South Florida Condo Pipeline 2026: 76 Projects by Stage, 24,130 Units

Every week a buyer sends me a rendering and asks what I think of the building. The rendering never says whether anyone has pulled a permit. It does not say whether a site plan has been filed, whether the land is even under contract, or whether the whole thing is a press release attached to an architect's name. That gap between what a project looks like and where it actually stands is the single most expensive thing a pre-construction buyer does not know.

So I keep a file. This report opens it. It is a stage-by-stage census of the 76 South Florida condominium and mixed-use development projects I track that carry at least one dated published source, current to September 5, 2026. It answers one question in one place: of everything being announced across Miami-Dade, Broward and Palm Beach, how much of it is real right now.

The Stage Census: Where 76 Projects Actually Stand

A development does not go from announcement to keys in one step. It moves through stages, each one a public act that costs the developer real money and creates a real record. Sorting the tracked set by stage is the fastest way to see how much of the noise is signal.

South Florida development projects tracked by LuxuryDade with at least one dated published source, by stage, as of September 5, 2026. Unit totals count only the projects that publish a unit figure.

Stage	Projects	Share	Publishing Units	Units
Rumor	4	5.3%	1	829
Proposed	12	15.8%	7	1,616
Filed	9	11.8%	8	1,869
Planned	18	23.7%	12	5,753
Permitted	14	18.4%	10	9,149
Under construction	12	15.8%	11	4,102
Coming soon	4	5.3%	3	199
Completed	3	3.9%	3	613
Total	76	100%	55	24,130

The single largest stage is planned, with 18 projects. Planned means a design exists and the developer is talking about it publicly, but the building permit is not issued. Add rumor, proposed and filed and 43 of the 76 projects, 56.6 percent, are somewhere in that pre-permit territory where the unit count on the brochure is a proposal rather than a fact.

Only 38 Percent Have Cleared Paper, but They Hold 58 Percent of the Units

Group the eight stages into three buckets and the shape of the pipeline changes. Permitted, under construction and completed are the projects that have cleared the legal hurdle to rise. Rumor, proposed, filed and planned are still paper. Coming soon sits between them, marketing a launch without a permit behind it.

Tracked South Florida projects grouped by whether the building permit has issued, September 5, 2026. Unit shares are of the 24,130 units published across 55 projects.

Bucket	Projects	Share of Projects	Units	Share of Units
Past permitting	29	38.2%	13,864	57.5%
Still on paper	43	56.6%	10,067	41.7%
Coming soon, no permit	4	5.3%	199	0.8%

That inversion is the finding I did not expect. Fewer than four in ten tracked projects have cleared permitting, but those few carry nearly six in ten of the units. The average past-permitting project is far larger than the average paper project, and the reason is capital. Reaching a permit in South Florida takes years of carrying cost, consultants and a lender who has looked at the numbers. That process filters out the small speculative entries before it filters out the large capitalized ones.

For a buyer the practical translation is short. The supply that will genuinely compete with your resale in three years is concentrated in a small number of big, well-funded towers, not spread evenly across every name in the news.

People assume the risk in pre-construction is that the market turns. In my experience the more common outcome is quieter than that: the project never gets built, the deposit comes back years later, and the buyer has lost the appreciation they would have earned somewhere real.

Gerardo Gonzalez, Licensed Real Estate Agent at Compass

The 24,130 Units the Inventory Reports Cannot See

Every month somebody quotes a months-of-supply number at me as if it settles the question of whether South Florida is oversupplied. It does not, and the reason is printed in the source itself. MIAMI REALTORS states in every release that its 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 + RWorld, July 2026).

So the monthly numbers measure the resale market, and they measure it well. Here is what they say, alongside the pipeline they cannot see.

Existing condominium resale supply for July 2026 per MIAMI REALTORS and RWorld, set beside the tracked development pipeline for the same county as of September 5, 2026. The two columns count different things and do not overlap.

County	Resale Months of Supply	Active Resale Listings	Tracked Pipeline Projects	Tracked Pipeline Units
Miami-Dade	12.0	11,324	53	16,162
Broward	10.0	9,533	12	5,943
Palm Beach	6.7	5,853	11	2,025

Miami-Dade resale condo inventory actually fell 11.79 percent year over year in July 2026, from 12,838 active listings to 11,324, a sixth straight monthly decline (MIAMI REALTORS + RWorld). Broward condo inventory fell 15.79 percent (MIAMI REALTORS + RWorld) and Palm Beach fell 19.26 percent (MIAMI REALTORS + RWorld).

