There is a conversation I have regularly with buyers who just signed a pre-construction contract in Miami without representation. They tell me the developer's sales team was incredibly helpful. The model unit was gorgeous. The deposit structure seemed straightforward. And then, when they actually read the contract — all 80-plus pages of it — they realize how much they didn't understand and how many decisions favored the developer, not them.
I'm Agu Ukaogo, a South Florida luxury real estate advisor brokered through Premier Partners | Real Brokerage. My north star is: Buy the home. Protect the family. Build the legacy. Buying new construction in Miami is one of the most exciting opportunities in this market — but it also carries unique risks that buyers who aren't guided by an expert are consistently unprepared for. This page explains what those risks are, what I do to protect you from them, and why you should never walk into a developer sales office without someone in your corner.
Why You Need an Agent for New Construction
The most common mistake I see pre-construction buyers make is assuming they don't need representation because they're buying directly from the developer. Here's the reality: the developer's sales agents work for the developer. Their job is to sell as many units as possible at the highest price, on contract terms most favorable to their employer. They are professional salespeople. They are good at what they do.
Your agent — if you have one — works exclusively for you. And critically, the developer typically pays the buyer's agent commission, which means you get professional representation at no additional cost to you. There is no financial reason to walk in unrepresented. And there are significant financial reasons not to.
In almost every new construction transaction in Miami, the developer pays the buyer's agent commission directly. You do not pay it. Walking into a developer sales office without a buyer's agent doesn't save you money — it just means the commission goes back to the developer while you're left without an advocate. Bring your agent. It costs you nothing and protects you from a great deal.
What I Do Differently — The Agu Approach to New Construction
My approach to guiding buyers through new construction in Miami is built on three things: access, analysis, and advocacy. Here's what that looks like in practice.
Developer Relationships and Pre-Launch Access
The best units in Miami's most sought-after new construction buildings are not sold to the public through the main sales center on day one. They are sold in pre-launch and soft-launch phases to buyer's agents who have established relationships with the developer's sales teams. I have those relationships. If a development I believe in is opening a pre-launch allocation, my clients hear about it before the general public does — and they get first access to unit selection, which is where the best floors, views, and orientations live.
Developer Reputation Research
Not all Miami developers are created equal. Some have a long track record of delivering on time, on spec, and at the quality they sold. Others have a history of delays, material changes, or — in the worst cases — projects that were restructured or transferred during construction. Before I recommend that a client sign a pre-construction contract, I research the developer's track record in detail: past projects, delivery history, financial structure, and reputation in the agent community.
Contract Review — Line by Line
Pre-construction contracts in Miami can run 80 to 120 pages. They include provisions that buyers routinely overlook: the developer's right to change specifications, what constitutes a material change versus an acceptable substitution, the mechanism for deposit refunds if the project is canceled, the assignability of the contract if you need to sell before closing, and the definition of "substantial completion" that triggers your closing obligation. I review all of it with a real estate attorney when warranted, and I explain every provision that matters before my client signs.
Understanding the Deposit Structure
Pre-construction deposits in Miami work differently from resale transactions. Instead of a single earnest money deposit, most luxury pre-construction contracts require installment deposits over the construction timeline — and those funds are committed for months or years before you receive the finished product.
A typical structure for a high-end Miami tower might look like this:
- 10% at contract signing — held in escrow immediately
- 10% at groundbreaking or permit issuance
- 10% at a defined construction milestone (often when the building tops off)
- Balance at closing — which could be 2 to 4 years after contract
Total deposit exposure before delivery can range from 20% to 50% of the purchase price, depending on the developer. Understanding where those funds go, how they're held, what interest they earn, and what the refund terms are if the project is canceled or materially changed is essential knowledge before you commit. I explain all of this — and negotiate the best possible terms — before you sign.
Timeline Management — What Really Happens Between Contract and Close
Pre-construction timelines in Miami almost always extend beyond the original projection. Permitting delays, supply chain disruptions, weather events during construction, and labor constraints all push delivery dates. The best developers are transparent about this and communicate proactively. The worst are slow to acknowledge delays until they become unavoidable.
What this means for buyers: your financing situation in year one may look very different from your financing situation when the building actually delivers two or three years later. Rate environments change. Life circumstances change. I help my pre-construction clients plan for multiple scenarios from the beginning — including what happens if they need to sell the contract before closing, whether the contract is assignable, and what the transfer fees and restrictions look like.
I also track construction progress on active deals throughout the timeline. When a building is nearing delivery, there are deadlines — for selecting finishes, scheduling the pre-closing inspection, and arranging financing — that buyers can miss if no one is monitoring the process. I make sure nothing falls through the cracks.
