Pricing at Edge House Miami ranges from the $500,000s to $1.9M across four residence types. Understanding the complete cost structure (including pricing by unit type, the phased deposit schedule, and the leaseback program) is essential for making an informed investment decision. This guide breaks down every financial component so you can plan your commitment timeline.
Complete Price Breakdown by Unit Type
Edge House Miami offers four distinct residence types, each with its own pricing tier optimized for different buyer profiles. Studio residences carry the lowest entry price, while penthouse 3-bedrooms command premium pricing based on view, floor height, and lifestyle positioning.
| Unit Type | Square Feet | Price Range | Per SF |
|---|---|---|---|
| Studio | 450 to 550 | $510K to $625K | $1,050 to $1,150 |
| 1-Bedroom | 650 to 750 | $650K to $825K | $1,000 to $1,100 |
| 2-Bedroom | 1,100 to 1,300 | $900K to $1,300K | $850 to $1,000 |
| 3-Bedroom | 1,400 to 1,650 | $1,400K to $1,900K | $900 to $1,150 |
Note: Pricing varies by floor location (lower floors at discount, upper floors at premium), view orientation (bay views, city views, interior), and specific unit configuration. The above ranges represent typical mid-tower pricing. Penthouse floor units command 15 to 25% premiums. Contact WIRE Miami for exact pricing on specific units.
Understanding the Five-Stage Deposit Structure
Edge House Miami's deposit schedule spreads your investment across five milestones aligned with construction progress. This structure is favorable compared to many Miami developments that demand 25 to 30% upfront. The phased approach allows you to test market conditions while minimizing early-stage capital risk.
Stage 1 (At Contract): 20% deposit due when you sign the purchase agreement. This commits you to the unit and locks in pricing. Stage 2 (At 60 Days): Additional 10% due two months later. Stage 3 (25th Floor Structural Pour): 10% due when the building reaches mid-tower completion (typically 12 to 15 months after contract). Stage 4 (Top-Off): 10% due upon final structural completion. Stage 5 (Closing): The remaining 50% due at closing when you receive the deed (approximately 2028).
This progression means your largest commitment (50%) occurs only after the building is substantially complete and risks have significantly diminished. Early deposits total just 30%, allowing conservative investors to control substantial equity with minimal capital exposure during construction.
Operating Costs: HOA, Taxes, and Insurance
Pre-construction pricing is the acquisition cost only. Understanding total annual operating costs is critical for planning. The major cost categories are HOA (homeowners association) fees, property taxes, and insurance.
HOA fees at new luxury buildings typically run $0.50 to $0.75 per square foot annually. A 2-bedroom at 1,200 SF would incur approximately $600 to $900 monthly in HOA. This includes building maintenance, security, common area management, and reserves. Miami-Dade County property taxes for investment real estate average 0.9% of assessed value annually. A $1.1M 2-bedroom generates roughly $10,000 annually in property taxes. Homeowners insurance on furnished rental units averages 0.6 to 0.8% of property value annually.
Tax treatment of these expenses depends on your situation. Work with a tax advisor to model your specific situation, but expect total annual costs of 8 to 12% of the property value.
The 2-Year Leaseback: How It Works
The leaseback program is the single most attractive feature for investors. Rather than managing rentals yourself from day one, the developer manages the property for two years. Terms are set in the leaseback agreement; review them with your attorney. No rental income or return is promised.
Actual rental results depend on market conditions, competitive supply, and seasonal demand. After the 2-year leaseback period, you can continue with the professional management company, self-manage, or sell the unit.
Carrying Costs: What to Model
For a 2-bedroom at $1.1M, model your carrying costs (HOA, taxes, insurance, and financing) against conservative rent assumptions before you commit. No appreciation, rental income, or return is promised.
Financing: Mortgages and Investor Economics
Most Edge House purchases are financed with mortgages. Typical pre-construction financing allows 70 to 80% LTV (loan-to-value), meaning you provide 20 to 30% equity and borrow the rest. On a $1.1M unit with 25% down ($275K), your mortgage would be $825K at current rates (approximately 6.5%) = $5,300/month in mortgage payments.
Rental income is not promised, so make sure you can carry the mortgage payment on its own.
Floor Plans: Maximizing Your Unit Selection
Edge House offers approximately 500 residences across four floor plan types. Lower floors (11 to 25) command discounts (typically 5 to 10% below mid-tower pricing) and appeal to buyers prioritizing walkability and lobby convenience. Mid-tower units (26 to 45) represent the best price-to-value sweet spot, with moderate pricing and excellent view orientations. Upper floors (46 to 56) command premiums (10 to 15% above mid-tower) and appeal to lifestyle buyers and investors seeking trophy units. Penthouse floor (57) is exclusively 3-bedrooms with private elevator access and commanding views.
Mid-tower units carry lower prices than upper floors. Bay-view and city-view units command 5 to 10% premiums over interior-view units.
Lock-out 2- and 3-bedroom units merit special attention. The separate entrance and kitchenette on one bedroom allow you to rent one portion independently, subject to building rules. If available, lock-out units are the preferred choice for serious rental investors.