Miami Condo Delivery Calendar 2026-2030: When 54 South Florida Luxury Towers Actually Finish

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 77 South Florida luxury condominium towers I track on LuxuryDade, pulled from developer disclosures and dated construction reports on each building page. Fifty-four of them publish a year. Twenty-three 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

Spread 54 towers across five years and they do not spread evenly. 2028 takes 24 of them. That is 43 percent of every dated entry in the window landing inside twelve months, and more than three times the seven that finish in 2026.

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. That is why the five year rows add to 56 entries while the tower count is 54: the 54 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.

2027 more than doubles it to 16, 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, joined by South Flagler House in West Palm Beach and 7200 Collins in North Beach.

If you want a building finished before the wave, these 23 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-Four Towers in One Year

This is the year the calendar bends. Twenty-four 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 24 buildings. It is Edgewater with three, Coconut Grove with three, then Wynwood, North Beach, Coral Gables, Sunny Isles, Downtown and West Palm Beach with two each, and the rest scattered across Hollywood, Aventura, North Bay Village, Brickell, South Brickell and Midtown. 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, four in 2030, and almost every one is a top-tier branded project where the developer is deliberately taking time.

These nine 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 23 Towers That Publish No Date

Twenty-three of the 77 towers I track, roughly 30 percent, publish no completion year at all. They fall into two very different groups, and confusing them is an expensive mistake.

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.

How Fresh Is the Evidence Behind Every Date

A delivery date is worth exactly what the reporting behind it is worth. Every tower row above now carries a fourth column naming the most recently dated independent publication cited on that tower's own page, with the month that publication carries, linked so you can open it and read it yourself. It is a provenance column, not a forecast. It tells you how recently somebody outside the developer's marketing team wrote about the project, and it is built from the same building pages that feed every date in this report.

Seventy-six of the 77 towers have at least one dated third-party report cited on their page. The exception is Eden Residences Ojus, whose only outside coverage is a press-release wire item with no date in its address, so its row says so instead of guessing. The median report is 84 days old as of September 23, 2026, and the freshest is 22 days old. Here is where the other 76 land.

Sixty-two percent of this calendar rests on reporting published in the last three months. The tail is the part to read carefully. Six towers have no dated independent report newer than a year: 600 Miami WorldCenter (December 2022), ONE Park Tower North Miami (January 2024), Jean-Georges Miami Tropic Residences (November 2024), Andare Residences by Pininfarina (May 2025), Cloud One Residences Wynwood (June 2025) and Havana Enclave (September 2025). Three of those six publish a target of 2027 or sooner, which is the combination worth a phone call before a deposit. If a tower on that list is on your shortlist, start with developer due diligence rather than the brochure.

Three publications carry almost all of the independent coverage behind this board.

Florida YIMBY, PROFILEmiami and The Real Deal are the freshest cited source on 68 of those 76 towers, 89 percent of them. That concentration cuts both ways. It is why this calendar can be checked at all, and it is also why a tower none of the three has covered lately is standing on thinner ground than its brochure suggests. The South Florida development watch tracks the projects that have not reached a building page yet, and the pipeline by construction stage shows how far along each one is.

My rule with buyers is blunt about this. If the newest independent report on a tower is older than the last contract amendment you were asked to sign, the date in the brochure is a plan and not a schedule. I ask the sales team for the current temporary certificate of occupancy target in writing before we discuss anything else, then I check that answer against whatever the trade press last published. If you want that comparison run for a specific tower, send me the building and I will do it. When those two answers disagree, my advice is to wait for the next construction milestone before committing a deposit rather than trusting the earlier of the two.

Two limits you should know before you cite this column. First, it does not claim the linked report is where the delivery date originally came from. The date itself comes from each tower's own timeline section on its building page, which carries its own citation. Second, the column ranks reports by the date inside the article URL, so a report published at an address that carries no date cannot be ranked and is not shown even when it is newer. That applies to 26 of the 77 pages, 600 Miami WorldCenter among them, so read a stale-looking row as "no recent dated report", not as "no recent report".

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.

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-four 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 77 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 54 total. Towers whose published field states a furnishing or completion status instead of a year are grouped under the 23 with no published date.

