Florida Appeals Court Upholds Holdout Owners’ Rights at Biscayne 21, Setting Major Precedent for Condo Terminations
In a major win for Florida condo owners, the state’s Third District Court of Appeal ruled in favor of a group of unit owners at Biscayne 21, a 13-story, 192-unit condominium complex in Miami’s Edgewater neighborhood. The court upheld a previous decision that invalidated a developer-led amendment to the condo’s governing documents, which had attempted to lower the required vote to terminate the condominium from 100% to just 80%. On July 10, 2025, the court denied a motion for rehearing, affirming that the original declaration of condominium required unanimous approval to terminate the association and could not be modified unilaterally.
The case, brought by eight unit owners represented by attorney Glen Waldman, challenged the termination plan led by Two Roads Development and its affiliate, Empira Group. The developer had acquired 86% of the units in a $150 million bulk buyout and sought to redevelop the property into a luxury condo project—Edition Residences Edgewater. After several owners refused to sell, the developer-controlled board amended the termination clause, a move the court ruled violated the contractual rights of the remaining owners.
The appellate court’s decision not only preserves the rights of the Biscayne 21 holdouts but also establishes a significant precedent with potential statewide implications. According to legal experts, the ruling confirms that developers cannot retroactively change essential voting rights in a declaration—particularly when it involves something as consequential as terminating a condominium association. The decision is expected to complicate bulk buyout efforts across Florida, especially in cases where the original governing documents require unanimous consent for termination.
For developers, this decision adds a new layer of legal risk when pursuing aging condo properties for redevelopment. Florida has seen a wave of such efforts in recent years, especially following the collapse of Champlain Towers South in Surfside, which raised concerns about aging buildings and spurred legislative changes. However, this ruling signals that even amid redevelopment pressures, courts are willing to protect owners’ contractual rights and block attempts to dilute those protections.
Two Roads Development has stated its intention to appeal the decision to the Florida Supreme Court. However, until or unless the state’s highest court overturns the appellate ruling, the current decision stands as binding precedent. The outcome strengthens the position of holdout owners and may force developers to offer more favorable terms—or abandon termination plans altogether.
Ultimately, this case underscores the importance of understanding and respecting the original terms set forth in a condominium’s declaration. Boards and developers alike must tread carefully when altering foundational governance provisions. As Miami’s real estate market continues to evolve, the Biscayne 21 ruling will likely influence how future terminations are approached—not just in Edgewater, but throughout the state.
The Alley: A Boutique Preconstruction Opportunity in Miami’s Booming Little River
Miami’s Little River neighborhood is experiencing a renaissance—and The Alley is at the forefront of it. This boutique, 5-story condo development is the first lodging building in Little River to be offered for individual ownership, giving early investors the chance to claim a stake in one of the city’s most exciting up-and-coming districts.
Developed by Saxum International—an experienced and visionary team known for reshaping Little River’s residential landscape—The Alley offers 50 fully finished junior studios starting from just $315,000. Designed for maximum flexibility and rental potential, each residence is optimized for short-term stays with thoughtful layouts, clean modern finishes, and optional division for added guest privacy. Residences range from 358 to 382 square feet, with east and west-facing views and a payment structure tailored to ease: 20% at contract, 20% at groundbreaking, 10% at the third floor, and 50% at delivery in Q3 2026.
The building is rich in features that appeal to today’s traveler and digital nomad. Highlights include a rooftop coworking lounge, high-speed WiFi throughout, 24/7 parking for residents and guests, and vending machines for added convenience. HOA dues are a modest $1.37 per square foot and include reserves, making The Alley a hassle-free income-producing asset.
What makes The Alley truly special, however, is its location. Nestled at 183 NE 78th Street, residents will enjoy seamless access to the creative pulse of the city. The buzzing Wynwood Arts District is just 7 minutes away, the high-fashion Design District in 8, and Midtown Miami in 10. Even Downtown, Brickell, and Miami International Airport are within a 20-minute drive. And with a future Tri-Rail station planned as part of Swerdlow Group’s massive 7,500-unit development, Little River’s connectivity is only going to get better.
This is more than just a smart investment—it’s a front-row seat to transformation. With over $3 billion in approved development, Little River is evolving into Miami’s next cultural and investment hub. Projects from heavyweights like AJ Capital Partners, B Developments, and CEDARst Companies are bringing thousands of new residences, retail destinations, and creative spaces to the area. Property values here are appreciating faster than in more saturated markets like Brickell or Miami Beach.
