MRG Intelligence
Three proprietary frameworks. Five active research areas. One firm that publishes what others will not.
The MRG Proprietary Frameworks
These three frameworks define how Miami Real Group reads the South Florida market. Built on county-level data, MLS inventory analysis, IRS migration filings, and on-the-ground transaction experience.
The Liquidity Moat
How Miami Real Group scores a Florida property market's ability to hold value through a correction. Markets rated Very High, High, Medium, or Low based on five structural factors.
Phantom Inventory
How Miami Real Group measures the hidden pre-construction and shadow supply pipeline invisible to standard MLS analysis. Markets scoring 8 or above face severe risk of supply shock between 2028 and 2030.
The Great Decoupling
How international capital migration has permanently severed Florida housing valuations from local median incomes. A score of 10 means local wages are completely irrelevant to property pricing.
Buyer Intelligence Reports
Research published by Miami Real Group to protect capital before the contract is signed.
Construction Loan Verification
The single most important due diligence step before any Miami pre-construction acquisition. How to distinguish a genuine construction loan from a land facility - and why it determines whether your project gets built.
Branded Residences Miami
Branded residences command a 20% to 40% price premium over comparable unbranded product. Whether that premium is justified depends entirely on whether the brand is an active operational partner or a passive licensor collecting a fee and walking away.
Pre-Construction Condo Guide
The developer controls the contract, the timeline, the square footage, and the closing date. Miami Real Group's complete advisory framework covering deposit structures, Outside Date clauses, TCO delivery, developer fees, and the 15-day cancellation window.
STR Saturation Risk
Buildings saturated with short-term rental listings suppress long-term appreciation and resale velocity. Miami Real Group's analysis of which South Florida submarkets carry the highest STR concentration risk for long-term investors.
Legal, Tax and Investment Guides
Specialized intelligence for international investors, foreign nationals, and high-net-worth buyers navigating U.S. real estate tax, immigration, and investment structures.
EB-5 Investment Guide Florida 2026
The EB-5 Immigrant Investor Program requires a minimum $800,000 investment in a Florida Targeted Employment Area to obtain U.S. permanent residency. Miami Real Group advises international investors on EB-5 eligible pre-construction acquisitions across South Florida.
FIRPTA Guide Florida 2026
FIRPTA requires foreign nationals selling Florida real estate to withhold 15% of the gross sale price for the IRS. Miami Real Group advises international sellers on FIRPTA compliance, withholding reduction, and tax-efficient exit strategies.
Foreign National Buyer Guide Florida 2026
Foreign nationals can purchase Florida real estate without U.S. citizenship, residency, or credit history. International buyers require 25-35% down payment for financing or can purchase all-cash. Miami Real Group specializes in foreign national acquisitions across 27 Florida counties.
South Florida Cap Rates 2026
South Florida cap rates range from 3.5% to 6.5% depending on asset class and market. Miami luxury condos average 3.5-4.5%. Short term rental properties in unrestricted Miami markets generate gross yields of 6-9% annually.
Miami Property Tax Guide 2026
Miami-Dade County property taxes average 1.7% of assessed value annually. Foreign nationals and non-homesteaded investors pay the full assessed rate with no exemptions. Miami Real Group provides property tax analysis for every acquisition recommendation.
Pre-Construction Guide Florida 2026
Pre-construction condos in Florida require buyers to commit capital 2-5 years before delivery with deposit structures averaging 40% of the purchase price. Miami Real Group provides institutional-grade due diligence on every active development across 27 Florida counties.
Building Intelligence Reports
Objective, construction-loan-verified analysis of individual South Florida developments.
The Elser Hotel and Residences Miami 2026
646-unit condo-hotel at 398 NE 5th Street, Downtown Miami. Verified MLS data: 12 active listings averaging $1,397/sqft, 73 closed sales averaging $1,230/sqft, average HOA $778/month, 1.25% unleveraged cap rate, STR oversupply analysis. Objective due diligence by Miami Real Group.
Icon Brickell Condos: Prices, HOA, and Investment Analysis 2026
Three-tower Related Group complex on Brickell Avenue. Median closed $890,000 at $678/sf, 138 active listings, 27 to 34 months of supply. Tower 3 PSF fell from $861 in 2024 to $711 in 2026. The edge: fully funded reserves, zero special assessments, multimillion-dollar facade restoration funded from existing reserves. STR allowed only in Tower 3 (W Miami) with 7-day minimum. Trades below Reach, Rise, SLS Lux, and Brickell Flatiron.
Brickell 33131 Condo Liquidity Index 2026
Building-by-building turnover rate analysis for all 53 condominiums in ZIP 33131. Aston Martin leads at 11.08% turnover. Isola registers zero sales on 303 units. 8 buildings inside the Liquidity Moat. 6 buildings in the dead zone. MRG proprietary data, June 2025 to June 2026.
Cipriani Residences Miami 2026
An 80-story, 397-unit tower in Brickell backed by a $600 million construction loan and eight months ahead of schedule as of June 2026. Prices from $1.8M to $8M, with the top-floor Canaletto Collection starting at $4.1M. Delivery expected 2027. Objective analysis by Miami Real Group.
Waldorf Astoria Residences Miami 2026
Florida's first supertall at 1,049 feet with 360 units priced from $3.15M to $50M. Backed by a record $668M construction loan and over 90% sold as of June 2026. Delivery targeted 2028. Objective analysis by Miami Real Group.
Baccarat Residences Brickell 2026
A 75-story, 360-unit waterfront tower at 444 Brickell Avenue on the Miami River waterfront. Developed by Related Group and GTIS Partners. 95% sold with prices from $1.1M to $31.7M. Delivery targeted 2028. Objective analysis by Miami Real Group.