Featured Miami New Construction Buildings
Miami's new construction pipeline in 2026 includes some of the most ambitious luxury residential towers ever built in this market. Here are the projects I'm fielding the most buyer inquiries about:
The Residences at 1428 Brickell
The world's first solar-powered supertall residential tower. 70 floors, 189 residences, all with direct bay views. Starting above $4.4M. Developer: Ytech. An extraordinary piece of architecture in the most important address in Brickell.
St. Regis Residences Brickell
Cipriani-branded food and beverage, five-star service, and a finish level that sets the new benchmark for Brickell luxury. One of the most anticipated branded residential launches in Miami's history.
EDITION Residences Miami
Ian Schrager's design-forward branded residential product on Biscayne Bay. Hotel-quality service, direct waterfront position, and a buyer profile that skews international and design-centric.
Bentley Residences
Each residence has its own four-car private garage that rises with the owner in a car elevator. Oceanfront delivery expected 2026–2027. One of the most talked-about ultra-luxury projects in South Florida.
I have existing relationships with the sales teams at these projects and can arrange private appointments, priority access to available inventory, and direct developer conversations. Explore the Miami New Construction Buyers Guide for a deeper look at the market.
What to Ask Before You Buy Pre-Construction
If you're evaluating a pre-construction project on your own, here are the questions I ask before I would ever let a client sign:
- What is the developer's track record on other Miami projects? Did they deliver on time? Did the finished product match what was sold?
- Is this project fully permitted, or are key approvals still pending? Permitting delays are the single most common source of timeline extension.
- What percentage of units need to be presold before construction begins? A project that breaks ground at 30% sold is a different risk profile than one at 70% sold.
- How are deposit funds held, and what are the refund terms if the project is canceled or materially changed?
- What constitutes a "material change" that gives me the right to cancel vs. a developer substitution I have to accept?
- Is the contract assignable if my circumstances change before delivery?
- What does the estimated HOA fee include, and how was that figure calculated? It almost always increases between contract signing and delivery.
- What insurance will I need at closing, and what does the building's master policy cover?
One of the most overlooked aspects of buying a new construction condo in Miami is the insurance picture at delivery. The building's master policy is established by the developer, but the HOA and ownership structure determine what you're responsible for — and that structure may look different at delivery than what was described at contract. Because I'm also a licensed insurance professional, I review the full coverage picture before closing, not after. This is part of how I protect every client through the full transaction cycle.
Interested in Miami New Construction?
Tell me what you're looking for — neighborhood, budget, timeline, lifestyle — and I'll connect you with the right projects and walk you through everything before you commit to anything.
FAQ — Buying New Construction in Miami
Do I need a buyer's agent when purchasing new construction in Miami?
Yes — and the builder pays the commission, so professional representation costs you nothing. The developer's sales team works for the developer. A buyer's agent works exclusively for you, reviewing contracts for unfavorable clauses, negotiating upgrades and concessions, and flagging developer-specific risks. Walking into a developer sales office without representation is one of the most avoidable mistakes a luxury buyer can make in Miami.
What are the biggest risks in buying pre-construction in Miami?
The most significant risks include: developer financial issues or project cancellation (rare but it happens — contract language determines whether you recover your deposit); timeline delays of 12 to 24 months beyond projections; material changes to specifications between contract and delivery; and the risk of buying into a building whose HOA or insurance structure changes meaningfully before closing. My due diligence process addresses all of these risks before my clients sign anything.
What deposit structure is typical for new construction in Miami?
Most luxury Miami pre-construction buildings use staged deposits: typically 10% at contract, additional installments at construction milestones, and the balance at closing. Total pre-closing deposit exposure can range from 20% to 50% of purchase price depending on the developer. Understanding where those funds are held, what the refund terms are, and what happens if the project changes are all critical questions that need answers before you commit. I walk through all of this with every client before they sign.
Let's Talk About Your New Construction Goals
If you're researching pre-construction in Miami — whether it's a Brickell tower, an Edgewater bayfront building, or a development elsewhere in South Florida — the best thing you can do is have a real conversation with someone who knows this market from the inside.
I'll tell you which developers I trust, which buildings offer real value at today's prices, what the contract terms actually mean, and how to structure your deposit and financing for the 2 to 4 years between signing and closing. That clarity is worth more than any model unit tour.
Explore the Miami New Construction Buyers Guide, browse the Brickell Condos guide or the Downtown Miami guide, and check the blog for market updates. When you're ready to talk specifics, I'm here.
Schedule Your New Construction Strategy Session
One conversation. I'll walk you through the projects worth considering, the ones to avoid, and exactly what you need to know before you sign anything.
Agu Ukaogo
South Florida Luxury Realtor & Wealth Protection Strategist. FL Real Estate License SL3588365 | Insurance NPN 22138920 | Brokered by Premier Partners | Real Brokerage. HomeWithAgu.com · (954) 702-4688