Vida Residences

Has Vida Residences actually been built?

No. The structure is up — the building topped off — but the developer still labels it under construction, and the county roll shows no home sold.

⚠️ One thing said carefully. I have found no report of a delivery, a certificate of occupancy or a new completion date since 21 March 2025. That is an absence of coverage in the sources I searched on 24 September 2026 — Florida YIMBY, The Real Deal, Commercial Observer, Traded, BLDUP and PROFILEmiami — and it is not proof that the project has stalled; I have not found a source that says whether it is on schedule. The developer’s sales website gives no completion date, and its updates page, marked “UPDATED: 06/28/2024”, speaks of “the grand reveal in 2025”. What I can say positively is that the developer’s Urbana Holdings page still describes the project as under construction, and that the county records no building.

So the useful answer to “is it built?” is: the top deck was poured in March 2025, the developer still labels the project under construction, and the developer’s own fact sheet had delivery in Q4 2024, a date that passed more than twenty months ago.

What Vida Residences is, on the record

⭐ The zoning line is worth a second look. The county records this parcel’s primary zone as multi-family 36 storeys and above. Vida is nine. I have not found a source that says why the building is lower than the zone label allows.

Why there is no county record for this building

A search of the Miami-Dade Property Appraiser’s address index for 410 NE 35 Terrace, repeated on 24 September 2026, returns exactly one parcel: folio 01-3230-005-0030, classified vacant land — commercial, with a recorded year built of 0 and no building value at all in 2024, 2025 or 2026. The owner of record is Urbana Bueno Land LLC, care of Urbana Investments LLC, and an owner-name search for URBANA BUENO returns that one folio and no other.

To be sure that was not simply a matter of a declaration sitting under a different address, I checked the county’s Edgewater folio series 01-3230-100 to 01-3230-199 on 24 September 2026. It holds both plats and condominiums and has entries from 100 to 118 (nothing from 119 to 199): condominiums such as Crimson, Emilia, 26 Edgewater, Gran Paraiso, Elysee, 700 Edgewater and Aria Reserve South (115), and plats such as Derby Subdivision, Ilana, One Paraiso, Unity Bay and Oak Row 2900 (118). None of the entries is Vida.

What that means for a buyer, plainly: I found no folios, no assessed values and no recorded sale prices for any residence at Vida on the county roll, and so no comparable inside this building. Any price per square foot you are quoted came from a listing service or from the sales office — ask which.

⚠️ Two honest limits on that. First, the Property Appraiser’s roll is not the Clerk of Court’s deed record. A declaration is recorded with the Clerk, and homes can close against it, well before the appraiser splits the parcel and issues folios — a pattern already documented at E11EVEN, 2200 Brickell, Oasis Hallandale and NoMad Wynwood. So this is not evidence that nothing has been sold. Second, the series check tests the first folio of each entry; a condominium that does not begin at that folio could in principle be missed. What the roll does say without ambiguity is that no building has been assessed on this parcel.

What has been asked for the homes

Read together, the sources do not give one entry price: $350,000 in April 2023, $603,432 for a one-bedroom in September 2024, “the low $300’s” on the developer’s own undated fact sheet, and “the low $500’s” on its sales website today. The figures come from different sources and may describe different homes, and I have not found a source that says how they relate.

⚠️ And here is the part to keep in mind: those are asking prices, and I found nothing to check them against. An asking price is a position, not a value. With no condominium on the county roll, no folios and no recorded sales, I found no closed transaction at Vida Residences — not one — against which any of those numbers can be tested. That is not a criticism of the developer; it is the ordinary condition of a building that has not delivered. But it does mean that every number you will be shown about value here comes from someone who is selling.

The land: what was paid, and what the county now says

The parcel’s recorded sale history is short.

On 30,046 square feet, $14,000,000 is $465.95 per square foot of land. The Real Deal reported the seller as an entity led by Zachary Schiffman, and an $8,500,000 loan from Bixby Bridge Capital.

⭐⭐ Now the county’s land rate. On the roll, the county’s land rate per square foot for Edgewater development parcels is often identical across parcels of very different sizes and owners, so it can be read straight off the roll; I have not found a county document that says how the rate is set. Here it is on eight parcels (the Vida parcel re-pulled on 24 September 2026, the other seven as pulled on 26 August 2026):

Three parcels that the county carried at exactly $400.00 per square foot in 2025 — Vida’s among them — are all at exactly $350.00 for 2026. That is a 12.5% cut on each of the three. In dollars, the land under Vida went from $12,018,400 to $10,516,100.

⚠️ Read that for what it is. This is the Property Appraiser’s mass-appraisal land rate — an opinion of value applied by neighbourhood code for tax purposes, not a record of anything selling. Note too that the rate converged as much as it fell: the small 2,800 square foot lot in the table went up, from $317.00 to $350.00. So the honest reading is that the county carries seven of these eight parcels at exactly $350.00 for 2026 (Island Bay is at $375.00), not that Edgewater land crashed.

⭐ Against that, the arithmetic on this site is simply this: Urbana paid $465.95 per square foot in May 2023. The county’s 2026 rate is $350.00. The assessed value of the land, $10,516,100, is 24.9% below the $14,000,000 purchase price three years on. A developer’s basis being above the assessor’s number is not by itself a distress signal — but it is the land-cost context for the asking prices above.

