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 projected leaseback income—is essential for making an informed investment decision. This guide breaks down every financial component so you can calculate your actual returns and 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 represent the highest yielding investment on a per-square-foot basis, while penthouse 3-bedrooms command premium pricing based on view, floor height, and lifestyle positioning.
| Unit Type | Square Feet | Price Range | Per SF | Est. Annual Income (Lease) |
|---|---|---|---|---|
| Studio | 450–550 | $510K–$625K | $1,050–$1,150 | $2,500–$3,000 |
| 1-Bedroom | 650–750 | $650K–$825K | $1,000–$1,100 | $3,200–$3,600 |
| 2-Bedroom | 1,100–1,300 | $900K–$1,300K | $850–$1,000 | $4,500–$5,500 |
| 3-Bedroom | 1,400–1,650 | $1,400K–$1,900K | $900–$1,150 | $6,000–$7,500 |
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 15–25% 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 25–30% 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 12–15 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 return calculations. The major cost categories are HOA (homeowners association) fees, property taxes, and insurance.
HOA fees at new luxury buildings typically run $0.50–$0.75 per square foot annually. A 2-bedroom at 1,200 SF would incur approximately $600–$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 0.6–0.8% of property value annually.
The good news: all of these expenses are tax-deductible against rental income. Additionally, mortgage interest and depreciation provide further tax benefits. Work with a tax advisor to model your specific situation, but expect total annual costs of 8–12% of the property value.
The 2-Year Leaseback: Income Projections and Mechanics
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, guaranteeing income. This eliminates the typical pre-construction investment risk: you're not managing a new building ramp-up or dealing with initial occupancy challenges.
Income projections vary by unit type and floor location. Studio units in the $550K range can generate $2,500–$3,000 monthly (approximately 5.5–6.5% annual return). 1-bedroom units at $700K+ generate $3,200–$3,600 monthly (5.5–6.2% annual return). 2-bedroom units at $1.1M generate $4,500–$5,500 monthly (6–7% annual return). 3-bedroom penthouses at $1.5M+ generate $6,000–$7,500 monthly (6–8% annual return).
These projections assume peak season occupancy rates of 70–80%. Actual results depend on market conditions, competitive supply, and seasonal demand. After the 2-year leaseback period, you can continue with the professional management company (which typically takes 20–25% of rental income), self-manage for higher returns, or sell the unit with documented 2-year cash flow history—a powerful asset when attracting future buyers.
Total Return Scenarios: Conservative vs. Aggressive
Let's model two realistic scenarios for a 2-bedroom purchase at $1.1M.
Conservative Scenario: 1.5% annual appreciation, 75% occupancy during leaseback, 0% rent growth. Annual income: $5,000/month = $60,000/year gross. Operating costs: $110,000/year (10% of value). Net operating income: -$50,000 (operating at a slight loss, covered by appreciation). Property appreciation 2026–2028: $16,500 (1.5% annually). Total 2-year return: $16,500 in appreciation, break-even on cash flow. This conservative scenario is typical for pre-construction Miami investments.
Aggressive Scenario: 3% annual appreciation, 85% occupancy, 5% annual rent growth. Year 1 income: $64,000 gross, Operating costs: $110,000, Net: -$46,000. Year 2 income: $67,200 gross (5% increase), Operating costs: $110,000, Net: -$42,800. Post-leaseback (self-managed): Year 3+ income: $70,560 (80% management cost) = $56,448 net. Property appreciation 2026–2028: $99,000 (3% annually). Total 2-year return: $99,000 appreciation + modest losses offset by post-leaseback cash flow. Year 3+ annual return: $56,448 (5.1% on $1.1M).
Combined with appreciation, total returns in the aggressive scenario reach 8–12% annually. This justifies the pre-construction investment risk.
Financing: Mortgages and Investor Economics
Most Edge House purchases are financed with mortgages. Typical pre-construction financing allows 70–80% LTV (loan-to-value), meaning you provide 20–30% 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.
During the leaseback period (2 years), your $5,500 monthly rental income roughly covers your $5,300 mortgage, meaning you're essentially rent-free while the property appreciates. After leaseback, continued rental income covers the mortgage plus generates positive cash flow. This financing structure transforms pre-construction investing from a capital-intensive strategy into a leveraged, cash-flow neutral investment with appreciation potential.
Floor Plans: Maximizing Your Unit Selection
Edge House offers approximately 500 residences across four floor plan types. Lower floors (11–25) command discounts (typically 5–10% below mid-tower pricing) and appeal to buyers prioritizing walkability and lobby convenience. Mid-tower units (26–45) represent the best price-to-value sweet spot, with moderate pricing and excellent view orientations. Upper floors (46–56) command premiums (10–15% 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.
For investment purposes, mid-tower units typically deliver superior returns: the rental market values them at similar rates to upper floors, but you acquire them at lower prices. Bay-view and city-view units command 5–10% premiums over interior-view units but also rent at proportionally higher rates, so the returns are comparable.
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, increasing total rental income by 20–30% compared to standard units. If available, lock-out units are the preferred choice for serious rental investors.