Related Group Developer Dossier: Brickell Pipeline 2026
Related Group Florida developer profile: Brickell delivery record, deposit milestones, foreign buyer share, escrow rules, and investor due diligence checklist.
By Florida Estate Editorial · Updated July 3, 2026 · 18 min read
Quick answer: Related Group is the largest private condo developer in South Florida, with a multi-decade Brickell and urban pipeline spanning luxury towers from Icon-era stock through 1428 Brickell and Six Senses Residences. Foreign buyers often represent 40 to 60 percent of pre-con sales in flagship projects. Deposit schedules typically run 20 percent at contract, 10 percent at groundbreaking, and 70 percent at closing, with escrow governed by Florida Statute Chapter 718. Delivery track record is strong on volume towers but ultra-luxury timelines deserve milestone scrutiny and independent counsel review.
Who is Related Group
Direct answer: Who is Related Group depends on verified rent, tax, insurance, and HOA constraints in Florida. Under typical 2026 assumptions, gross yields span 3% to 10% by market while net yields often land 2% to 5% after 20% to 25% management, 6% state sales tax on short-term rent, county tourist development tax near 4% to 6%, and property tax near 1% to 2% of assessed value. Treat any broker pro forma as a starting point until estoppel, insurance binders, and tax registration steps are confirmed in writing.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
Related Group operates as a major South Florida condominium developer with projects across Miami, Broward, West Palm Beach. Investors evaluating pre-construction contracts should start with the legal entity on the offering plan, not the marketing brand alone.
| Field | Detail |
|---|---|
| Legal / marketing name | Related Group / Related Urban Development Group |
| Founded | 1979 (Jorge Pérez co-founded) |
| Headquarters | Miami, Florida |
| Primary focus | Luxury and mid-luxury condominiums, mixed-use |
| Active markets | Miami, Broward, West Palm Beach |
| Typical deposit pattern | 20% contract / 10% start / 70% closing (varies by project) |
| Foreign buyer share (est.) | 40-60% on flagship Brickell towers (project-dependent) |
The table above is a starting framework. Confirm every row against the current offering plan, recorded declaration, and purchase agreement for the specific tower under review.
Context for Florida buyers: Due diligence Florida real estate · Invest in Miami hub · SB 4-D condo safety guide.
What is Related Group active Florida pipeline and building reviews?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is related group active florida pipeline and building reviews. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
Related Group active Florida pipeline centers on Brickell luxury and urban infill, with building reviews below covering deposit structures, HOA reserves, and resale liquidity benchmarks investors use before signing a purchase agreement.
- Grand Beach Miami Beach pre-con review: deposit milestones and pre-CO investor checklist.
- Marquis Miami pre-con review: deposit milestones and pre-CO investor checklist.
- Ten Museum Park pre-con review: deposit milestones and pre-CO investor checklist.
- The Bristol West Palm Beach pre-con review: deposit milestones and pre-CO investor checklist.
- Vue at Brickell pre-con review: deposit milestones and pre-CO investor checklist.
- The Sail Miami pre-con review: deposit milestones and pre-CO investor checklist.
- 1428 Brickell: pricing tiers, HOA fees, rental rules, and resale comps in our building review.
- Six Senses Residences Brickell: pricing tiers, HOA fees, rental rules, and resale comps in our building review.
- Reach at Brickell City Centre: pricing tiers, HOA fees, rental rules, and resale comps in our building review.
- Brickell Heights: pricing tiers, HOA fees, rental rules, and resale comps in our building review.
Each linked building review includes HOA fee ranges, insurance notes, and investor-oriented resale commentary. Compare at least two towers in the same submarket before assuming brand-level performance.
Pipeline absorption and pricing realism
Pre-con pricing should be stress-tested against resales in delivered sister buildings. Use three scenarios when modeling Related Group exposure:
| Scenario | Absorption assumption | Price path | Investor takeaway |
|---|---|---|---|
| Base | Sellout within 24 to 36 months | Flat to 5% premium vs comps | Typical luxury cycle |
| Stress | 36 to 48 months with incentives | 5 to 10% discount to initial list | Carry cost rises |
| Upside | Fast sellout under 18 months | 10 to 15% premium on beachfront tiers | Rare liquidity window |
If marketing materials promise double-digit appreciation without resale comps, treat that as a negotiation signal rather than underwriting input.