Read those two facts together and the market looks different from either one alone. Resale supply is tightening across all three counties, while a pipeline of 24,130 tracked units waits behind it, more than half of it already permitted. Neither number is wrong. They just describe different halves of the same market, and only one of them gets published every month.

Miami-Dade Carries 53 of 76, and Broward Builds the Biggest

Concentration matters more than the headline count. Miami-Dade holds 53 of the 76 tracked projects, 69.7 percent of the file, and 22 of those have cleared permitting. Broward and Palm Beach are far smaller by project count but they are not smaller by ambition.

Tracked South Florida development projects by county, September 5, 2026. Average project size is computed only across the projects in that county that publish a unit count.

County	Projects	Past Permitting	Share Past Permitting	Units Published	Average Project
Miami-Dade	53	22	41.5%	16,162	404 units
Broward	12	4	33.3%	5,943	849 units
Palm Beach	11	3	27.3%	2,025	253 units

Broward averages 849 units per project, more than twice Miami-Dade's 404 and more than three times Palm Beach's 253. Land parcels north of the county line are bigger and cheaper, so the projects that pencil there are large multi-tower schemes rather than single boutique buildings. Palm Beach runs the opposite way, with the smallest average project and the lowest permitted share of the three.

What Each Stage Means, and What Skipping the Question Costs

Stage language gets used loosely in sales galleries. Here is what each term means in practice, and what it tells you about the odds.

Definitions used to classify each project in this report, with the number of tracked projects at that stage on September 5, 2026.

Stage	What Has Actually Happened	Projects
Rumor	Reported interest, a land tour or a broker whisper. Nothing filed, nothing confirmed by the owner.	4
Proposed	The developer has announced an intent publicly. Design can still change completely.	12
Filed	A public application exists with a city or county board. No approval yet.	9
Planned	Approved or advancing with a published design and unit count, but no building permit.	18
Permitted	The building permit is issued. The project is legally cleared to rise.	14
Under construction	Work is visibly underway on site, from piles to topping out.	12
Coming soon	Sales are being marketed ahead of a permit. Timeline is a target, not a schedule.	4
Completed	Delivered. Any remaining units are developer inventory, not pre-construction.	3

• Rumor and proposed: treat the unit count, the price and the delivery year as placeholders. All three routinely move.
• Filed and planned: the design is real enough to evaluate, but a deposit here is funding a project that still needs a permit to exist.
• Permitted: the first stage where the marketed timeline is worth taking seriously. Ask for the permit number.
• Under construction: the risk shifts from whether it happens to when. Delays are normal, cancellation is rare.

Where the Reporting Comes From: 104 Dated Citations

A pipeline file is only as good as what it is built from. Every one of the 76 projects here carries at least one dated report from a named publication or a developer's own site, 104 citations in total, and 97 of those 104 were published in 2026. The newest is dated September 4, 2026.

Publications behind the 104 dated citations supporting the 76 tracked projects, September 5, 2026.

Publication	Dated Citations	Share
The Real Deal	40	38.5%
Florida YIMBY	36	34.6%
PROFILEmiami	6	5.8%
South Florida Business Journal	5	4.8%
Bisnow	4	3.8%
Other outlets and developer sites	13	12.5%

Two outlets, The Real Deal and Florida YIMBY, account for 73.1 percent of the citations. That is a real limitation and worth stating plainly: this file inherits their coverage priorities. A project that never gets written up does not appear here, no matter how far along it is. For wider context on regional volume, Bisnow has put roughly 115 condo projects and nearly 18,000 units in preconstruction across the Downtown Miami core, Miami Beach and Broward.

Gerardo's Read: I Price the Stage Before I Price the Unit

The advice I give buyers on pre-construction has narrowed to one question over the last two years, and it is not about the finishes. It is whether anyone has pulled a permit. Everything else on the table, the price per foot, the deposit schedule, the amenity list, is a negotiation. The permit is a fact.

What I tell clients weighing an early-stage tower against a permitted one is this. At planned stage you are being asked to fund optionality. You take the launch pricing, and in exchange you accept that the building may be redesigned, resized, delayed by years, or never built at all, and that your money sits in escrow while the market moves without you. That trade can be worth it, but only when the discount to a permitted comparable is large enough to pay you for the wait. Most of the time it is not, because early pricing is set against where the developer hopes the market will be, not where it is.

My rule with the 43 paper projects in this file is simple. I will show a client an unpermitted project, and I will tell them exactly which stage it is at and what still has to happen. What I will not do is let them compare its price to a permitted tower as if the two carry the same risk. They do not, and the gap in this file is not small: 29 projects are legally cleared to rise and 43 are not.