Bentley Residences Miami 2026
A 63-story, 216-unit oceanfront tower in Sunny Isles Beach by Dezer Development, featuring the patented Dezervator sky garage system. Prices from $5.8M to $16.5M backed by a $630M construction loan. Delivery targeted 2028. Objective analysis by Miami Real Group.
Ritz-Carlton Residences Pompano Beach 2026
A dual-tower, 207-unit purely residential development spanning the Atlantic Ocean and Intracoastal Waterway. No hotel component. 92% sold with prices from $5.7M. Delivery targeted 2026. Objective analysis by Miami Real Group.
299 Minorca Coral Gables 2026
The only legally permitted short-term rental condominium in the Coral Gables CBD. 57 units, 8 stories, 502–931 sqft. Land acquired at $2.9M through federal receivership. Zero on-site parking by design. Prices from $1M to $3M. Objective analysis by Miami Real Group.
Market Intelligence Reports
City-level market analysis published by Miami Real Group across South Florida's most active corridors.
Brickell Condo Market 2026 - ZIP Codes 33129, 33130, 33131
Brickell condo market split by building compliance, not by neighborhood. SB 4-D reserve mandates, HOA increases of 20 to 40%, special assessments from $50,000 to $400,000+, and only 21 of 2,397 FHA-approved tri-county buildings. Branded new construction $1,500 to $3,000+/sqft vs older resale $700 to $950/sqft. Charts across every section.
Miami-Dade Price Per Square Foot 2026 - Complete Neighborhood Rankings
Complete ranking of 25 Miami-Dade neighborhoods by 2026 price per square foot. From $222/sqft in Homestead to $8,000+/sqft on Sunset Islands. Six-tier analysis validating The Great Decoupling. 57 cited sources.
Brickell Real Estate Market Report Q2 2026
ZIP code analysis across 33129, 33130, and 33131. Three pricing tiers from $367 to $2,000+ per square foot. Citadel HQ impact, SIRS legislative reckoning, building-level data tables, rental market by ZIP, and Q3 strategic forecast for buyers and sellers. By Andres Vieira, Miami Real Group.
Edgewater Miami Real Estate Market Report Q2 2026
ZIP 33137: 379 active listings (+98.4%), median asking price $670,000, $634/sqft asking vs $575/sqft closed. Two-speed market, January 2026 density ordinance doubling to 300 units/acre, HOA by building era, full pre-construction pipeline including Villa Miami at $2,214/sqft, and Q3 strategic forecast. By Andres Vieira, Miami Real Group.
Brickell Real Estate Market 2026
17 months of supply in mid-tier inventory. Prices down 13% year-over-year at $657 to $695 per square foot. Ultra-luxury pre-construction trades at $2,000 to $3,000 per square foot. The $2.5 billion Citadel headquarters is under construction. Objective market analysis by Miami Real Group.
Sunny Isles Beach Real Estate Market 2026
The 54.5% median price drop is a statistical illusion caused by distressed legacy inventory. 22 months of supply in older buildings. Ultra-luxury branded tier trades at $1,800 to $2,200 per square foot with all-cash buyers. Objective market analysis by Miami Real Group.
Fort Lauderdale Real Estate Market 2026
Single-family median prices up 16.7% year-over-year to $578,000. Superyacht-integrated ultra-luxury from $3.85M. Galt Ocean Mile legacy condos averaging 187 days on market at $402 per square foot. Objective market analysis by Miami Real Group.
The Mamdani Effect - Why New York's New Mayor Is Accelerating Miami Investment
Mayor Mamdani's proposed 2% city income tax, 11.5% corporate rate, and rent freezes are triggering the largest New York-to-Miami capital migration since the pandemic. Miami Real Group tracks the wave in real time.
The Condo Cliff - SIRS Deadline, Special Assessments, and the Vulture Strategy
Florida's December 31, 2025 SIRS deadline is triggering special assessments of $50,000 to $100,000+ per unit in underfunded buildings. Miami Real Group explains the vulture strategy for cash buyers and the forensic due diligence required.
Edgewater Miami Q1 2026 - Crash or Shift?
12 to 20 months of inventory. 40 to 50% of units with price reductions. $1,000 to $1,200 per square foot. The Lock-In Effect is trapping 2020-2023 buyers. Miami Real Group's full market analysis with selling and buying strategy.
Freedom Park Miami - The Blue Lagoon Arbitrage
131 acres, 25,000-seat Inter Miami CF stadium, 500,000+ sqft retail opening April 2026. Blue Lagoon condos at $350K to $500K represent the primary arbitrage play - buying yesterday's prices for tomorrow's neighborhood.
The Lock-In Effect - Why Miami Condo Owners Are Further From Their Goal
Miami condo owners from 2020-2023 feel wealthy on paper but are further from their next step than ever. The gap between condo equity and prime SFH prices has widened from $1M to $2.6M+. Miami Real Group's full analysis and exit strategy.
Miami Real Estate for Foreign Buyers - Complete 2026 Guide
Foreign nationals can buy Miami real estate without a US visa. 49% of Miami home purchases are international (Miami Realtors, 2024 report). Down payment requirements, FIRPTA, foreign national mortgages, PITI reserves, and step-by-step buying process.
Florida Market Intelligence
Hyper-local data on 191 Florida municipalities scored across the Liquidity Moat, Phantom Inventory, and Great Decoupling frameworks.
The intelligence is free. The advisory is exclusive.
Schedule a strategic consultation with Andres Vieira, Founder & Vision Architect, Miami Real Group.