delivering into.
Methodology and Sources
The delivery years in this report come from the 65 South Florida luxury condominium building pages published on LuxuryDade. Each building page carries a completion or delivery field sourced from the developer's own project materials or from a dated construction report, and each of those citations is linked on the building page itself. This report reads those fields and groups them by year. It does not estimate, model or infer a date for any tower.
A tower is counted once even when it delivers in phases, so Olara Residences West Palm Beach and St. Regis Residences Sunny Isles Beach each appear in two year tables but are counted once in the 47 total. Towers whose published field states a furnishing or completion status instead of a year are grouped under the 18 with no published date.
Market context comes from MIAMI REALTORS May 2026 statistics, MIAMI REALTORS March 2026 statistics, Bisnow for the South Florida preconstruction pipeline count, Bisnow on construction defect insurance costs, and PROFILEmiami for construction milestones. Coverage is the LuxuryDade tracked set, not a census of every condominium under construction in South Florida.
Last verified August 19, 2026. This calendar is reviewed on the same schedule as the building pages that feed it, so a tower that publishes or revises a date is updated here.
Related Resources
- Miami Price Per Square Foot 2026: 11 Areas Ranked
- Miami Pre-Construction Deposit Schedule 2026
- The Miami Pre-Construction Buying Process, Step by Step
- How to Vet a Miami Developer Before You Sign
- What Happens If You Default on a Pre-Construction Deposit
- South Florida Development Watch
- Every Miami Luxury Building We Track
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