If you’re looking for a high-yield opportunity in a neighborhood poised for explosive growth, The Alley delivers. With limited inventory, rising demand for short-term rentals, and a future-proof location, this is your chance to get in early on Miami’s next big thing.
Contact us today at [email protected] to schedule a presentation or to reserve your unit at The Alley.
David “Big Papi” Ortiz Inks Deal for Luxury Condo at Ora by Casa Tua in Brickell
According to the New York Post, MLB Hall of Famer David Ortiz—affectionately known as “Big Papi”—is officially in contract to purchase a three‑bedroom, three‑bath condo at Ora by Casa Tua, a 76‑story luxury preconstruction condo tower in Brickell Miami. The unit spans 2,297 square feet of elegantly appointed interiors—including a study and library—with a sprawling 472-square-foot terrace, offering panoramic bay and city views. Though the exact purchase price remains undisclosed, comparable residences in the building range between $3.35 to $3.75 million.
Ora by Casa Tua is a visionary luxury development rising in the heart of Brickell. Developed by Fortune International Group in partnership with Casa Tua founder Miky Grendene, the 76-story tower is designed by world-renowned architecture firm Arquitectonica, with interiors curated by Italian design studio m2atelier. Scheduled for completion in 2029, the tower blends high-end residential living with Casa Tua’s signature hospitality and culinary excellence. Residents will enjoy a comprehensive suite of amenities, including two swimming pools—one on the 12th floor and another on the rooftop—wellness facilities with hammam, steam room, sauna, and a state-of-the-art fitness center. The building also features co-working spaces, social lounges, and a three-story sky park with lush gardens, yoga lawns, and art installations. At the heart of Ora is a dining experience curated by Casa Tua, offering four distinct concepts: Terra, a gourmet market and bakery; Uva, a two-level enoteca and Mediterranean restaurant; Fuoco, a globally inspired wood-fired grill; and Vento, a rooftop bar and lounge offering sweeping views and private dining options. Perfectly located at 1210 Brickell Avenue, Ora offers future residents walkable access to the financial district, fine dining, and the vibrant culture that defines Miami’s urban core.
David Ortiz is a celebrated MLB legend and Boston Red Sox icon. Over a 20‑season career, Ortiz amassed over 500 home runs and helped lead the Red Sox to three World Series titles, earning the 2013 World Series MVP. Inducted into the Baseball Hall of Fame in 2022, Ortiz continues making his mark — notably as an MLB analyst on ESPN, where he brings his signature charm and insight to broadcasts. Beyond baseball, his philanthropic efforts—especially through the David Ortiz Children’s Fund—highlight his ongoing commitment to community and charity.
City of Miami Beach Planning Board Approves Terra’s Redevelopment Plans for The Deauville Beach Resort
David Martin’s development firm Terra, in collaboration with the Meruelo family, has received a significant approval from the City of Miami Beach’s Planning Board to move forward with the redevelopment of the former Deauville Beach Resort. The unanimous decision allows the developers to proceed with their vision of transforming the site at 6701 Collins Avenue into an elegant mixed-use project featuring two condominium towers and a partially reconstructed Deauville Beach Resort.
The approved plan includes a branded 100-unit condominium tower and a 150-room hotel, designed by Foster + Partners, Shulman + Associates, and ODP. This reimagined development reflects a strategic reduction from the originally proposed 570 residential units, favoring a more community-oriented design while preserving the area’s character.
Unlike previous proposals, the new plan does not require a public referendum, expediting the potential approval process and paving the way for construction to commence in 2026.
The Deauville Beach Resort, originally built in 1957, was a beloved Miami Beach landmark known for its Mid-Century Modern design and for hosting legendary performances, including The Beatles’ iconic 1964 appearance. However, after years of neglect, the structure was deemed unsafe and ordered for demolition in 2022.
Several redevelopment attempts have failed in the past. Notably, billionaire Stephen Ross and his firm Related Companies proposed a $500 million Equinox-branded development designed by Frank Gehry, but the project was ultimately rejected by voters due to zoning concerns.
Now, with this latest approval, Terra and the Meruelo family’s vision for the reimagined Deauville Beach Resort is one step closer to reality, promising to revitalize North Beach and contribute to Miami Beach’s evolving architectural landscape.
With the City of Miami Beach’s Planning Board approval secured, Terra’s team will move forward with securing necessary permits and refining their design. If all goes according to plan, construction will break ground in 2026, setting the stage for a transformative addition to Miami Beach’s waterfront skyline.
