Photo: LUIS F GALLO
Edgewater
8 condo projects here are currently selling off plan, at pre-completion pricing and on developer deposit schedules rather than a mortgage.
| Project | Developer | Units / Floors | Delivery | From |
|---|---|---|---|---|
| Aria Reserve North Tower | Melo Group | 399 / 62 | Q2-Q3 2026 | |
| Cove Miami | SB Development + Hazelton Capital Group | 134 / 40 | Q1 2028 | $900Ks |
| ELLE Residences Miami | Vertical Developments + Urban Network Capital Group | 180-189 / 25-26 | 2028 | $525K |
| Edge House Miami | Grupo T&C (Meridian TC) | 608 / 57 | Late 2028 | $500K |
| HQ Residences Miami | Black Salmon + The Boschetti Group + Constellation Group | 229 / 35 | 2029 | $850K |
| LILLI Miami Edgewater | OKO Group | 117 / 53 | 2029-2030 | $1.65M |
| Spectre Miami | Martinez Developments | 138 / 24 | 2028 | |
| Villa Miami | Terra Group + One Thousand Group + Major Food Group | 64-70 / 55-56 | Late 2027 | $5.5M |
See every Miami pre-construction condo, with deposit schedules and status notes ->
Own a Condo in Edgewater?
If you are selling from another state, I built the Edgewater out-of-state seller guide — the building file that moves your net, milestone status, the no-FIRPTA workflow for US owners, and an RON closing from your home state.
Read: Selling an Edgewater Condo From Out of State →Explore Exceptional Homes and Investment Potential
Edgewater is Miami's newest bayfront condo corridor — a run of glass towers along Biscayne Bay between Downtown and the Julia Tuttle Causeway, roughly NE 17th to NE 37th Street. Once a quiet residential strip, it filled in during the 2015–2023 development wave into one of the city's densest concentrations of brand-new waterfront condominiums. Margaret Pace Park anchors the southern end with bayfront tennis, basketball, and dog runs; the Adrienne Arsht Center for the Performing Arts and the free Metromover sit just south; and Midtown's shops and Wynwood's galleries are a few blocks inland. Edgewater trades the office-tower density of Brickell for open-water views and a residential, still-emerging feel.
Edgewater's inventory is overwhelmingly new construction, and the marquee buildings cluster on the bayfront. The newest luxury towers — Missoni Baia (2023), Elysee (2021), and Quadro — join the Related Group's Paraiso district: Paraiso Bay, One Paraiso, Gran Paraiso, and Paraiso Bayviews, all delivered around 2018. Biscayne Beach, Icon Bay, Bay House, 23 Biscayne Bay, 26 Edgewater, One Bay Residences, The Crimson, and Emilia Edgewater round out the modern bayfront run. A thinner layer of mid-2000s stock — Blue, Onyx on the Bay, Moon Bay, City 24, Paramount Bay, and the Cite on the Bay pair — predates the newest wave. Because so much of Edgewater was built after 2015, it is the youngest condo submarket in Miami's urban core.
Edgewater draws a heavily investor- and rental-oriented buyer pool. A large share of units were bought as investments and are leased, which makes it one of Miami's more landlord-friendly submarkets and a natural fit for buyers who want a new-construction unit they can rent. Alongside investors, the neighborhood pulls younger professionals and international buyers who want water views and new-building amenities without Brickell's office-core density or South Beach's tourist traffic. That rental orientation means minimum-lease terms and leasing caps vary building to building, so confirm the specific association's rules before you buy.
Edgewater's defining structural feature is its youth. Most of its towers are far too new to face Florida's Milestone (SB 4-D) structural inspection, which triggers at 25 years for coastal buildings — the 2016–2023 stock has decades to run. But newness does not mean no reserve costs: the same post-Surfside law requires every condo association to fund structural reserves from a Structural Integrity Reserve Study, and that has pushed dues up even in brand-new Edgewater buildings. The handful of older bayfront buildings from the mid-2000s and earlier are the ones to examine more closely on reserves and any early assessment history. As always, the reserve study and estoppel for the specific building tell the real story — not the neighborhood in the abstract.
