Miami Condo Sellout Tracker 2026: Percent Sold at 15 South Florida Towers

Every Miami sales gallery will tell you how sold out the building is. Almost none of them will tell you the date that number was measured, and nobody publishes the figures for a set of towers side by side. So a buyer comparing two projects is comparing one number that was true last week against another that was true last year.

This report is the LuxuryDade Sellout Tracker. It collects the published percent-sold figure for the 15 South Florida luxury condominium towers where an independent publication has reported one, and it prints the publisher and the month next to every row. Nothing here is estimated, averaged or modelled. If a tower is missing, it is because no dated published figure exists for it, and that absence is itself worth knowing.

The Tracker: Percent Sold at 15 South Florida Towers

Read this table by the last two columns first. A figure with no date is a slogan, and a figure with no publisher is a sales pitch. Every row below carries both.

Published percent-sold figures for 15 South Florida luxury condominium towers, ordered from most sold to least sold, each with the publication that reported it and the month of that report. Compiled by LuxuryDade, last verified November 14, 2026.

Tower	Area	Published sold figure	As of	Reported by
E11even Residences Miami	Park West, Downtown Miami	Sold out, 457 residences at about $375 million	June 2026	The Real Deal
7200 Collins	North Beach, Miami Beach	96 percent, 213 of 222 homes	July 2026	Florida YIMBY
Aria Reserve, South Tower	Edgewater	More than 95 percent	April 2026	Florida YIMBY
Waldorf Astoria Residences Miami	Downtown Miami	More than 90 percent	December 2025	Florida YIMBY
2200 Brickell	Brickell	More than 85 percent at temporary certificate of occupancy	July 2026	Florida YIMBY
Mr. C Hotel and Residences West Palm Beach	West Palm Beach	Past 85 percent	July 2026	PROFILEmiami
Cipriani Residences Miami	Brickell	85 percent	September 2026	PROFILEmiami
Aria Reserve, North Tower	Edgewater	About 85 percent	April 2026	Florida YIMBY
Arbor Residences Coconut Grove	Coconut Grove	Past 80 percent at certificate of occupancy	August 2026	PROFILEmiami
Palma Miami Beach Residences	North Beach, Miami Beach	75 percent	August 2026	The Real Deal
29 Indian Creek	Mid-Beach, Miami Beach	Past 70 percent	October 2026	Florida YIMBY
14 ROC	Downtown Miami	50 percent	June 2026	PROFILEmiami
Faena Residences Miami	Miami River	About 45 percent of 434 residences, at groundbreaking	November 2026	Florida YIMBY
Colette Residences	South Brickell	35 percent presold, before construction start	August 2026	The Real Deal
Residences at Mandarin Oriental, North Tower	Brickell Key	25 percent since the Signature Gallery opened	October 2026	PROFILEmiami

Eight of the 15 towers sit at or past 85 percent. One, E11even Residences Miami, is reported fully sold out, and it reached that at completion in June 2026 rather than at launch. The bottom of the set is the North Tower at the Residences at Mandarin Oriental, Miami, at 25 percent in October 2026, which is a normal reading for a tower that broke ground that same month.

What the Spread Says: 85 Percent Is the Hinge

The useful thing about putting these figures in one table is that the distribution is not smooth. The set clusters at two ends. Eight towers are at or past 85 percent, four are under 50 percent, and only three sit in the middle band between 50 and 85. Buildings do not spend long in the middle.

That shape matches what the construction milestones say. Of the eight towers at or past 85 percent, five had already reached a certificate of occupancy, a temporary certificate of occupancy or completion when the figure was reported. The low-percentage towers are the opposite: Faena Residences Miami was about 45 percent sold at its groundbreaking in November 2026, and Colette Residences was 35 percent presold with construction not yet started.

So percent sold is not really a measure of demand. It is a measure of how far along the building is. A tower at 35 percent before a shovel is in the ground and a tower at 90 percent at topping out can be selling at exactly the same rate.

A percent-sold number tells you where the building is in its life, not how good the deal is. The number I actually want is how many months it took to move the last ten points.