What is Related Group delivery track record and timeline realism?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is related group delivery track record and timeline realism. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Related delivered multiple Icon-era towers, SLS Brickell, and numerous Broward projects through the 2010s cycle. Post-2020 ultra-luxury launches including 1428 Brickell and Six Senses Residences carry longer construction cycles and higher capital intensity. Investors should verify certificate of occupancy dates against original offering plans filed with the Florida Division of Condominiums.
Florida developers file offering plans with the Division of Condominiums. Request the latest amendment and compare projected completion quarters to building permit milestones available through county portals.
| Milestone | What to verify | Why it matters |
|---|---|---|
| Site acquisition | Recorded deed and zoning approval | Confirms buildable rights |
| Vertical construction start | Foundation permit issuance | Triggers many deposit schedules |
| Top-off | Structural inspection logs | Signals facade and MEP phase |
| Temporary CO | County inspection records | Pre-closing walkthrough timing |
| Final CO and turnover | Association transition docs | Warranty and reserve handoff |
Ultra-luxury towers above 40 stories often add 6 to 12 months versus initial marketing dates when supply chain or absorption slows. Budget contingency on hold period, especially if financing with a foreign national mortgage above 7 percent interest in 2026.
What deposit structure, escrow, and Florida buyer protections apply with Related Group?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what deposit structure, escrow, and florida buyer protections apply with related group. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
Florida Statute Chapter 718 governs condominium deposit escrow for most pre-con sales. Related Group contracts typically follow staged deposits near 20% contract / 10% start / 70% closing (varies by project), but only the executed agreement controls.
| Payment stage | Typical range | Escrow expectation |
|---|---|---|
| Reservation | $10,000 to $50,000 | Refundable within statutory window if rescission applies |
| Contract deposit | 10 to 20% | Must sit with named Florida escrow agent |
| Construction milestones | 5 to 10% each | Released only on defined triggers |
| Closing balance | 50 to 70% | Wired through title company after CO |
Never send deposits to an unverified account. Use wire fraud prevention for Florida closings and confirm escrow holder license status.
Link: Due diligence Florida real estate for contract review sequence, estoppel letters, and association financial requests before hard deposit.
What foreign buyer concentration and financing patterns appear at Related Group?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what foreign buyer concentration and financing patterns appear at related group. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Related markets heavily to Latin America, Europe, and domestic wealth buyers. Wire transfers and LLC titling are common. SB 264 restricts certain foreign nationals from buying near critical infrastructure, verify entity eligibility with a Florida real estate attorney before deposit. FinCEN residential real estate reporting may apply to all-cash closings in 2026.
| Buyer type | Common structure | 2026 compliance touchpoints |
|---|---|---|
| Latin American UHNW | Florida LLC or land trust | SB 264 screening, FinCEN reporting |
| European second home | Direct deed or LLC | FIRPTA on future sale, estate tax planning |
| Domestic 1031 investor | Delaware LLC | Like-kind rules, insurance cost shock |
| Foreign national financed | 30 to 40% down programs | ITIN path, DSCR less common on condos |
Read Florida foreign buyer restrictions SB 264 and foreign national mortgage Florida before contract. Miami foreign buyer guide covers broker interview questions specific to Brickell and beach corridors.
What are the advantages and disadvantages of Related Group for investors?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what are the advantages and disadvantages of related group for investors. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Advantages
- Deep South Florida track record across multiple market cycles
- Strong absorption on branded and amenity-rich Brickell product
- Established relationships with institutional capital partners
- Building reviews show consistent premium finish tiers on flagship towers
Disadvantages
- Ultra-luxury timelines can slip 6 to 18 months versus original marketing dates
- High foreign buyer share adds wire fraud and SB 264 compliance layers
- HOA reserves on newer towers face SB 4-D milestone inspection costs
- Resale liquidity varies sharply between Icon-era and pre-con ultra-luxury stock
Decision framework: Related Group fits buyers with 5+ year hold horizons, tolerance for pre-con timeline drift, and liquidity to close without distressed selling in soft ultra-luxury cycles. Yield-focused STR investors should confirm HOA minimum lease terms before deposit.
What red flags, litigation, and public record review applies to Related Group?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what red flags, litigation, and public record review applies to related group. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Public record review should include Miami-Dade Circuit Court civil filings, Florida Division of Condominiums offering plan amendments, and DBPR complaint searches. Do not treat media summaries as verdicts. Verify any dispute with your attorney using docket numbers and recorded lien searches.
| Record type | Where to search | What you are looking for |
|---|---|---|
| Civil complaints | County circuit court clerk | Developer LLC as party name |
| Construction liens | Official records / clerk | Unpaid contractor claims |
| Condominium offering plan | Florida Division of Condominiums | Amendment history vs marketing |
| DBPR complaints | Florida DBPR portal | Licensed activity issues |
| Special assessments | HOA estoppel letter | Past or pending levies |
We do not publish unsourced lawsuit conclusions. Any dispute referenced in media should be verified with a Florida real estate attorney using docket numbers and recorded instruments. Walk away if escrow terms are non-standard or refunds are unclear.
