Villa Miami's pricing structure is straightforward but substantial: Villa Mezzo half-floor residences start at $6M, while Villa Piano full-floor units price on request (typically $12M-$15M+ depending on floor level). The penthouse—two stories spanning floors 54-55 with private pool—sits at the top of the pricing spectrum. Understanding the deposit schedule and what drives the valuation is critical for investment decisions.
Villa Mezzo vs. Villa Piano: What You're Actually Buying
Let's be direct: the naming matters because the square footage and experience differ significantly.
Villa Mezzo (Half-Floor) delivers approximately 4,000-4,500 SF, 4 bedrooms, and 4.5 bathrooms from $6M. You get the full Charles & Co interior design package, private elevator access, one dedicated parking space, and direct access to the 20,000+ SF amenity deck spanning three levels. The half-floor layout gives you unidirectional views—typically either Biscayne Bay to the east or the Miami skyline to the west, depending on which half you select.
Villa Piano (Full-Floor) commands the entire floor—approximately 8,000-8,500 SF with 5 bedrooms, 5.5 bathrooms, and bidirectional views. You're looking at both the bay and the city from your living spaces. Two parking spaces included. The pricing differential between Mezzo and Piano isn't linear because you're not just doubling the SF; you're getting the architectural advantage of a full floor with corner rooms, wraparound terraces, and the flexibility to open the kitchen and living areas fully.
The Penthouse (Floors 54-55) is a two-level custom showpiece. Same 5 bed / 5.5 bath footprint as Piano but with the additional floor giving you lofted ceilings, a private rooftop pool overlooking Biscayne Bay, and the highest sightline in Edgewater. This is the unit that anchors the building's status. Pricing is negotiable based on current market conditions.
Square Footage Reality Check
The 4,000-8,500 SF range puts Villa Miami in the ultra-luxury tier. For context, here's what that means against comparable Edgewater and Brickell developments:
- St. Regis Brickell: 2,000-4,500 SF, starting $3M (smaller entries, but branded hospitality)
- Ritz-Carlton South Beach: 3,500-5,500 SF, from $8M (oceanfront, established brand premium)
- Villa Miami Mezzo: 4,000-4,500 SF, $6M (waterfront, hospitality dining included)
- Villa Miami Piano: 8,000+ SF, $12M+ (full-floor exclusivity, Major Food Group)
Villa Miami's square footage efficiency is high—you're not paying for wasted hallways or oversized common areas. Every residual SF in the unit is livable.
Deposit Structure: How the Payment Schedule Works
This is where the math gets real. Villa Miami's deposit structure is:
- 20% at contract signing — Non-refundable once signed
- 10% at foundation — Due when building foundation is complete (typically 6-9 months in)
- 10% at 50% construction — Due when the tower reaches mid-rise (around 18-24 months in)
- 10% at top-off — Due when structural work is complete and buildout begins (around 30 months)
- 50% at closing — Due at delivery, estimated Q3-Q4 2027
Let's put real numbers on this. For a Villa Mezzo at $6M:
| Milestone | Percentage | Dollar Amount | Approximate Timing |
|---|---|---|---|
| Contract | 20% | $1,200,000 | Month 0 (signing) |
| Foundation | 10% | $600,000 | Month 6-9 |
| 50% Construction | 10% | $600,000 | Month 18-24 |
| Top-Off | 10% | $600,000 | Month 30-36 |
| Closing | 50% | $3,000,000 | 2027 (estimated) |
The structure is builder-friendly and buyer-accessible. You're not sinking 50% down at signing like some trophy properties. The staggered approach gives you time to arrange financing or alternative funds across the construction cycle. The 50% final payment sits at closing, not at signing.
Financing Considerations
Most buyers at the $6M+ level use construction financing that advances alongside the deposit schedule. Your lender will fund the deposits as they're due, and at closing, you either refinance into a permanent loan or pay in cash. Interest rates on construction loans typically run 1.5-2.5% above prime, so factor that into your overall cost of capital. If you're paying cash, you still have money in reserve until closing, which provides optionality.
