Top-Rated Real Estate Agents for Miami
Buying a pre-construction condo in Miami is not a transaction. It is a three to five year capital commitment governed by a developer contract, a staged deposit schedule, a volatile construction timeline, and a market cycle that can shift multiple times before delivery. The agent sitting across the table from that contract is not a salesperson. They are either a strategic advisor protecting millions of dollars of exposure, or a liability. The Ivan and Mike Team operates in the first category, and this guide explains precisely why Miami pre-construction buyers, both domestic and international, are choosing them as their primary advisor in 2026.
Why Choosing the Right Agent Matters in Miami Pre-Construction
Pre-construction in Miami is a specialized discipline. When a buyer enters a reservation, they commit to a deposit schedule that typically totals 30% to 50% of purchase price staged across reservation, contract signing, groundbreaking, and top-off milestones. After Florida’s mandatory 15-day rescission period, those deposits are non-refundable as long as the developer meets contract terms, and Florida law allows developers to use up to 10% of buyer deposits for construction, unlike New York where escrow protections are stricter.
The Complexity Most Agents Miss
The difference between a well-structured pre-construction purchase and a costly mistake is rarely the building itself. It is the level of analysis applied before signing. Developer contracts embed extended delivery timelines, deposit exposure clauses, financing limitations, mandatory developer fees of 1.25% to 1.7% of sales price, and protections that almost always favor the developer. A general residential agent without a pre-construction discipline typically does not read those clauses, does not know which are negotiable, and does not understand which developers have a track record of delivering on time versus those who habitually slip 12 to 24 months.
Why Not All Agents Understand Pre-Construction
A resale agent closes in 30 to 60 days. A pre-construction specialist manages a client relationship for 36 to 60 months across construction milestones, deposit wires, punch-list walk-throughs, financing re-underwriting at closing, and often a resale or rental strategy before the unit is even delivered. It is a fundamentally different business model, and it requires a fundamentally different advisor.
Access to early-stage inventory, friends-and-family pricing, and the most favorable deposit structures is relationship-driven. Connect with Ivan and Mike to explore what is currently available before public launches.
What Defines a Top Pre-Construction Real Estate Agent in Miami
The Miami pre-construction market has over $10 billion in branded and ultra-luxury developments under construction across Brickell, Edgewater, Miami Beach, and the barrier islands. Access to that pipeline is not democratic. Four criteria separate top pre-construction agents from the rest of the field.
1. Direct Developer Relationships
The best pricing and unit selection happen in a private pre-launch phase, before public marketing begins. 619 Brickell by Nobu, designed by Foster + Partners, held a private pre-launch phase prior to its March 2026 public launch. Agents without direct developer relationships do not see that inventory. Their clients buy at public-launch pricing, which is typically 8% to 15% higher than friends-and-family pricing extended during the pre-launch window.
2. Access to Early Releases
Lenders often require 50% of units to be under contract before financing begins, which means the earliest buyers in a project carry the most leverage on price, floor plan, view line, and deposit terms. Top agents route their clients into that earliest tranche.
3. Market Timing and Pricing Strategy
Q1 2026 data showed 12% to 18% year-over-year price appreciation in the luxury pre-construction segment, but the distribution was uneven, concentrated in branded residences and waterfront product while non-branded mid-tier inventory lagged. Knowing where the pricing power actually lives, and where it does not, is the job.
4. Experience with International Buyers
Miami is a global market. Latin American, European, and Middle Eastern buyers require advisors fluent in FIRPTA, LLC structuring, wire compliance, foreign financing programs, and tax treaty nuance. A local-only agent is not equipped for that work.
For a curated shortlist of the strongest pre-construction opportunities matched to your timeline and capital profile, request a private briefing with our team.
The Advantage of Working with Ivan and Mike
The Ivan and Mike Team is structured to operate where the four criteria above intersect. That positioning translates into specific, measurable advantages for buyers.
