Miami’s Pre-Construction Market Moves to Remote Deals and Cash Buyers

Written by:

Steve Marcinuk

Date:

03 Feb 2026

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Remote transactions are reshaping Miami’s luxury pre-construction real estate market, with a surge in cash buyers and a growing share of activity that does not appear in public sales data. Technology has enabled multimillion-dollar deals to be completed without in-person meetings, while shifts in buyer demographics and financing challenges are reshaping who can buy and where.

Mary Yasol, a Luxury Real Estate Advisor with One and Only Realty who specializes in high-end developments and commercial properties, has seen these changes firsthand. Her experience ranges from selling modest land parcels in Tampa to representing ultra-high-net-worth clients in significant Miami developments.

“Everything is so easy now. Everything is mobile. We can close clients wherever they are in America. We can do remote closings. We can lock deals down via phone and DocuSign. We can do presentations online,” Yasol says. “Really, nothing can stop you from making a deal if the client is ready and understands what they’re buying. Everything can be done remotely.”

Technology Replaces Traditional Deal-Making

Remote closings and digital contracts have become the norm in Miami’s luxury pre-construction market. Buyers who once needed multiple site visits and face-to-face negotiations can now review floor plans, tour models virtually, and sign contracts from anywhere in the country or the world. Yasol says this new approach has sped up transactions and expanded the pool of potential buyers, particularly those relocating for tax benefits or lifestyle changes.

A Global Path to Miami Luxury

Yasol’s career began in the Philippines, where she worked for a major developer at 19. After moving to the U.S., she earned her Florida real estate license in 2014, starting in Tampa before relocating to Miami in 2016. She was drawn by Miami’s diversity and international feel, which mirrored her own background.

Over the past four years, Yasol has focused increasingly on pre-construction sales. She notes that new developments often offer more amenities and value than older homes, especially for buyers seeking a turnkey lifestyle.  “A lot of new developments offer greater affordability and lifestyle amenities compared to single-family homes that often require costly upgrades and are located farther from central hubs,” she explains. “There’s more value for the money to live in a condo that has everything versus a single-family home that needs a lot of work and is very expensive.”

Who’s Buying and Who Isn’t

Despite Miami’s reputation as a luxury destination, most local residents are priced out of the market due to soaring home prices, high insurance costs, and limited affordability for typical household incomes. Instead, Yasol’s clients are primarily out-of-state buyers, many relocating from high-tax states like New York and California, or international purchasers. These buyers are often drawn by Florida’s lack of state income tax, lifestyle upgrades, business opportunities, and the appeal of Miami as a global hub.

“Most locals in Miami still cannot afford to live in Miami,” she says. “These are often second properties that buyers plan to eventually transition to their primary residence for tax advantages. Many are individuals who may not fully understand the local market details yet, but they’re motivated to save significantly on taxes while making a major lifestyle change.”

Yasol’s role is to guide these buyers through unfamiliar territory, providing resources and expertise to help them make informed decisions about where and what to buy in this competitive, evolving market.

Negotiation Is Still Possible

While headline prices for luxury pre-construction remain high, Yasol says savvy buyers can still negotiate. “It depends on your realtor, how good she negotiates, and the relationship. Most developers will discount at least 5% off the price depending on the inventory and the stage of the development,” she explains. Her strategy relies on relationships, trust, and market insights. “I have always been fortunate to get the very best deals for my clients, not only on pricing but also in other concessions. I believe that everything is negotiable.” 

Cash Buyers Dominate

A key feature of today’s market is the dominance of cash buyers, especially above the $2 million mark. “Anyone who’s working with anything over $2 million or $3 million, it’s all cash,” Yasol says. “I mainly work with cash buyers because it’s simpler and faster to complete deals paying cash. Later on, they’ll take a refi or equity on the property.”

This trend isn’t just about wealth; financing Miami condos through traditional banks is increasingly complex. “Miami condos are very tricky to get financing for. Traditional banks like Chase or Wells Fargo are not capable of financing a lot of Miami condos due to how the HOA is run.” As a result, cash buyers have a clear advantage, and many later refinance to access liquidity.

Pre-Construction Activity Remains Hidden

Much of Miami’s pre-construction market operates outside public view. Many transactions never appear in public records because developers record contracts in-house until closing. “What you’re not seeing is how people are buying pre-construction. There’s significant movement in pre-construction, and these are not available to the public. Cipriani is selling a lot of units, St. Regis Brickell is selling a lot, Four Seasons in Coconut Grove has been selling without any discounts,” Yasol says. This hidden activity underscores strong demand, particularly from ultra-high-net-worth families relocating to Miami.

Developers are responding by creating projects tailored to this buyer group, but because these sales are not public until completion, the market’s true pace is often underestimated.

Brand Recognition and Developer Reputation Matter

In a crowded market, the developer’s and the project’s brand reputations have become critical factors for buyers. “Branded construction sells more because of brand recognition and quality. Sophisticated buyers want those if they’re going to spend the money,” Yasol notes. Projects backed by well-known brands or established developers tend to sell faster and command higher prices.

However, not all projects secure the financing needed to break ground. “I know a lot of developers are being creative with financing. They’re getting financing from international banks, other countries. Everything really relies on how good the project is and the team behind it, because some projects are not going through because they couldn’t get financing.”

How Pre-Construction Payments Work

Buying pre-construction in Miami involves a unique payment structure and risks. Buyers typically put down 10% to 20% at contract, then pay 40% to 50% of the purchase price over three to four years as construction progresses. If a buyer’s situation changes or they miss a payment milestone, they risk forfeiting all payments made to date. “Within the three to four-year period of waiting for the development to be completed, anything can happen, any lifestyle change can happen to a buyer. If they don’t pay those dues within a certain period and don’t find a way, then they end up losing all that money they paid, because there’s no way out once your rescission period of 15 days upon signing expires,” Yasol explains.

Emerging Neighborhoods Offer Value

While most headlines focus on established luxury markets such as Brickell, Coconut Grove, and Miami Beach, Yasol highlights lesser-known neighborhoods with untapped potential. “There’s definitely still a lot of value in the up-and-coming areas like North Miami, Little River, and North Miami Beach. There’s a lot of value there that’s still yet to be explored,” she says. Buyers willing to look beyond traditional hotspots can find quality homes under $2 million and still enjoy the Miami lifestyle.

Strategic Timing and Investor Approach

For investors, timing and project selection are crucial. Yasol advises that the best deals are often available at the very beginning or end of a pre-construction sales cycle, when developers are most motivated. “The best time to buy pre-construction is either in the beginning or in the last phases, where you can get the best deals,” she says. She recommends that investors focus on projects with incentives, flexible payment schedules, and a strong development team.

The Outlook for Miami’s Pre-Construction Market

Miami’s luxury pre-construction market continues to attract high-net-worth buyers seeking tax advantages and lifestyle upgrades. The combination of remote dealmaking, the dominance of cash transactions, and significant off-market activity is reshaping how deals are made and who participates. For agents and investors, understanding these behind-the-scenes trends is essential to navigating a market where public data reveals only part of the story.

Looking ahead, the influx of wealth and demand for branded, well-financed developments is likely to keep Miami at the forefront of luxury real estate. The market is rewarding those who are prepared, strategic, and able to adapt to a new era of buying and selling, one defined as much by what happens off the record as on it.