Scope. This calendar covers the 77 South Florida luxury condominium towers LuxuryDade tracks across Miami-Dade, Broward and Palm Beach counties, at any construction stage from pre-sales to move-in ready. It is not a census of every condominium under construction in South Florida, and it excludes rental, hotel-only and single-family projects. A tower enters this report when it gets a LuxuryDade building page, and it stays until it is delivered and sold out. For the Miami-Dade projects themselves, grouped by area, see new construction in Miami-Dade County in 2026.

How a tower is assigned to a year. The year is whatever that tower's own building page publishes as its completion or delivery target, copied across without adjustment. Nothing here is estimated, modelled or inferred, and a tower with no published year is never assigned one. Where a developer publishes a quarter, the quarter is shown. Where a developer publishes a phase split, both years are shown and the tower is still counted once.

How to check any single row. Open the tower name in the first column and read its timeline section, which carries the citation for the delivery date. Then open the fourth column, which links the most recently dated independent publication cited anywhere on that same building page. The fourth column is selected mechanically: among every outbound link to a recognised publication, the one whose article URL carries the newest year and month wins. Developer and brand sites are deliberately excluded from that selection, because a developer restating its own delivery date is not independent evidence.

What the provenance column does not claim. It does not assert that the linked report is the document that first published the delivery date. It also cannot rank a report published at a URL that carries no date, which is why a newer undated article can sit on a building page without appearing here. That affects 26 of the 77 pages. Four of the cited publications return an automated-access block to a scripted request, so those four links were confirmed by opening them rather than by an automated status check.

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 September 23, 2026. Next scheduled refresh on or before December 22, 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, and the provenance column is regenerated from those pages on every refresh. If you are citing a figure from this page and the verification date above is more than 90 days old, email [email protected] and I will confirm the current number before you publish.

Related Resources

• South Florida condo pipeline 2026: 76 projects by stage
• Miami branded residences: the 2026 pipeline, brand by brand
• the LuxuryDade IRS county migration file for South Florida
• 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

Frequently Asked Questions

When do most Miami luxury condo towers deliver?

2028 is the peak year. Of the 77 South Florida luxury towers LuxuryDade tracks, 54 publish a completion year, and 24 of those land in 2028, against 16 in 2027 and just 7 in 2026. That single year carries more than three times the 2026 volume, based on each developer's own published timeline.

How many Miami condo towers are scheduled to finish in 2026?

Seven of the 54 towers with a published date target 2026, among them 1428 Brickell, 600 Miami Worldcenter and Edition Residences Edgewater. That is the smallest cohort in the five-year window, so a 2026 buyer faces almost no competition from new closings but also has very few branded options that are move-in ready.

Why does 2028 have so many Miami condo deliveries?

Most of the 2028 cohort broke ground between 2024 and 2026, once construction financing reopened after the rate shock. A South Florida luxury tower runs roughly three years from groundbreaking to closing, so a cluster of starts turns into a cluster of finishes about three years later. The calendar is an echo of the lending cycle.

How many Miami luxury condo towers have no published delivery date?

Twenty-three of the 77 towers LuxuryDade tracks publish no completion year, about 30 percent. Some are already finished and selling remaining inventory. Others are actively selling but have not committed to a date in public, which usually means financing or a groundbreaking is still unresolved. Ask before you sign, not after.

Does a published delivery date mean the building will finish that year?

No. A published date is a target, not a promise. Most Miami pre-construction purchase agreements give the developer an outside date well beyond the marketed one, and that outside date is what actually binds. Use this calendar to plan, then read the outside date in your own contract before you wire a deposit.

What does the 2028 delivery wave mean for buyers?

Two things. If you buy into a 2028 delivery, your deposit sits with the developer for roughly two more years and your carrying costs begin in the same year that 20 other buildings hand over keys. If you buy a 2026 or 2027 delivery, you close and settle in ahead of that wave.

Where can I check a specific Miami tower's completion date?

Start with the developer's own project page, the only primary source, then cross-check it against permit and construction milestones reported by outlets such as PROFILEmiami and The Real Deal. Every date on this page traces back to a developer disclosure or a dated construction report cited on that building's LuxuryDade page.