West Eleventh vs Other Downtown and Park West Towers in 2026

Last Updated: September 2026

West Eleventh is the compact-residence tower of the Downtown and Park West group: 659 studios and one-bedrooms of 313 to 827 SF, under construction since September 2024 with completion estimated for 2028. Against E11EVEN Residences Beyond, JEM, Palm Tree Residences and Delano Residences, it sits in the middle on timing and at the small end on layouts.

Downtown Miami and Park West have more new towers going up at once than any other part of the city in our portfolio, and four of the five I compare here come from the same developer. That makes the comparison more useful, not less: when the developer is constant, the differences are the product, the timing, the rental rules and the deposit schedule. Every figure below comes from the developer documents in WIRE Miami's project record, with its date. Pricing moves, so treat each number as of its date, and a WIRE Miami agent confirms the current sheet before you rely on it.

Which Downtown towers compete with West Eleventh?

The Downtown and Park West towers in WIRE Miami's portfolio that a West Eleventh buyer should compare are E11EVEN Residences Beyond on the same NE 11th Street corridor, JEM Private Residences at Miami Worldcenter, Palm Tree Residences Miami at 31 NW 10th Street, and Delano Residences Miami at 400 Biscayne Boulevard.

The profiles, from the project records:

• West Eleventh. PMG with Lion Development and Marc Roberts Companies. Sieger Suarez Architects. 44 stories, 659 fully furnished studios and one-bedrooms of 313 to 827 SF. Broke ground September 2024; completion estimated 2028.
• E11EVEN Residences Beyond. PMG with E11EVEN Partners. Sieger Suarez Architects, interiors by AvroKO Hospitality Group. 65 stories, 461 fully furnished residences from studios to penthouses. Under construction, completion expected Q2 2027. Tower 1 next door, E11EVEN Hotel and Residences, is delivered.
• JEM Private Residences. Miami Worldcenter, 110 NE 10th Street. 274 residences from studios to four-bedrooms and penthouses. Under construction, closing in 2028.
• Palm Tree Residences Miami. PMG as lead with Lion Development Group, Sterling Equities and Eden Residential. Kobi Karp Architecture and Interior Design. 37 stories, 483 fully furnished residences. Pre-sales launched May 2026; estimated delivery 2029.
• Delano Residences Miami. PMG with Delano by Ennismore. Concept by Carlos Ott. 90 stories, 421 residences. Groundbreaking targeted June 2027; completion estimated 2031.

How do delivery dates compare?

E11EVEN Residences Beyond is first, with completion expected in Q2 2027. West Eleventh and JEM follow in 2028, with West Eleventh's completion estimated. Palm Tree Residences is estimated for 2029, and Delano Residences, which has not yet broken ground, is estimated for 2031. The spread from first to last is about four years.

Timing is the first filter I apply, because it decides how long your deposit is committed and how much construction risk remains. West Eleventh has already cleared groundbreaking, which puts it ahead of Palm Tree and Delano on that measure. Beyond is further along still. Delano is the earliest-stage project in the group: its record shows sales started with groundbreaking targeted for June 2027.

A later delivery is not a flaw. It gives a buyer more time to fund deposits and, at Delano, a choice from a fresh inventory. It does mean more years with capital in a project and more of the schedule still ahead. A buyer who wants to close sooner and hold a finished residence should look at Beyond or at resales in the delivered E11EVEN Tower 1 before anything else on this list.

How do prices compare across Downtown towers?

On the developer availability dated September 24, 2026, JEM ran $632,400 to $3,050,000, with penthouses on request. Delano's price list received the same day ran $775,530 to $4,941,829. Palm Tree's May 2026 sheet ran $500,000 to $3,000,000. For West Eleventh and E11EVEN Beyond, WIRE Miami sends the current developer lists.

The detail behind those ranges tells you more than the ranges themselves:

• JEM (September 24, 2026, floors 43 to 67): studios $632,400 to $753,780; one-bedroom and junior one-bedroom $848,000 to $1,575,000; two-bedrooms $1,600,000 to $2,380,000; three-bedrooms $2,015,000 to $3,050,000.
• Delano (received September 24, 2026): the Delano Collection on floors 20 to 47 runs studios $775,530 to $808,860 up to two-bedroom plus den at $3,191,600 to $3,509,750; the Delano Residences on floors 49 to 75 run one-bedrooms $1,525,100 to $1,604,789 up to three-bedroom plus den at $4,866,079 to $4,941,829.
• Palm Tree (May 2026): junior suites of 478 to 510 SF at $500,000 to $799,000, up to three-bedrooms of 1,209 SF at $1.4 million to $3 million.