Edgewater sits between Biscayne Boulevard and the bay, with the Julia Tuttle Causeway (I-195) to Miami Beach at its north end and the Venetian Causeway a little to the south. Downtown and the Arsht Center are just south, Midtown and Wynwood are a short walk or drive west, and Miami International Airport is about fifteen minutes away. For buyers weighing Edgewater against its neighbors, the trade is newer-and-waterfront here versus the office-core walkability of Downtown and Brickell to the south.
New Wave · Baltus House · Platinum · The Yorker · Uptown Lofts · Gallery Art · Edgewater Lofts · Parc Lofts · Charter Club · Cite on the Bay West · Star Lofts
In most Edgewater buildings, yes. Edgewater is one of Miami's more investor- and rental-oriented submarkets: a large share of units were bought as investments and are leased, and many of the newer towers allow leasing on flexible terms. That said, minimum-lease terms and the number of leases permitted per year are set building by building, and some associations are more restrictive than others. Confirm the specific building's bylaws before you buy. Each Edgewater building page on this site lists that building's minimum lease term and leases-per-year where we have verified it.
Edgewater dues typically cover security and front-desk staffing, pool and fitness facilities, common-area insurance, water and often basic cable or internet, and reserves. Because most Edgewater towers are new, they carry full-service amenity packages, which sits on the higher side of dues. Post-Surfside, Florida law (SB 4-D) also requires condominiums to fund structural reserves based on a Structural Integrity Reserve Study, which has raised dues even in brand-new Edgewater buildings. Always read the estoppel letter and the reserve study before relying on a quoted dues figure.
Edgewater's marquee buildings are its new bayfront towers: Missoni Baia, Elysee, and Quadro on the newest end, and the Related Group's Paraiso district — Paraiso Bay, One Paraiso, Gran Paraiso, and Paraiso Bayviews — along with Biscayne Beach and Icon Bay. A thinner layer of mid-2000s buildings such as Blue and Onyx on the Bay predates the newest wave. The right building depends on whether you prioritize the newest construction, rental flexibility, or a specific line and view of the bay.
Mostly not yet on Milestone, but reserves still apply. Because most Edgewater towers were built from 2015 onward, they are far from Florida's Milestone (SB 4-D) structural inspection, which triggers at 25 years for coastal buildings. What newness does not remove is the reserve requirement: SB 4-D still requires a Structural Integrity Reserve Study and funded structural reserves, which has raised dues in new buildings. The older bayfront stock from the mid-2000s and earlier is where a buyer should look harder at reserves and any early assessments. Pull the reserve study for the specific building.
Edgewater is a new-construction, buyer-attentive market: because so much inventory delivered in a short window and a large share of it is investor-owned, there is typically healthy resale and rental supply to choose from, and pricing varies sharply by building, line, and view rather than by a single neighborhood number. For current asking prices, browse active Edgewater listings on the For Sale and For Rent pages, and check each building page for its rental and HOA profile. We do not publish a fabricated neighborhood median for Edgewater; the honest read is building-by-building.
It is the same condo-purchase process, handled remotely. Out-of-state buyers can close by remote online notarization and power of attorney without flying in; international buyers add ITIN setup, foreign-national financing, and FIRPTA-at-purchase planning for the eventual sale. Edgewater's investor orientation means many sellers and associations are used to remote and non-resident buyers, and often to tenant-occupied units changing hands. Our non-resident buyer guides walk through financing, taxes, and closing step by step.
Related: Selling an Edgewater condo from out of state · Non-resident buyer guides
Nearby neighborhoods: Downtown Miami · Midtown Miami · Wynwood
Photo: LUIS F GALLO
Photo: Mao-Ling Lin
Photo: COTE Miami
Photo: Amara at Paraiso
Photo: Yarouf
Photo: The Dirty Rabbit Wynwood
Photo: Pastis Miami
Photo: Doya
Photo: Mayami Wynwood
Photo: Casadonna
Photo: Rigo Leon
Photo: Pura Vida - Design District
Data & photos from Google Maps
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