The Airbnb question — and what the developer actually claims

Vida is sold as a short-stay product. That is the centre of the pitch, and it should be dealt with directly rather than skated over.

What the developer’s own websites say, as of 24 September 2026: the Urbana Holdings page reads “No rental restrictions” and “Approved for Airbnb”, alongside a “Homesharing – live or rent” programme and fully furnished, turn-key residences. The sales website’s project summary lists short-term rentals as permitted, and the fact sheet lists no rental restrictions.

⚠️ That is the developer’s claim, and we are reporting it as a claim. This page does not confirm it, and you should be wary of any page that does.

Short-stay rights at a Miami condominium are not a developer’s to grant. Three separate things have to hold, and all three are outside the sales office:

• The City of Miami. Edgewater is in the City of Miami — not Miami Beach, whose rules are different and much-discussed. The city’s zoning district rules, certificate of use and business tax receipt all apply.
• Florida state licensing for transient public lodging.
• The recorded declaration of condominium, which binds you personally, governs leasing, and can be amended by the owners after you buy.

🔴 And at Vida I have not seen the third one: the county roll shows no condominium for this building, so there is no recorded declaration on it for me to read, and I could not check the Clerk of Court’s record. Ask the developer for the draft declaration and the date it will be recorded, read the leasing article in the recorded declaration or the offering documents before you sign anything, and get any rental representation you were given in writing.

Who this suits, and who it does not

It suits a buyer who wants small, furnished, turn-key Edgewater. The developer’s sales website advertises entry from the low $500,000s for a furnished home in a nine-storey building. The developer’s fact sheet says the building is not waterfront and that no view, water or otherwise, is guaranteed. If the short-stay model works as marketed and you have verified it yourself, the economics are the point of the building.

It suits a buyer who is comfortable buying on a floor plan and a promise. That is what buying before completion is, and there is nothing wrong with it — provided you are doing it knowingly, and provided the timeline you are quoted is one you can live with being wrong.

It suits badly a buyer who needs to check a number. There is no condominium on the county roll, and I found no folio, no assessed value and no recorded sale for any residence here. I found no independent evidence of value at Vida Residences. That should change once the county registers the units. Until then, every figure comes from the sell side.

It suits badly a buyer working to a deadline. This building was announced for 2024, topped off in March 2025, and was still labelled under construction on its developer’s Urbana Holdings page on 24 September 2026. If you have a lease ending, a 1031 clock running, or children starting school, do not plan around a delivery date here without a contractual remedy attached to it.

And it suits badly anyone underwriting on rental income they have not verified. “Approved for Airbnb” is marketing copy. The City of Miami, the State of Florida and the declaration of condominium are what will actually decide it.

Five things to establish in writing before you commit:

• A current delivery date and what happens if it is missed — the remedy, not the estimate.
• The draft declaration of condominium and its leasing article, plus a commitment on when it will be recorded.
• Exactly what the building and its owners will be licensed for by the City of Miami and the State of Florida — not what they are “approved” for in a brochure.
• How many homes are under contract versus reserved, and how your deposit is held and escrowed.
• The full assumptions behind any yield you are shown — occupancy, nightly rate, management split, cleaning, city and state taxes, and what the association will charge for short-stay operations.

Interested in buying at Vida Residences, Miami Edgewater?

Vida Residences is labelled under construction on the developer’s Urbana Holdings page (24 September 2026). If you are considering a purchase here before completion, talk it through with Josh Stein first — including the delivery date, the deposit structure and the leasing article of the declaration of condominium.

FIND ME THE BEST DEAL

Vida Residences Amenities

• Over 22,000 Sq.Ft. of amenities
• Expansive rooftop tranquility pool with jacuzzi, cabanas and grilling stations
• Private rooftop restaurant/bar
• Views of Biscayne Bay (the developer’s fact sheet says the building is not waterfront and no view is guaranteed)
• State-of-the-art fitness center
• Convenient juice and coffee bar
• HiTech coworking center
• 24/7 security services
• Controlled property access
• 24/7 concierge services

RESIDENCE FEATURES
• Fully finished and furnished Studio, 1- 2-3- & 4 bedroom residences
• Ceilings of about 10 feet per the developer’s Urbana Holdings page and sales website (its fact sheet says 9-foot)
• Balcony with every residence
• Finished flooring
• Gourmet kitchens
• Euro-style appliances
• Rain showers in primary bathrooms
• Custom vanities
• Washer and dryer in residences
• Built-out closets
• Contemporary lighting packages
• Smart-home systems
• Keyless entry system

https://youtu.be/CQinOhrURpw

Vida Residences Prices

What the developer is asking now

From the low $500,000s — the figure carried on the official VIDA Edgewater sales website, read 24 September 2026. The developer’s undated fact sheet, linked from the same website, says “from the low $300’s”.

Deposit terms and dates. The developer’s fact sheet (undated) lists 10% at reservation, 10% at contract (March 2023), 20% at “initial” (Q1 2023), 10% at “top floor” (Q4 2023) and 50% at delivery (Q4 2024). The building topped off in March 2025, about fifteen months after the fact sheet’s top-floor date, and I found no report of a delivery. I did not find current deposit terms or a closing date on either developer website; confirm them in the developer’s contract and offering documents.

⚠️ Asking prices are asking prices. When Florida YIMBY announced the project on 12 April 2023, homes started at $350,000, citing Miami Residential.