Ella Miami Beach Breaks Ground, Marking a New Era for North Beach
Ella Miami Beach has officially commenced construction, according to an announcement on the development’s social media account. This milestone marks a significant step forward for the highly anticipated residential project set to redefine luxury living in North Beach.
The boutique development will feature 103 residential units, offering short-term rental flexibility to cater to modern buyers seeking both investment opportunities and a sophisticated coastal lifestyle. Rising 10 stories, Ella Miami Beach is designed by the renowned architecture firm Arquitectonica, known for their visionary approach to contemporary urban design.
Previously, the developer described Ella’s architectural concept as a seamless blend of classic Art Deco curves with sleek, modern 21st-century lines. This unique aesthetic is expected to pay homage to Miami Beach’s iconic heritage while infusing the neighborhood with a fresh, cutting-edge design.
Located in North Beach, a vibrant and rapidly evolving district, Ella Miami Beach is set to contribute to the area’s resurgence as a sought-after destination. With its groundbreaking now complete, anticipation continues to build as the project progresses toward completion.
The Raleigh: A New Chapter in Miami Beach’s Luxury Real Estate
The Raleigh is poised to become one of Miami Beach’s most iconic developments, seamlessly merging historic preservation with modern luxury. SHVO has recently announced major progress, including the selection of a general contractor and the commencement of significant construction milestones. Located at 1775 Collins Avenue, this three-acre estate promises to elevate South Beach living with an unparalleled blend of art, design, and exclusivity.
The development’s centerpiece is a 17-story residential tower conceived by acclaimed designer Peter Marino. The design pays homage to Miami Beach’s Art Deco legacy while introducing a sleek, contemporary aesthetic. Adding to the allure, the historic Raleigh, Richmond, and South Seas buildings will be thoughtfully restored and incorporated into a 60-room Rosewood hotel.
SHVO has selected the Americaribe Moriarty Joint Venture (AMJV) as the general contractor for The Raleigh. This partnership, combining the expertise of Americaribe, LLC, and John Moriarty & Associates of Florida, has an impressive portfolio that includes the Perez Art Museum Miami and Brickell City Centre. Currently, excavation and piling work are underway, marking the transition from vision to reality.
Notably, The Raleigh is the first major project on Miami Beach’s “Billionaire’s Beach” to secure its full site building permit, setting the stage for a $1 billion development that is reshaping the luxury market.
With completion slated for 2027, The Raleigh will feature 40 ultra-luxurious residences ranging from two to five bedrooms. Each home is meticulously designed to maximize natural light and showcase panoramic views, with floor-to-ceiling windows and expansive terraces. Five penthouses will crown the property, offering residents unmatched exclusivity and elegance.
The amenities are equally impressive, with private residential lobbies, multiple pools, private cabanas, and access to the Rosewood Asaya Spa. Notably, the iconic fleur-de-lis-shaped pool and Martini Bar will be lovingly restored, preserving their historic charm.
The Raleigh’s dining offerings will set a new standard for culinary excellence in Miami Beach. The estate will debut Milan-based Langosteria’s first U.S. location, offering gourmet dining in the exclusive Beach Club. Guests and residents can also enjoy the restored Tiger Room restaurant and a signature Rosewood restaurant located within the historic South Seas building.
The Raleigh represents more than just a development; it’s a cultural landmark in the making. By combining thoughtful restoration, world-class design, and unmatched amenities, SHVO is setting a new benchmark for luxury in South Beach.
Approval Pending for Construction on 10 Story Residential Tower in Miami Beach
An application has been submitted for design review approval to build a new 10-story mixed-use building at 6940 Abbott Avenue, the location of a former BellSouth office and parking lot that is no longer in use in the North Beach neighborhood of Miami Beach. The application was filed by 6940 North Beach LLC, a joint venture between entities controlled by Rainer Viete, Jose Boschetti, and Eduardo Otaola.
The 130-foot-tall structure will feature 134,573 square feet of space, including 96 multi-family units, 21 of which would be co-living units, 2,192 square feet of ground floor retail, and 90 parking spaces. It was designed by Arquitectonica with Biscayne Engineering serving as the land surveyor and civil engineer.
Unit floor plans include studio, one, and two bedrooms. The regular size units would be between 550 and 1,250 square feet, while studio units (co-living) will be between 403 and 437 square feet. A cafe, fitness facility, pickle-ball court, and a lap pool will all be on the rooftop.