Gerardo Gonzalez, Licensed Real Estate Agent at Compass

Sellout Velocity: The Arbor Curve

One tower in this set has been reported three separate times by the same publication, which makes it the only clean velocity curve available. Arbor Residences in Coconut Grove is a 45-residence building by Ark Capital Group, and PROFILEmiami covered it at three stages.

The only tower in this tracker with three dated readings of the same figure: Arbor Residences Coconut Grove, 45 residences, as reported by PROFILEmiami.

Reported	Published sold figure	Construction milestone	Source
March 2025	50 percent	Under construction	PROFILEmiami
March 2026	Past 70 percent	Temporary certificate of occupancy	PROFILEmiami
August 2026	Past 80 percent	Certificate of occupancy, move-ins underway	PROFILEmiami

That is roughly 30 percentage points in 17 months, or about 13 homes on a 45-home building, and the pace barely changed across a temporary certificate of occupancy and a full certificate of occupancy. For a boutique project in an established neighborhood, that is the shape to expect: steady, not explosive.

It is one building, so it is an illustration and not a market rate. But it is the kind of reading that a single percentage never gives you, and it is the reason this tracker records dates rather than just numbers. If a second and third dated figure appear for any other tower here, they go into this section.

Towers Past 85 Percent: What Is Left Is the Real Question

Eight towers in this set are at or past 85 percent: E11even Residences Miami, 7200 Collins, both Aria Reserve towers, Waldorf Astoria Residences Miami, 2200 Brickell, Mr. C Hotel and Residences West Palm Beach, and Cipriani Residences Miami.

My advice on this band is simple, and it is the opposite of what the number makes people feel. Past about 85 percent you are no longer choosing a building, you are choosing from a list. The lines that sell first are the high floors with the long water view and the efficient two-bedroom layouts, so what survives to the last 15 percent is usually a low floor, an interior exposure, a corner that faces the garage ramp, or a penthouse priced in a different universe. Before you get excited that a tower is almost gone, ask for the availability list by line and floor and look at what is actually on it.

There is a pricing consequence too. Developers raise prices in tiers as a building sells, so the entry price at 90 percent is rarely the entry price that appeared in the launch coverage. Cipriani Residences Miami is the clearest example in this set: it launched from $1.1 million in March 2022 and the published entry price was $1.8 million by the July 2026 top-off, which is a different purchase at the same address.

Towers Under 50 Percent: Where Choice Still Exists

Four towers here are under 50 percent: 14 ROC at 50 percent in June 2026, Faena Residences Miami at about 45 percent in November 2026, Colette Residences at 35 percent presold in August 2026, and the Mandarin Oriental North Tower at 25 percent in October 2026.

None of those is a warning sign on its own, and three of the four were measured at or before groundbreaking. What they share is the thing the late-stage towers no longer have, which is a full floor plate to choose from. If you care about a specific line, a specific exposure or a specific floor, this is the band where you can have it, and you pay for that with time: your deposit sits with the developer for years rather than months.

The reading that should worry you is not a low number. It is a number that does not move. A tower reported at the same percentage across two reports a year apart is telling you something that no single figure ever will, which is why this page keeps the date on every row and keeps old readings when a new one arrives.

Gerardo's Read: Five Questions to Ask About a Sellout Claim

• When was it measured? A figure without a date cannot be compared with anything. Ask for the month, in writing.
• Who published it? A developer restating its own number is not independent. Ask whether PROFILEmiami, The Real Deal or Florida YIMBY has reported the same figure.
• Sold, or reserved? Reservations convert at well under 100 percent. Ask whether the figure counts signed purchase agreements with deposits.
• What is left? Ask for the availability list by line and floor. That is the only number that affects the home you would actually buy.
• What tier is the price in now? Ask for the launch price on your line and the current one. The gap tells you what the sellout already cost you.

If you want any of these answers on a specific tower, that is a phone call, not a web page. Remaining-inventory lists are not published anywhere and they change weekly.