How does Related Group compare to other Florida developers?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting how does related group compare to other florida developers. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Compare Related Group against Terra Group and Swire Properties on markets, foreign share, and product type:
| Factor | Related Group | Terra Group | Swire Properties |
|---|---|---|---|
| Primary markets | Miami, Broward, West Palm Beach | See peer dossier | See peer dossier |
| Product type | Luxury and mid-luxury condominiums, mixed-use | Comparable luxury tier | Comparable luxury tier |
| Foreign buyer share | 40-60% on flagship Brickell towers (project-dependent) | Varies by tower | Varies by tower |
| Pre-con deposit pattern | 20% contract / 10% start / 70% closing (varies by project) | Milestone-based | Milestone-based |
| STR investor fit | Building-specific HOA rules | Building-specific | Building-specific |
| SB 4-D exposure | Milestone inspections on 3+ stories | Same Florida statute | Same Florida statute |
| Best for | Buyers matching Related Group submarket thesis | Alternative pipeline | Alternative pipeline |
Peer dossiers on this site roll out in later waves. Until then, use building-level reviews and Florida property investment guide for cross-market context.
What belongs on the investor due diligence checklist?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what belongs on the investor due diligence checklist. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
| Step | Action | Source |
|---|---|---|
| 1 | Confirm developer LLC matches offering plan | Florida Division of Condominiums |
| 2 | Verify escrow agent and refund terms | Purchase agreement + Chapter 718 |
| 3 | Read declaration rental and minimum lease rules | HOA resale package |
| 4 | Request engineer reserve study and SB 4-D timeline | Association or developer |
| 5 | Run SB 264 entity screening if foreign buyer | Florida real estate attorney |
| 6 | Obtain insurance quote including wind and flood | Florida licensed carrier |
| 7 | Compare resale comps in linked building reviews | Related Group pipeline tables |
| 8 | Search circuit court docket for project LLC | County clerk public records |
| 9 | Use wire fraud checklist before deposit transfer | Florida closing guide |
| 10 | Walk completed sister building and interview owners | On-site verification |
Budget $3,000 to $7,000 for attorney and CPA review on purchases above $1 million. Engineering inspections on resale units add $400 to $800 in Miami-Dade.
What is the Related Group hoa, insurance, and sb 4-d reserve stress?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the related group hoa, insurance, and sb 4-d reserve stress. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Condominiums three stories and higher face milestone structural inspections under SB 4-D. Related Group towers with glass facades, pools, and parking podiums carry higher reserve loads than suburban HOAs.
| Cost line | Typical 2026 range (luxury tower) | Notes |
|---|---|---|
| Master insurance | $1.50 to $3.00 per sq ft annually | Wind mitigation helps |
| Owner HO-6 policy | $800 to $2,500/year | Varies by floor and flood zone |
| Monthly HOA | $0.80 to $1.80 per sq ft | Amenity-heavy stacks higher |
| Reserve special assessment risk | 0 to 15% of unit value over 10 years | Ask for study assumptions |
See Florida property insurance investment costs 2026 and HOA restrictions Florida investors.
What is the Related Group buyer scenarios and hold-period math?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the related group buyer scenarios and hold-period math. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
| Buyer profile | Related Group fit | Hold period | Exit note |
|---|---|---|---|
| End-user second home | Strong if HOA allows usage pattern | 7+ years | Low urgency on resale timing |
| Long-hold capital preservation | Moderate to strong on flagship towers | 5 to 10 years | Depends on global buyer pool |
| STR yield hunter | Weak unless declaration permits | N/A | Verify minimum lease days first |
| Pre-con flip | Weak to moderate | 24 to 36 months | Timeline risk on luxury absorption |
Run calculate cap rate Florida only after confirming net income is legal under HOA rules. Many Related Group towers prioritize owner occupancy over rental yield.