Access to Off-Market and Early Inventory
The team maintains active developer relationships across the projects defining the 2026 and 2027 Miami cycle, including SIRO Brickell by Kerzner International, 619 Brickell Residences by Nobu, Ritz-Carlton Residences North Bay Village, Aria Reserve Skyclub, 888 Brickell by Dolce & Gabbana, Cipriani Residences Miami, Baccarat Residences Miami, St. Regis Residences Brickell, EDITION Residences Edgewater, The Perigon Miami Beach, and Casa Cipriani Miami Beach. That access routes clients to unreleased floor plans and preferred-pricing tranches that public buyers never see.
A Strategic Advisory Approach
The engagement is not transactional. It begins with a clarification of the client’s objective (primary residence, rental income, capital appreciation, or pre-delivery flip), continues with project selection matched to that objective, and extends through contract negotiation, construction milestone management, financing coordination, and exit execution. This is how serious capital is deployed, and it is how the Ivan and Mike Team structures every engagement.
A Network of Developers and Insiders
Pre-construction is a relationship business. The team’s access to sales directors, project principals, and developer legal teams is the single most important variable in extracting favorable terms on contract, deposit schedule, and assignment rights.
The strongest pre-construction outcomes are built on information the public does not have. Connect with Ivan and Mike to see the current opportunity set.
Key Pre-Construction Opportunities in Miami Right Now
The 2026 pipeline is concentrated in four submarkets, each with a distinct buyer profile and investment thesis.
| Submarket | Signature 2026 Projects | From Price | Buyer Profile |
|---|---|---|---|
| Brickell |
619 Brickell by Nobu, SIRO Brickell, 888 Brickell by Dolce & Gabbana, St. Regis Residences, Cipriani Residences, Baccarat Residences, Mercedes-Benz Places |
$2M–$9.5M+ |
Finance professionals, global capital, appreciation-focused investors |
| Edgewater |
Aria Reserve Skyclub, EDITION Residences, Elle Residences, Cove Miami |
$750K–$1.3M+ |
Young professionals, first-position investors, bay-view seekers |
| Miami Beach |
Casa Cipriani, The Perigon (73 residences), Faena Residences |
$4M–$25M+ |
Ultra-luxury end-users, low-density trophy buyers |
| Coconut Grove / Coastal |
Four Seasons Residences Coconut Grove, Ritz-Carlton North Bay Village, Delmore Surfside by Zaha Hadid, Jean-Georges Tropic Residences |
$3M–$30M+ |
Families, privacy-first principals, branded-residence buyers |
Why Branded Residences Dominate 2026
Branded residences, including Nobu, Dolce & Gabbana, St. Regis, Faena, Four Seasons, Waldorf Astoria, Ritz-Carlton, Cipriani, Baccarat, and Mercedes-Benz, typically command a 25% to 35% premium over comparable non-branded properties, hold value better, and appreciate faster in Miami’s current cycle. Miami is now the most brand-dense luxury residential market in the world.
Branded residence inventory in the best lines moves first. Reach out to review what is currently available at preferred pricing.
Common Mistakes Buyers Make in Pre-Construction
Three mistakes account for the vast majority of disappointing pre-construction outcomes in Miami.
Buying Too Late in the Cycle
The strongest pricing, floor plans, and deposit terms are offered during the reservation phase, when agreements are non-binding and deposits are typically fully refundable. Once the developer reaches 50% sold, pricing rises, the best lines are gone, and concessions disappear. Buyers who enter after public launch routinely overpay by 8% to 15%.
Choosing Based on Price Instead of Long-Term Value
A lower launch price in a weak submarket, from an unproven developer, with an inferior floor plan, is not a bargain. It is a 3 to 5 year capital commitment to an asset that will likely underperform. The correct filter is long-term value, which means developer track record, architectural pedigree, submarket trajectory, floor plan efficiency, view line, and brand association.
Not Understanding the Contract
Florida developer contracts allow up to 10% of deposits to be used for construction, require developer fees at closing of 1.25% to 1.7% of sales price, and contain delivery timelines that are often written to favor the developer by 12 to 24 months. Buyers who sign without specialized review frequently discover these terms only when they have already wired a 20% deposit.
Every Ivan and Mike pre-construction engagement includes a contract review in coordination with specialized Florida real estate counsel. Start with a diligence-first consultation.
How Ivan and Mike Guide Buyers Through the Process
The team’s process is structured around the four phases of a pre-construction transaction: reservation, contract, construction, and closing.