Methodology, Scope and What This Page Does Not Claim

What is in the set. A tower enters this tracker when an independent publication has reported a percent-sold or sold-out figure for it and LuxuryDade carries a building page citing that report. That is 15 towers across Miami-Dade and Palm Beach counties as of November 14, 2026. It is not a census of South Florida pre-construction, and it is not a ranking of demand.

Where each figure comes from. Every row is copied from the linked report without adjustment, in the words that report used, which is why some rows read "more than 85 percent" and others read a flat number. Nothing is rounded, interpolated or converted into a unit count unless the source itself published one.

What this page does not claim. These figures are developer-reported and are not audited by anyone. They are not closed sales, they are not MLS data, and this report contains no multiple listing service content of any kind. A tower absent from the table is not unsold, it is unreported.

How to check any row. Open the tower name in the first column to read the LuxuryDade building page, which carries the same citation in context, then open the publication in the last column to read the original report. If a link no longer resolves, email the address below and it gets fixed or the row gets pulled.

Why this cut does not exist anywhere else. Each of these figures was published once, inside a story about a construction loan, a groundbreaking or a certificate of occupancy, and then left there. Putting them in one dated table is the work, and it is work nobody else is doing for South Florida.

Last verified November 14, 2026. Next scheduled refresh on or before February 14, 2027. This tracker is refreshed whenever a new dated figure is published for a tower already in the set, or when a new tower qualifies. If you are citing a figure from this page and the verification date above is more than 90 days old, email g.gonzalez@compass.com and I will confirm the current number before you publish.

Related Resources

• South Florida condo pipeline 2026: projects by stage
• Miami Condo Delivery Calendar 2026-2030
• Miami branded residences: the 2026 pipeline, brand by brand
• The Miami pre-construction buying process, step by step
• How to vet a Miami developer before you sign
• Miami pre-construction deposit schedule 2026
• South Florida Development Watch
• Every Miami luxury building we track

Frequently Asked Questions

What does percent sold mean on a Miami pre-construction condo?

It is the share of a tower's residences under a signed purchase contract with a deposit, as the developer reports it. It is not closed sales, it is not MLS data, and it is not audited. That is exactly why the LuxuryDade Sellout Tracker records who published each figure and when, so a reader can open the source and judge it.

Which Miami condo tower is closest to sold out in 2026?

Among the 15 towers in this tracker, E11even Residences Miami is the only one reported fully sold out, at completion in June 2026 per The Real Deal. The highest figure on a tower still selling is 7200 Collins in North Beach at 96 percent, 213 of 222 homes, reported by Florida YIMBY in July 2026.

How do I verify a developer's percent-sold claim before I sign?

Ask the sales gallery for the figure in writing with the date it was measured, then look for the same number in a dated independent report such as PROFILEmiami, The Real Deal or Florida YIMBY. If the only source is the brochure, treat it as marketing. Then ask for the current availability list by line and floor, which is the number that actually affects your purchase.

Does a high percent sold mean I should move faster?

Not on its own. My advice is that past about 85 percent the question stops being whether to buy the building and becomes whether the specific homes left are the ones you want. In that band the easy lines are gone, so you are usually choosing between a low floor, an interior exposure or a price well above the original launch tier.

Is 35 percent presold a red flag for a Miami condo?

No, not by itself. Colette Residences in South Brickell was reported 35 percent presold in August 2026 before construction started, which is normal for that stage. The number only becomes a warning when it stops moving: a tower that holds the same figure across two years of reports is telling you something a single reading never will.

How fast do Miami pre-construction condos usually sell out?

The only clean multi-reading curve in this tracker is Arbor Residences in Coconut Grove, which PROFILEmiami reported at 50 percent in March 2025, past 70 percent in March 2026 and past 80 percent in August 2026. That is about 30 points in 17 months on a 45-home building, and it is one project, not a market average.

Where can I see what is still available in a tower past 85 percent sold?

Open that tower's LuxuryDade building page for the published figure and its source, then contact Gerardo Gonzalez, a licensed agent at Compass, for the current availability list. Remaining-inventory lists change weekly and are not published anywhere, so the honest answer is that it takes a phone call to the right person.