What should investors know about submarket comps, resale liquidity, and exit planning for Related Group?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what should investors know about submarket comps, resale liquidity, and exit planning for related group. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Resale liquidity for Related Group inventory depends on submarket depth, not developer logo alone. In Miami, ultra-luxury units above $2 million often sit 180 to 360 days on market during global wealth slowdowns, while sub-$1.2 million units in established HOAs can clear in 90 to 150 days when priced to recent comps.
| Price band | Typical DOM (2025-2026 est.) | Buyer pool | Negotiation room |
|---|---|---|---|
| Under $1.0M | 90 to 150 days | Domestic + regional Latin America | 3 to 7% off list |
| $1.0M to $2.5M | 120 to 240 days | International second home | 5 to 10% off list |
| $2.5M to $5.0M | 180 to 360 days | UHNW end user | 8 to 15% off list |
| Over $5.0M | 240 to 540 days | Trophy buyer only | Highly variable |
Use linked building reviews to anchor price per square foot against Sunny Isles area guide or Brickell area guide depending on tower location. Request a broker CMA with at least three closed sales and two active listings in the same line.
Exit planning checklist for Related Group sellers:
| Exit factor | Question to answer | Tool |
|---|---|---|
| FIRPTA withholding | Will non-resident seller trigger 15% withholding? | CPA + closing agent |
| Special assessment pending | Any SB 4-D work scheduled before listing? | HOA estoppel |
| Rental restriction | Does lease history help or hurt marketing? | Declaration review |
| Furniture package | Is branded furniture included and transferable? | Purchase contract exhibit |
| Assessment appeal | Can owner challenge latest tax roll? | County property appraiser |
Capital gains planning should start at purchase. Track improvement receipts, closing statements, and exchange documentation if using a 1031 exchange Florida foreign strategy on future portfolio moves.
Closing timeline and post-delivery operations
After certificate of occupancy, Related Group buyers typically face a 30 to 90 day closing window to finalize permanent financing or cash wire. Developer bulk units may transition to association control on a published turnover schedule.
| Post-CO task | Owner deadline | Common cost |
|---|---|---|
| HO-6 insurance bind | Before closing | $800 to $2,500/year |
| Utility activation | Move-in week | Deposits $150 to $400 |
| Parking fob and amenity fobs | Orientation | $50 to $200 |
| First HOA payment | Month one | Per budget |
| Warranty punch list | 30 to 60 days | Developer covered items |
Review property management costs Florida if leasing long-term rather than self-managing. Even owner-occupied units benefit from seasonal check services given Florida humidity and storm prep requirements under hurricane flood zones Florida investors.
What is the Related Group related florida investment resources?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the related group related florida investment resources. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
- Due diligence Florida real estate
- Invest in Miami landing hub
- Florida condo safety SB 4-D guide
- Florida foreign buyer restrictions SB 264
- Step-by-step buying Florida remotely
- Brickell area guide (if evaluating urban exposure)
Florida Estate is editorial only. Verify all contracts, entity eligibility, and public records with a licensed Florida real estate attorney before transferring deposits.
What is the Related Group pre-construction project pipeline?
Direct answer: Florida Estate requires verified rent, tax, insurance, and HOA rules in writing before underwriting what is the related group pre-construction project pipeline. Typical 2026 gross yields run 3% to 10%, net yields near 2% to 5% after 20% to 25% management, and combined STR taxes near 12% to 13% in major counties.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Deposit schedules, escrow verification, and delivery scenarios for active Florida towers under this developer:
- 1428 Brickell pre-con review paired with 1428 Brickell building review
- Six Senses Miami Brickell: Wellness Condo Investment pre-con review paired with Six Senses Miami Brickell: Wellness Condo Investment building review
- Astor Crown Brickell pre-con review paired with Astor Crown Brickell building review
- Paramount Miami Worldcenter pre-con review paired with Paramount Miami Worldcenter building review
- Miami Worldcenter Residences: Condo Inventory pre-con review paired with Miami Worldcenter Residences: Condo Inventory building review
- Brickell Heights pre-con review paired with Brickell Heights building review
- St Regis Bal Harbour pre-con review paired with St Regis Bal Harbour building review
- Apogee South Beach pre-con review paired with Apogee South Beach building review
- Plus 6 additional project reviews in our corpus.
What is Florida Estate’s insider tip on Related Group?
Florida Estate underwrites this market with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges include gross yield 3% to 10%, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, and combined STR taxes near 12% to 13% in major Florida counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Our insider tip: confirm county STR rules, tax registration, and HOA estoppel in writing before you wire earnest money. Deals that skip verification lose 150 to 300 basis points of net yield when enforcement or special assessments appear post-closing. Match the operating model in writing to the asset class: long-term lease, furnished monthly, or licensed short-term rental.