• Ask for the permit number, not the timeline. A timeline is marketing. A permit number is a public record you can verify yourself.
• Read the outside date in the contract. The marketed delivery year is not the date that binds the developer.
• Weigh your competition by stage, not by count. The 29 permitted projects are what will actually be on the market with you.
• Watch the county, not just the neighborhood. Broward projects average 849 units, so a single Broward start changes local supply far more than a Miami-Dade one.

Methodology, Scope and What This Cannot Tell You

This report reads the LuxuryDade South Florida development tracking file as of September 5, 2026. That file holds 87 entries. Eleven of them carry no dated published source yet and are excluded from every figure on this page, which leaves the 76 projects reported here. Nothing is estimated, modelled or inferred: a project appears only when a named publication or a developer's own site has reported it with a date.

Stage is recorded from the most recent dated report for each project and follows the definitions in the table above. Unit counts are the developer's or the reporting outlet's published figure. Twenty-one of the 76 projects publish no unit count, so every unit total on this page describes 55 projects, not 76, and the true pipeline is larger than 24,130 units. County is assigned from the project's stated address or neighborhood.

Scope limits worth stating. This is a tracked set, not a census of every condominium project in South Florida, and it inherits the coverage priorities of the outlets it is built from. It includes rental and mixed-use projects alongside for-sale condominiums, because both compete for the same land and the same construction capacity. It does not predict which paper projects will be built, and a permit is not a guarantee of delivery, only of legal clearance to begin.

Resale market context comes from MIAMI REALTORS and RWorld July 2026 Miami-Dade statistics, the Broward release and the Palm Beach release, all published August 17, 2026 and covering July 2026, the most recent county data available at publication.

Last verified September 5, 2026. This census is rebuilt from the tracking file on the same schedule the file is reviewed, so a project that clears permitting or breaks ground moves buckets here. The next scheduled update is December 2026.

Related Resources

• South Florida Development Watch: every project in this file, one card each
• Miami Condo Delivery Calendar 2026-2030: when 47 towers finish
• Miami Months of Supply 2026: the resale half of this market
• New Construction Condos Miami-Dade 2026
• How to Vet a Miami Developer Before You Sign
• What Happens If You Default on a Pre-Construction Deposit
• Miami Pre-Construction Deposit Schedule 2026
• Every Miami Luxury Building We Track

Frequently Asked Questions

How many condo projects are in the South Florida pipeline in 2026?

LuxuryDade tracks 76 South Florida condominium and mixed-use development projects that carry at least one dated published source, as of September 5 2026. Fifty-five of them publish a unit count, and those 55 total 24,130 units. The set covers Miami-Dade, Broward and Palm Beach counties and is a tracked set, not a census of every project in the region.

How many South Florida condo projects have actually been permitted?

Twenty-nine of the 76, or 38.2 percent. That is 14 permitted, 12 under construction and three completed. The other 43 are still on paper at rumor, proposed, filed or planned stage, and four more are marketing a launch without a permit. A project that has not cleared permitting can still be redesigned, resized or dropped.

Do the 29 permitted projects account for most of the units?

Yes. The 29 projects past permitting hold 13,864 of the 24,130 tracked units, which is 57.5 percent, while the 43 still on paper hold 10,067 units, or 41.7 percent. The larger a project is, the more likely it is to be far enough along to be real, because the capital needed to reach a permit filters out the small speculative entries first.

Does Miami condo months of supply include pre-construction?

No. MIAMI REALTORS states in every release that its sales totals exclude South Florida new construction, pre-construction and condo conversion sales because they are largely not reported in the MLS. Miami-Dade existing condominiums sat at 12 months of supply across 11,324 active listings in July 2026, and none of the 24,130 pipeline units in this report are inside that figure.

Which South Florida county has the most projects in the pipeline?

Miami-Dade, with 53 of the 76 tracked projects, or 69.7 percent, and 16,162 units across the 40 that publish a count. Broward holds 12 projects and Palm Beach 11. Broward's projects are the largest on average at 849 units each, against 404 in Miami-Dade and 253 in Palm Beach.

What does each pipeline stage actually mean for a buyer?

Rumor and proposed mean nothing is filed and the design can still change completely. Filed and planned mean a public application exists but no approval to build. Permitted means the building permit is issued and the project is legally cleared to rise. Under construction means work is visibly underway. Only the last two carry a meaningful probability of delivering on the marketed timeline.

Where does the data in this pipeline report come from?

Every project in the set traces to a dated published report. The 104 dated citations behind these 76 projects break down as 40 from The Real Deal, 36 from Florida YIMBY, six from PROFILEmiami, five from the South Florida Business Journal, four from Bisnow and 13 from other outlets and developer sites. Ninety-seven of the 104 were published in 2026.