Miami · Ground-Up Luxury Residential
We buy the land, draw the plans, run the build, and answer for the numbers.
F&R Group is a vertically integrated developer of new luxury residences in Miami's most supply-constrained neighborhoods. Every project is underwritten to a hard hurdle before we commit a dollar — and most deals we study never make it past our kill log.
What we do
One firm, from parcel to closing table.
We control every stage of the development cycle. That control is where the margin — and the downside protection — comes from.
Disciplined site selection
We underwrite dozens of parcels for every one we buy, in a handful of neighborhoods we know street by street. Deals that don't clear our 20% margin-on-cost hurdle at conservative exit pricing go in the kill log — and stay there.
Owner-led construction
F&R directly manages every build — contractors, budgets, schedules, and finish quality answer to the sponsor, not to a third party's margin. Bringing general contracting fully in-house is next on the firm's roadmap.
Technology-assisted permitting
PermitLynx, our proprietary permit pre-check platform, screens architectural sets against building code and zoning before submission — compressing one of the least predictable phases of any Miami project.
Track record
Built, not rendered.
Completed · Offered for Sale
Casa Coquina is F&R Group's completed flagship: a ground-up waterfront residence in North Bay Village, taken from raw land through entitlement, vertical construction, and delivery under F&R's direct management.
The home is currently on the market, represented by The Wands Team and The J&S Group at Douglas Elliman.
- ScopeGround-up new construction
- RoleDeveloper · Sponsor
- LocationNorth Bay Village
- StatusComplete — listed
Current pipeline
Where the next homes are going up.
Each project below has cleared, or is being tested against, the same underwriting standard: a 20% margin on total cost at conservative exit pricing, before any upside case.
Site addresses and full underwriting are shared with qualified investors on request.
Where we build
A few neighborhoods, known deeply.
Coconut Grove
Canopy streets and scarce buildable lots south of downtown — Miami's most durable single-family luxury market.
Coral Gables & Ponce-Davis
Estate-scale parcels and generational demand in Miami's most established residential corridors.
Miami Beach
Mid-Beach and bayfront streets where new construction commands a decisive premium over existing stock.
North Bay Village
Open-water frontage at an earlier point in its repricing curve — where our flagship was built.
For investors
Aligned by structure, not by promises.
Each project is held in its own single-purpose entity, so capital, collateral, and returns are ring-fenced deal by deal. Investor equity funds land and pre-development; construction debt funds the build. That means investor capital sits behind real, owned land — not a construction budget.
Distributions follow a simple waterfall: investors receive their capital back plus a 6% preferred return before the sponsor participates, then profits split 80/20 in investors' favor.
We lead every conversation with downside, not upside: stress-tested exit pricing, cost contingencies, and the deals we walked away from. We measure ourselves on margin on cost and equity multiple — numbers you can verify at closing, not projections that depend on a spreadsheet's timing assumptions.
Family offices and private investors interested in current or future offerings are invited to reach out directly.