Buying off-plan in Miami: what to check

Step 1: Who is selling: the company behind the project

Ask for the developer’s full legal name and registration number, not only the brand, and look the company up in the official register. The company that signs your contract should be the one that holds the land or the approvals.

What the rules and registers say

• Check that the developer company exists and is active in Florida’s business register (Sunbiz), and search the county official records for deeds and mortgages on the parcel.Florida Division of Corporations (Sunbiz) · Kolaboro register guide: United States (opened 13 November 2026)

In our data

8 of 39 projects we track in Miami name the developer by its legal company.

Examples

• ORA by Casa Tua: developer named as Fortune International Group; site legal notice in the name of 1210 Brickell LLC
• The Residences at 1428 Brickell: developer named as Ytech 1428 Brickell LLC
• Bentley Residences Miami: developer named as 18401 Developers LLC

Step 2: The land and what you will own

Find out exactly what you are buying: freehold, leasehold or a right of use, who holds the title today and what charges sit on it. Ask for the official registry extract, not a copy prepared by the seller.

In our data

26 of 39 projects we track in Miami publish an address or location precise enough for a map pin.

Step 3: Permits and approvals

Ask for the permit number and date and confirm them with the authority that issued them. A company licence or a sales registration is not a building permit.

What the rules and registers say

• Building permits, inspections and certificates of occupancy are searched by address or parcel at the city or county building department; Miami-Dade County runs an e-Permitting search.Miami-Dade County e-Permitting (read 13 November 2026) · Kolaboro register guide: United States (opened 13 November 2026)
• New condominiums are filed with Florida’s Division of Condominiums, Timeshares and Mobile Homes (DBPR): download the county file from its public records and search for the project name.Florida DBPR condominium public records (read 13 November 2026)

In our data

13 of 39 projects we track in Miami publish a permit or licence number.

Examples

• ORA by Casa Tua: permit or licence number Florida DBPR condominium filing PR77595 published
• The Residences at 1428 Brickell: permit or licence number Florida DBPR condominium filing PR77353 published
• Bentley Residences Miami: permit or licence number DBPR condominium filing PR77375 published

Step 4: Where your money goes

Before each payment, know which account it goes to and what protects it if the project stops. Pay only into the account named in your contract, never into a personal account or a broker’s.

What the rules and registers say

• Deposits up to 10% of the price go into an escrow account; payments above 10% go into a special escrow account, and if the contract allows it the developer may use that part for construction once construction has begun.Florida Statutes 718.202 (2026) (read 13 November 2026)

In our data

1 of 39 projects we track in Miami state how buyer payments are protected (escrow, bank guarantee or insurance).

Examples

• ORA by Casa Tua: deposit protection stated in the sources we read

Step 5: Recording your purchase and the contract

Check how your purchase is recorded before completion and what the contract says about delays, changes and refunds. Have an independent local lawyer or notary read it before you sign.

What the rules and registers say

• A contract to buy a new condo unit from the developer is voidable by the buyer within 15 days after signing and receiving the documents the developer must deliver; a waiver of this right has no effect.Florida Statutes 718.503 (2026) (read 13 November 2026)

Step 6: Handover dates and progress on site

Compare the handover date you are promised with the record: earlier dates for this project and how the developer’s other projects went. Then check progress on site before each staged payment.

In our data

1 of 39 projects we track in Miami have a handover date on record that has passed; 2 had the date moved later.

Examples

• Okan Tower: handover date on record has passed; months since: 11
• ORA by Casa Tua: handover date moved later; months added: 24
• The Residences at 1428 Brickell: handover date on record second half of 2028, no change so far