New Construction · Palm Beach to Miami
Have someone on your side of the table.
On a new development the developer pays a broker commission whether you bring someone with you or not. The only real question is what that money buys you: a salesperson for one building, or someone comparing every building from Palm Beach to Miami, reading the contract before you sign, and saying plainly when a deal is not worth doing.
$56,000,000+Creegan Team, closed in 2025
SL3624380Florida license
EN · ES · PLLanguages spoken
Why this matters
The person in the sales gallery works for the building.
That is not a criticism of them. It is their job, and they are usually very good at it. But they represent the developer, they can only sell you one building, and they are not there to tell you the tower four blocks away has a better deposit structure or a stronger delivery record.
What they can tell you
Availability in that building. The developer’s pricing. The finishes on offer. The amenity list. All of it accurate, all of it about one building.
What I am there for
How that building compares to the other six you should be considering. What the contract lets the developer change. Whether the deposit is protected. What the HOA is likely to cost the year you move in.
How I get paid, since you should ask.
On new development my commission comes out of the developer’s budget, the same budget that pays the sales gallery. That money is spent whether you arrive with representation or not, and it does not come back to you as a discount if you walk in alone. What changes is who is working for you when the contract lands on the table. One catch worth knowing: most developers require your agent to be registered with you on your first visit. Walk in alone and you may lose the right to representation on that building entirely. Policies vary, so ask me before you go.
Due diligence
What I check before you put money down.
Preconstruction is not risky in itself. A specific developer and a specific contract can be. These are the questions I answer before anyone wires a deposit.
01
The developer
What they have already delivered in this market, whether it came in on time, and what buyers in those buildings say now that they live there.
02
Your deposit
Whether it sits in an escrow account or in the developer’s hands, when each installment is due, and what happens to your money if delivery slips past the contract date.
03
What can change
Contracts routinely let the developer substitute finishes, adjust layouts and move square footage. I read those clauses and tell you how wide the latitude actually is.
04
The real HOA
The number in the brochure is an estimate made years before delivery. I look at the building’s size, amenity load and staffing to tell you what you are more likely to pay.
05
Rental rules
Minimum lease terms, how many times a year you can rent, and whether short-term rental is permitted. This decides whether an investment case works at all.
06
The view in five years
Whether the water view is protected or the parcel next door is buildable. A view you paid a premium for can disappear into someone else’s tower.
Private tours
Inside the buildings before they open.
I walk these buildings on camera so you can see them from anywhere, from West Palm Beach down to Miami. This is what you actually get when someone is representing you instead of selling to you.
Inside the Berkley, before it opensPre-Construction
The St. Regis Residences, now sellingNow Selling
Mr. C Residences, West Palm BeachWest Palm Beach
Charter a yacht from your front doorWaterfrontTwo different decisions
Preconstruction or move-in ready.
Preconstruction
You buy from plans, with payments staged against construction and delivery two to four years out. Developers raise prices as floors sell, so the earliest buyers pay the least and choose the best line, floor and view. If the market rises in that window, the gap between your contract price and the value at delivery builds before you have finished paying.
It suits a multi-year horizon and capital you will not need in the meantime.
New and ready now
You see exactly what you are buying. You can check the finishes, stand in the room, measure the noise and move in. Valuation is simpler because comparable sales already exist in the same building, and financing is straightforward because the property exists today.
It suits anyone who needs to live there soon or wants to start renting quickly.
Both are new. Only one ties up your money for years.
Either can be the right call. What decides it is your timeline, whether you need the capital in the meantime, and how much specification risk you are willing to carry. I will tell you which one you actually are before you write an offer, not after.
The next step
Tell me what you want. I will send what actually fits.
Not a mailing list and not a brochure dump. I will come back with current availability, pricing and deposit structures for the buildings that match what you describe, and I will say which ones I would avoid.
Got it. I will come back to you personally.
I will put together what actually fits and send it over. If you would rather talk now, call me.
The Besson Group by Creegan Team, Compass Florida LLC, licensed real estate broker. Naomi Besson, Florida license SL3624380. This page is informational and is not tax, legal or investment advice. Nothing here promises or guarantees appreciation or any investment result. Availability, pricing and delivery dates are set by developers and change without notice. The $56,000,000+ figure refers to Creegan Team production in 2025, not an individual agent. Equal Housing Opportunity.
Common questions
What buyers ask me first.
Does using my own agent cost me more?
Usually not. Developers typically budget a broker commission into the deal whether you bring representation or not, and my side of it is paid from that budget. If you walk in alone, the money is still spent, it just does not buy you anyone looking after your interests. Ask me to confirm the arrangement for the specific building before you visit.
I already visited a sales gallery. Can I still use you?
Sometimes, sometimes not. Many developers require your agent to be registered on your first visit and will not allow representation to be added later. Tell me which buildings you have already entered and I will find out where you stand.
Is preconstruction a good investment?
It can be, and it can also tie up capital for years in a project that slips. The variable is the developer and the contract, not the concept. I will not tell you a project is a good investment because that is not a promise anyone can honestly make; I will tell you what the risks are and let you decide.
Can I buy from another country?
Yes. Foreign buyers can purchase in the United States without a visa or residency, and Florida allows online notarization by video, so closing remotely is normally possible. Conditions apply and I settle them with the title company at the start rather than the week of closing.
Which buildings do you cover?
New development from West Palm Beach through Delray Beach, Boca Raton and Fort Lauderdale down to Miami. Rather than publish a list that goes stale within weeks, I keep current pricing and availability on hand and send what fits your brief.
What if you think the building is not worth it?
I say so. That has cost me deals and it will again. It is also the reason my clients call me back.