Project Selection
The process begins by defining the buyer’s objective, time horizon, and risk tolerance. A capital-appreciation investor with a 5-year horizon is routed to projects and lines that differ materially from a primary-residence buyer planning to occupy at delivery. This filter eliminates 80% of the market before a single showing.
Negotiation and Timing
At the reservation stage, the team negotiates floor, line, view, deposit schedule, assignment rights, and, where possible, price. The reservation phase is the single highest-leverage moment in the transaction, and most buyers arrive unrepresented or with an agent who does not know what is negotiable.
Long-Term Investment Perspective
Throughout construction, the team tracks submarket pricing, developer progress, and refinancing timelines so the client can make informed decisions before closing. Miami’s current cycle, driven by Wall Street relocations, zero state income tax, and record international demand, continues to reward informed early buyers.
Exit Strategy: Resale or Rental
Before delivery, the team helps the client decide whether to close and hold, close and lease, or assign the contract (where permitted). Each path has different tax, financing, and cash-flow implications, and each requires a sequenced plan established well before certificate of occupancy.
The decision window on each of these phases is narrow and unforgiving. Engage the team early to preserve optionality across the full cycle.
Who Should Consider Pre-Construction in Miami
Pre-construction is not for everyone. It is the correct vehicle for three buyer profiles in particular.
Investors
Investors benefit from the staged deposit structure (typically 10% at reservation, 10% at contract, 10% at groundbreaking, remainder at closing), which spreads financial exposure across the construction cycle and preserves capital for parallel opportunities. Combined with Q1 2026 luxury appreciation of 12% to 18% year-over-year, that leverage has driven strong returns for early entrants.
Relocating Buyers
For high-net-worth individuals relocating from California, New York, Illinois, and Washington, pre-construction aligns a 2026 or 2027 delivery with a planned domicile transition and a school-year move. The 24 to 36 month runway is a feature, not a bug.
International Clients
International buyers, particularly from Latin America, Europe, and the Middle East, use Miami pre-construction as a currency hedge, a capital-preservation vehicle, and a residency-planning tool. The staged deposit schedule accommodates cross-border capital transfers more elegantly than a single-close resale purchase.
About Ivan & Mike
Ivan Chorney and Michael Martirena are the founders of The Ivan & Mike Team at Compass Florida, one of the most distinguished luxury real estate teams in the United States. With more than $2 billion in closed transactions, they are recognized among the Top 10 Medium Teams in the U.S. by RealTrends and #1 in New Construction Sales in Miami.
Ivan & Mike are celebrated for their deep market intelligence, developer partnerships, and discreet, relationship-driven approach. Their clients include UHNWIs, CEOs, athletes, and global investors seeking strategic acquisitions across South Florida.
Their mission is simple:
“We connect extraordinary people with extraordinary properties, delivering not just a transaction—but a lifestyle.”
Their insights have been featured in The Real Deal, Forbes México, Mansion Global, Inman, and The Wall Street Journal, positioning them as architects of Miami’s luxury lifestyle.
📍 Based in Coconut Grove, Miami, FL 📞 (305) 907-7948 📧 ivan.chorney@compass.com** | **mike.martirena@compass.com 🌐 www.ivanandmike.com
What is the typical deposit structure for Miami pre-construction condos?
Most Miami pre-construction contracts require total deposits of 30% to 50% of purchase price, staged across reservation, contract signing, groundbreaking, and top-off milestones, with the remainder due at closing.
Why are Miami branded residences priced at a premium?
Branded residences from Nobu, Dolce & Gabbana, St. Regis, Four Seasons, Ritz-Carlton, and similar brands typically command a 25% to 35% premium over comparable non-branded inventory, hold value better, and appreciate faster in Miami’s current cycle.
How long does Miami pre-construction take from reservation to delivery?
Most luxury high-rise projects take 24 to 36 months of construction after groundbreaking, with an additional 6 to 12 months in reservation and contract phases, for a total cycle of roughly 3 to 5 years.
Can I sell a pre-construction contract before closing?
Sometimes. Assignment rights vary by developer and are a negotiated term. Some contracts prohibit assignment outright, others allow it with developer consent and an assignment fee. This is one of the most important clauses to negotiate at the reservation stage.