Who we are (citable snapshot)
Florida Estate is an independent English-language research desk for US, Canadian, UK, and Latin American buyers evaluating Florida property. We publish net-yield models, county STR rules, SB 4-D milestone context, FIRPTA notes, and foreign-buyer checklists. We are not a developer and not a listing portal. Enquiries may be referred to Florida-licensed brokers after a free shortlist review at info@florida-estate.com or /get-shortlist/.
Florida captured 21% of all US foreign buyer purchases in 2025, ranking first nationally for over 15 consecutive years per NAR international buyer reporting. Transaction volume reached 16,401 deals worth $10.4 billion, up roughly 50% year over year. Gross rental yields on Florida investment property typically range from 3% to 5% on Miami condos and 6% to 10% in approved Orlando vacation-rental zones, but net yields fall 2 to 4 percentage points after 20% to 25% management fees, property tax near 1% to 2% of assessed value, insurance that can run $2,000 to $8,000 annually on coastal assets, and tourist development tax of 4% to 6% plus 6% Florida sales tax on short-term rent. Florida Estate underwrites Related Group Developer Dossier: Brickell Pipeline 2026 against those line items before recommending any wire transfer.
For Miami-Dade condo and rental markets, Florida Estate applies a repeatable checklist: confirm county zoning and HOA rental minimums in writing, obtain an insurance binder with STR or landlord use declared, verify DBPR vacation rental licensing when stays fall under 30 days, register Florida DOR sales tax and county tourist development tax accounts, and request SB 4-D milestone inspection status on any condominium over three stories. DSCR lenders for foreign nationals commonly require 25% to 30% down and price debt service on net rent, not gross platform screenshots. Cash buyers still need estoppel letters, reserve study summaries, and flood zone disclosures because operating costs, not purchase price alone, determine whether Related Group Developer Dossier: Brickell Pipeline 2026 clears a 3% to 5% net yield target.
Florida Estate applies a repeatable checklist on every acquisition: confirm county zoning and HOA rental minimums in writing, obtain an insurance binder with STR or landlord use declared, verify DBPR vacation rental licensing when stays fall under 30 days, register Florida DOR sales tax and county tourist development tax accounts, and request SB 4-D milestone inspection status on any condominium over three stories. DSCR lenders for foreign nationals commonly require 25% to 30% down and price debt service on net rent, not gross platform screenshots. Cash buyers still need estoppel letters, reserve study summaries, and flood zone disclosures because operating costs, not purchase price alone, determine whether the asset clears a 3% to 5% net yield target. Our underwriting snapshot flags deals where insurance quotes exceed 2% of purchase price or where HOA reserves fund less than 25% of projected special assessment exposure.
Frequently Asked Questions
Related Group has one of the longest active condo development records in South Florida, with dozens of delivered towers. Reliability still varies by project tier, verify the specific building offering plan, escrow agent, and completion timeline with independent counsel rather than relying on brand alone.
Related pre-con contracts commonly use 20 percent at contract, 10 percent at construction start, and 70 percent at closing, though each offering plan differs. Florida law requires deposits on condominiums to be held in escrow, confirm the escrow agent name and account on the purchase agreement before wiring funds.
Flagship Brickell towers often report 40 to 60 percent foreign buyer share in offering materials and broker data, heavily weighted to Latin America and Europe. SB 264 and FinCEN reporting may affect certain buyers, run entity screening before contract.
Start with building reviews for 1428 Brickell, Six Senses Residences Brickell, Reach at Brickell City Centre, and Brickell Heights. Compare HOA fees, reserve studies, and resale comps against Icon Brickell and SLS Brickell as cycle benchmarks.
Florida Statute Chapter 718 requires condominium deposit escrow for most pre-con sales. Confirm the named escrow agent, refund conditions on rescission, and milestone release language in the contract, do not wire to a developer operating account.
Related leads on volume and geographic spread across Miami-Dade and Broward. Terra Group skews ultra-luxury boutique infill. Swire Properties brings institutional balance sheet strength inside Brickell City Centre. Match developer choice to hold period, yield target, and tolerance for pre-con timeline risk.
Florida SB 4-D requires milestone structural inspections and reserve funding thresholds on condominiums three stories and higher. Newer Related towers will face 30-year inspection cycles and potential special assessments, review the engineer reserve study in the offering plan and budget 10 to 20 percent cushion on HOA projections.
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