West Eleventh does not compete with the top of those ranges at all. Its largest residence is an 827 SF one-bedroom. The real peer set for a West Eleventh studio or one-bedroom is the studio and junior-suite end of the other towers: Palm Tree junior suites, JEM studios and Delano Collection studios. That is the comparison I build for buyers, residence against residence, once I have the current West Eleventh list in hand.

How do rental rules compare?

West Eleventh's fact sheet allows hosting 365 days a year on Airbnb, subject to local laws and City of Miami Determination No. 2019-01. E11EVEN Beyond allows 30-day minimum stays up to 12 times a year. Palm Tree permits short-term rentals subject to building rules. Delano's Collection floors allow flexible rentals, while its Residences floors carry a six-month minimum.

This is where the towers separate most sharply, and where West Eleventh's positioning is clearest. Among these five, its fact sheet is the most explicit about year-round short-term hosting, with fully centralized management built into the building. The same fact sheet is explicit about the dependency on the City of Miami Determination, which is the risk to diligence. At E11EVEN, the delivered Tower 1 allows nightly rentals through its hotel rental program, which is a different structure from Beyond next door. For JEM, the rental provisions come from its condominium documents, and I pull them for any buyer who asks.

No rental income is promised at any of these buildings. Rental rules decide what an owner is allowed to do; they say nothing about what the market will pay. I keep those two conversations separate.

How do deposit schedules compare?

JEM's schedule is 20 percent at contract, 10 percent 90 days later, 10 percent on February 1, 2027 and 60 percent at closing in 2028. Delano's is 10 percent at contract, 10 percent in January 2027, 10 percent at groundbreaking in June 2027, 10 percent a year later and 60 percent at closing. West Eleventh's comes with its price list.

Both JEM and Delano put 40 percent into the project before closing, but on very different clocks. JEM front-loads it: 30 percent within about 90 days of contract and the rest by February 2027, with closing in 2028. Delano spreads it across the start of construction, with closing estimated for 2031. On a $700,000 residence, 40 percent is $280,000 either way; the difference is how long it sits before the keys. That is the lens I bring to West Eleventh's schedule once it is on the table, next to the escrow clause in the contract.

Which Downtown tower fits which buyer?

West Eleventh fits a buyer who wants a furnished studio or one-bedroom with the most explicit short-term hosting provision in the group and a 2028 estimate. Beyond fits a buyer who wants the earliest delivery. JEM fits a buyer who needs two to four bedrooms at Miami Worldcenter. Palm Tree and Delano fit buyers comfortable with a longer build.

A few points I raise with every buyer comparing these towers:

• Same developer, different products. PMG is behind West Eleventh, Beyond, Palm Tree and Delano. Choose by product and timing, not by the developer name.
• Density inside the building. West Eleventh has 659 residences in a narrow size band. That means more similar inventory next to yours. Floor, exposure and the level 13 Lanai residences are how one West Eleventh residence stands apart.
• Furnished delivery. West Eleventh, E11EVEN Beyond and Palm Tree all deliver fully furnished per their records, as do the Delano Collection floors. For a buyer who lives elsewhere and wants a residence ready on the day of closing, that removes a furnishing project from the plan. For JEM, I confirm the finish and furnishing specification with the current sheet.
• Neighborhood character. NE 11th Street is the E11EVEN corridor, an entertainment-forward block. For a buyer who wants a quiet residential street, that is a real consideration; for a buyer who wants the energy, it is the point.

For the construction side of this building, see our West Eleventh construction status guide. The residence types, floor plans and neighborhood details are on this site.

How I help buyers compare Downtown towers

I track the inventory and contract terms at each of these towers closely and I am in regular contact with each developer's team, so when a line moves or terms shift, I know before it is public. The comparison I build is residence against residence, with the current sheets side by side and the deposit and rental sections of each contract laid out together.

The developer covers the brokerage commission, so there is no additional cost to you. Request the current West Eleventh list with the comparable residences at the other towers through the contact form, or call me directly at 786-477-6955.

Adrian Sanchez, Founder & Managing Broker, WIRE Miami Over 20 years specializing in Miami’s luxury pre-construction market. wiremiami.com • 786-477-6955 • info@wiremiami.com