The traffic engineer is David Plummer & Associates, while the landscape architect is Christopher Cawley Landscape Architecture. The interior of the building will be thoroughly illuminated by natural light thanks to the use of grey glass windows and a glass railing. Mixing these materials will produce a striking, modern appearance that blends nicely with the nearby North Beach neighborhood. A stunning concrete frame with spherical motifs grouped in a bond-like pattern wraps around all elevations of the residential component of the building, emphasizing its distinctive form.
The development organization has also offered hurricane-proof impact windows, passive cooling systems, resilient planting, a study of the elevation of the property and the elevation of neighboring properties, and a recycling or salvage strategy for partial or complete deconstruction. To integrate the loading and parking driveways, they also ask for a waiver. The granting of this waiver will enable the project to be better designed while still adhering to the TC-C district’s development restrictions and without the requirement for variances. The project’s anticipated construction cost is approximately $14,692,224.
New Renderings Released for Shoma Bay in North Bay Village
New images of Shoma Bay, a 24-story mixed-use development proposed for 1850 79th Street Causeway in the waterfront neighborhood of North Bay Village, have been released by Miami-based developer Shoma Group.
The tower will feature 333 residential units, a 35,037-square-foot Publix, and 6,325 square feet of retail space, which includes a rooftop lounge and Shoma Bazaar food hall. It was designed by MSA Architects with interiors by Adriana Hoyos. The pedestrian-friendly location is close to all main freeways, stores, and food options at 79th Street Causeway and East Treasure Drive.
Each floor plan in the 2.8-acre mixed-use development’s furnished studios to three-bedroom units, with sizes ranging from 344 square feet to 2,700 square feet, was created to enhance functionality and comfort.
With only a few changes that improve the building’s appearance, the new tower design, which combines traditional art-deco and modern architecture, indicates a modest departure from the original design. The building now has a more contemporary appearance.
Amenities:
- Resident lounge and bar
- Spa
- Hammam
- Golf Simulators
- Fitness center with Technogym equipment
- Pet spa
- Kid’s club
- 6,030 square foot pool deck
- Panoramic views of Biscayne Bay
- Pool
- Cabanas
- Summer kitchen
- Library
- 2,600 square foot cowering business room
- Lounge with coffee bar
- Gaming area
- Movie area
- Gated parking
- Electric vehicle charging stations
- Specialized bike room
- Storage areas
The construction of Shoma Bay is anticipated to begin in the summer of 2023 with a completion date in 2025.
Exclusive: Tom Brady and Gisele Bündchen’s Indian Creek Waterfront Mansion Construction Update
After 13 years of marriage, Tom Brady and Gisele Bündchen announced on Oct. 28 2022 that they officially divorced putting a pause on construction of their 5,000+ square foot teardown located on Indian Creek.
The Billionaire Bunker residence on Indian Creek Island was originally purchased by the couple in 2020, but their divorce was only finalized in late 2022. The estate, which sits atop a plot of land in the “world’s most exclusive municipality,” is arguably the most noteworthy of Tom Brady’s residences. It is one of just 34 properties with waterfront views of Biscayne Bay that are offered across 300 acres in South Florida’s Atlantic region.
The house was one of the nicest in the world, and Tom and Gisele were planning to live there forever with their kids, Benjamin Rein and Vivian Lake Brady. Although they are no longer together, the Tampa Bay Buccaneers quarterback has reportedly continued to develop and refurbish the property, according to The Daily Mail(opens in new tab).
Aerial images recently obtained by the British publication reveal that “production has advanced dramatically” since its initial inspection of the house in September 2022. To begin with, Tom and Gisele demolished a 5,772-square-foot house with the intention of building a contemporary, eco-friendly mansion on the property.
Gisele, a Goodwill Ambassador for the United Nations Environmental Program since 2009, knew she had to build an eco-friendly home.
Together with solar panels, an organic garden, a yoga deck, a cabana, and a sizable outdoor kitchen, the new estate will also contain these features.
Gisele Bündchen bought a lavish Florida home that is situated directly across the water from Tom’s mansion as he continues to develop. She also covertly paid $1.3 million for a cottage in Florida, which she began to remodel last year. Billionaires Bunker is close to her new residence (likely convenient for co-parenting with her former husband).
Ivanka Trump, Jared Kushner, and billionaire businessman Carl Icahn are some of the other noteworthy residents. Whenever building is finished, Tom Brady will live next to Icahn.