Also: Villa Miami deposits are held in escrow, not by the developer. That's standard and protects you. If the project fails to deliver or the developer goes belly-up before closing, your deposits are protected and returnable.
Comparing Villa Miami to Other Edgewater and Brickell Luxury Towers
Here's the competitive landscape as of early 2026.
Villa Miami vs. St. Regis Residences Miami (1809 Brickell)
St. Regis is across the bridge in Brickell, not Edgewater. Smaller entry points ($3M for 2,000 SF studios), but you get the St. Regis flag and their hotel services included (room service, concierge, housekeeping). Full-floor options max out around $10M-$12M. The architectural team includes Sieger Suez (known for iconic towers). Main trade-off: Brickell is a more mature, walkable neighborhood, but St. Regis doesn't have the waterfront presence or the Major Food Group dining that Villa Miami commands. If you want neighborhood walkability and the Ritz-Carlton experience, St. Regis wins. If you want exclusive Edgewater waterfront with celebrity chef dining, Villa Miami wins.
Villa Miami vs. Ritz-Carlton Residences South Beach
Ritz-Carlton South Beach is oceanfront (Atlantic-facing) with 3,500-5,500 SF units starting around $8M for the smaller floorplates, and $15M+ for penthouse-level units. You get the Ritz brand, the South Beach location, and established oceanfront prestige. Villa Miami is bayside (bay-facing) with a newer, more innovative design approach and Chef Carbone's restaurant. The price difference is lower—$6M for Villa Mezzo vs. $8M+ for Ritz. Both are strong plays, but they compete on location (South Beach maturity vs. Edgewater emerging growth) and design aesthetic (classic luxury vs. cutting-edge modern).
The Edgewater Premium
Villa Miami sits in Edgewater, which is experiencing significant institutional investment. New developments like Nans Miami, Arte by Antonio Citterio, and others are transforming the neighborhood into Miami's primary location for ultra-luxury waterfront. Edgewater properties are appreciating faster than comparable Brickell units because the supply is constrained and the design quality is newer. That's not a guaranteed future—but it's the market dynamic driving Villa Miami's valuation today.
Total Cost of Ownership: Beyond the Purchase Price
The sticker price is just the beginning. Here's what Villa Miami ownership actually costs:
- Purchase Price: $6M-$15M+ depending on unit type
- Closing Costs & Fees: 2-3% of purchase price ($120K-$450K for Mezzo) — includes title insurance, legal, survey, doc recording
- Annual Maintenance/HOA: 0.5-0.8% of purchase price annually ($30K-$120K for Mezzo). Includes building insurance, common area maintenance, reserves, property management, and amenity staffing
- Annual Property Tax: Approximately $35K-$70K annually depending on assessed value and your exemptions
- Homeowners Insurance: $2K-$4K annually (varies by insurance company and coverage)
- Total Annual Carrying Cost: ~$70K-$200K depending on unit and tax situation
If you're borrowing, factor in mortgage interest—a $4.8M loan at 5% over 30 years is approximately $25K-$26K per month. Most ultra-luxury buyers either pay cash or use construction financing with a 5-7 year hold assumption, then refinance.
Appreciation Outlook and Investment Thesis
Edgewater is appreciating 8-12% annually in the current cycle. Villa Miami's quality—the design, the amenities, the Major Food Group partnership—positions it to track above the neighborhood average. Comparable projects by Terra (Grove at Grand Bay, Park Grove, Mr. C Residences) have seen 15-20% appreciation over 5-year holds, especially when delivered on time and at or above quality expectations.
That said, real estate appreciation is never guaranteed. A 2008-style correction would hit all waterfront Miami properties. Interest rate spikes change affordability. But if you're buying Villa Miami for the lifestyle, the amenities, and the Edgewater location—and can hold for 5+ years—the pricing entry is solid relative to competing ultra-luxury towers.
The key variable: Villa Miami needs to deliver on time in 2027 and maintain the design and amenity quality shown in the renderings. If Terra and the design teams execute, this project will define Edgewater luxury for the next decade.