Market Intelligence · RET Frameworks
What Future Supply Means for Resale
Look at the homes and services a future buyer could choose instead. Not every new project will compete with this home.
Updated · The periods covered by the figures are shown separately.
The Question
What will today's purchase compete against at resale? A 2027 Rivage or Perigon buyer faces a different delivery horizon from a Mandarin buyer with estimated 2030 closings. The relevant comparison is the stock available when the owner exits, including unsold developer homes and resales, rather than just today's launch count.
What changed?
| Project / location | Scale and dated price positioning | Status / estimated delivery | Buyer-pool overlap |
|---|---|---|---|
| Rivage / Bal Harbour | 56 homes; dated start $13M | Under construction; 2027 estimate | Low-count beachfront / large-home buyer |
| Perigon / Miami Beach | 73 in supplied email; 72 in current news | Topped out; Summer 2027 anticipated occupancy | Oceanfront, large interior plans; count discrepancy unresolved |
| Ritz / West Palm Beach | 138 homes; 2606 $8.363M in Oct sheet | Current delivery not established in supplied material | Intracoastal / branded service buyer |
| South Flagler House / West Palm Beach | 108 homes | Delivery and current pricing not verified in this research | Flagler / Intracoastal large-home competitor |
| Mandarin / Brickell Key | 228 South; 70 private North homes | 2030 estimated closings | Island / service-led buyer; separate tower rights |
| Boca resort residences | 75 homes; public start prices conflict | Late-2026 planned start; 2029 estimated completion | Resort buyer; membership costs and rights matter |
| Viceroy / Fort Lauderdale | 500-ft tower; 30,000 amenity sq ft | Count, delivery and current start not verified | Urban amenity buyer; not direct beachfront |
| ALINA / downtown Boca | Nine-acre existing community | ALINA 220 CO in municipal 2025 reporting | Existing alternative; do not count all as undelivered |
What it means for you
Boca's downtown list includes 1,202 approved homes at year-end 2025, including apartments, assisted living and condos. Royal Palm ALF accounts for 161 and Modera for 306. They may affect traffic, construction or rental choices, but counting all of them as competing luxury condos would exaggerate the resale competition.
Who Should Care
A buyer planning a three-to-five-year exit from a newly delivered residence should monitor developer inventory and concessions in the same plan tier. A buyer choosing a unique beachfront layout should monitor substitutes at the same budget, not the city's total unit count. A Boca resort buyer should compare the 75-home offering with existing downtown alternatives and the actual membership package.
What RET would do next
Count the projects a buyer could realistically choose instead. A $13M beachfront buyer might compare Rivage with Perigon's dated large-home offerings. An urban Fort Lauderdale tower may appeal to some of the same buyers, but without equivalent beach access it is not an equal substitute.
Worth Knowing
The Perigon's supplied availability sheet is dated May 4, 2026 despite being received in October. Its current official site says topped out with Summer 2027 anticipated occupancy. A dated offer schedule, a structural construction milestone and a completed occupancy approval are three different pieces of evidence; none establishes current unsold inventory by itself.
What to Compare
For each competing residence, get a current named-unit quote, indoor area, deposits, expected move-in date, construction update, transfer restrictions and annual costs. Rivage's schedule calls for 40% before closing. On an illustrative $13M contract, that means $5.2M paid before you can use the home. A delay keeps that money tied up longer, so compare completed homes too.
Sources and dates
- Rivage: Rita Collins supplied presentation and deposit schedule - Package received 2026-10-23
- Perigon: supplied dated availability, interior areas and maintenance - 2026-05-04; supplied 2026-10-22
- The Perigon official project news and occupancy banner - Reviewed 2026-10-23
- Ritz West Palm Beach: supplied October 2026 sales sheet and guide - Package received 2026-10-22; dated October 2026
- Related Ross: South Flagler House - Reviewed 2026-10-23
- Mandarin Oriental Miami: supplied tower facts and terms - Package received 2026-10-20
- The Boca Raton: residential offering, timing and membership - Reviewed 2026-10-23
- Douglas Elliman: The Boca Raton sales announcement - 2026-05-20
- Naftali Group: Viceroy Fort Lauderdale project - Reviewed 2026-10-23
- ALINA: existing downtown community and final tower - Reviewed 2026-10-23
- Boca Raton 2026 Annual Report to Downtown Property Owners - Reporting cutoff 2025-12-31; published 2026
Research reviewed October 23, 2026. Periods, geography and property type follow each source; asking prices are not closing prices, medians are not repeat-sale appreciation, and illustrated costs are assumptions. RET analysis is not an appraisal or a forecast. Property documents and current written quotes govern a transaction.
Bring the evidence into your decision.
Request a deeper RET reviewAsk RET uses dated published evidence and approved property readers. Availability inquiries remain a separate request.