New Construction in Miami: Why the Sales Gallery Agent Is Not Yours

Who represents you when you buy new construction in Miami?

When you buy new construction in Miami, the agent in the developer’s sales gallery works for the developer, not for you. They are paid by the developer, they are bound to the developer’s interests, and the price sheet they hand you is the developer’s price sheet. Bringing your own agent costs you nothing extra — the developer has already budgeted a cooperating broker commission into the deal — and it gives you someone who reviews the purchase agreement, tracks the deposit schedule, and negotiates the items that are actually negotiable in preconstruction.

By Erika Schell, P.A. | August 2026

Key takeaways

• The agent in a new construction sales gallery works for the developer, not for you.
• Bringing your own agent to a new construction purchase costs nothing extra — the developer has already budgeted the cooperating commission into the price.
• Register your agent before your first visit; most Miami developers will not recognize representation afterward.
• New construction deposits are staged across the build, and the first tax bill usually reflects land value rather than the finished home.

Every month a buyer tells me they toured a new Miami tower or a new gated enclave on their own, sat with the on-site agent, and were told they did not need representation. It is one of the most expensive pieces of advice in Miami real estate, and it is worth understanding exactly why.

The sales gallery agent has a client, and it is not you

A developer’s on-site team is hired, trained and compensated by the developer. Their job is to sell the developer’s inventory at the developer’s price, on the developer’s contract, in the developer’s preferred order. That is legitimate work and they are usually very good at it. What they are not is your advocate.

Anything you tell that agent — your true budget, your timeline, whether you have another unit under consideration — is information belonging to the developer. Under Florida’s default transaction broker relationship, the on-site agent owes you honesty and fair dealing, but not confidentiality about your negotiating position and not loyalty to your interests. The distinction is the same one that separates a buyer’s agent from a listing agent on a resale.

Register your agent on the first visit

This is the single most important procedural detail in new construction in Miami. Most developers require the buyer’s agent to be present or registered at the first visit for the cooperating commission to apply. Walk in alone, and many sales galleries will refuse to recognize your agent afterward.

The consequence is not that you save money. The developer keeps the full commission either way; you simply lose your representation. If you plan to tour a project, tell your agent first, even if you are only curious.

How the deposit schedule works, and why it matters

Preconstruction in Miami is sold on a staged deposit structure. A common shape is 10 percent at contract, 10 percent at groundbreaking, 10 percent at a construction milestone, and the balance at closing, though every project sets its own schedule and some ask for considerably more up front.

Two things follow from that. First, your capital is committed for the entire construction period, which can run from many months to several years, and it is generally not earning a return for you. Second, the contract governs what happens to those deposits if the project is delayed, redesigned, or does not complete. Florida law provides certain protections for residential condominium deposits, but the specifics of escrow, release schedules and developer remedies live in the purchase agreement, and they vary widely between projects.

What is actually negotiable in preconstruction

Less than on a resale, but more than the sales gallery will volunteer. Developers protect the headline price per square foot because it sets the value of every remaining unit in the building, so straight discounts are rare, especially early. What does move:

• Finish allowances and upgrades. Design credits, upgraded appliance packages, or flooring selections included rather than charged.
• Deposit timing. Sometimes a milestone can shift, which matters if your liquidity is tied to another transaction.
• Parking and storage. Assignment of a preferred space or an additional space is often available before it is priced separately.
• Developer closing costs. New construction contracts routinely pass developer fees, resort fees and even the documentary stamp tax to the buyer. That allocation is negotiable, and it is frequently worth more than a price reduction.
• Floor and line selection. Early buyers get the choice; that choice is the real discount in a preconstruction purchase.

Due diligence a buyer’s agent runs on new construction in Miami

Before a deposit goes anywhere, the developer’s track record needs checking: what have they delivered in South Florida, on what timeline, and how did those buildings hold value after delivery. The condominium documents need reading — the budget, the reserve schedule, the estimated monthly assessment, and whether that estimate is realistic or a marketing number that will reset after turnover.

The tax picture also deserves attention. A new home’s first tax bill is based on the land, not the finished structure, so the number a buyer sees at closing is often far below what they will pay in year two. The Miami-Dade County Property Appraiser publishes the assessment record for every parcel, and comparing similar completed units in the area gives a far more honest forecast than the developer’s estimate.

New construction versus resale

New construction gives you current systems, warranties, modern layouts and amenities, at the price of waiting and of paying a premium per square foot. Resale gives you a proven neighborhood, a known monthly cost and immediate occupancy, at the price of older systems and dated finishes. I compared both in detail in new construction versus resale in Miami luxury, and the honest answer usually comes down to your timeline rather than your taste.

In Doral, where a meaningful share of the $1 million-plus inventory is newer construction inside master-planned communities, the same rules apply with one addition: the carrying cost of a new community often includes a community development district assessment on top of the HOA, and that belongs in your math before you sign.

If you are focused on Doral, read our guide to new construction in Doral for the current projects and listings.

Frequently Asked Questions

Does it cost more to use my own agent on new construction in Miami?

No. The developer budgets a cooperating broker commission into the project’s pricing whether or not you bring representation. If you do not bring an agent, the developer retains that amount; the price you pay is the same.

Can I bring an agent after I have already visited the sales gallery?

Often not. Most Miami developers require the agent to register or accompany you on the first visit. Some make exceptions within a short window, but it is at the developer’s discretion, so the safe move is to register before you tour.

Are preconstruction deposits in Miami refundable?

It depends on the contract and on the reason. Florida provides a statutory rescission period for residential condominium purchases from a developer, and escrow requirements apply to certain deposits. Beyond that, refundability is governed by the purchase agreement, which is why the contract needs a careful read before the first check.

How long does new construction take to deliver in Miami?

It ranges from under a year for a single-family home in an established community to three or more years for a tower sold in early preconstruction. Ask for the projected certificate of occupancy date, then ask what the contract says if that date slips.

Will my property taxes go up after the first year?

Usually, and significantly. The initial assessment often reflects land value rather than the completed home. Budget using assessments from comparable finished properties, not the first bill.

Tour the project — with someone on your side

If you are considering a new building or a new community anywhere in Miami-Dade, let me register you before your first visit. It costs you nothing, and it means the contract, the deposit schedule and the assessment forecast all get reviewed by someone whose only client is you. Reach out through the contact page or call 786-801-4442.

About Erika Schell, P.A.
Erika Schell is a Luxury Certified REALTOR® with The Keyes Company, affiliated with Forbes Global Properties, and an 8-time Top Producer at Keyes Doral serving buyers, sellers, and investors across Miami-Dade County. Florida Real Estate License #3366404. With a Master’s in Finance and more than 20 years of corporate experience, Erika brings the precision of a financial analyst to every luxury transaction. She works personally with each client, in English and Spanish, from first consultation through closing.