Greenview at Presidential Aventura

Is This The Best Value New Gated Community in Miami?

Is it still possible to buy a brand new home in a gated community in Miami for under $3.5 million? In Coconut Grove, Coral Gables, Pinecrest, Palmetto Bay, South Miami and High Pines, the answer is no. New construction in Miami’s prime neighborhoods now starts at $4 million to $4.5 million, and even at that price the home won’t be gated.

In this video, David Siddons and our Aventura Territory Manager Nei Andreani take you inside Greenview at Presidential. This is a new gated community on 104 acres, just ten minutes from the heart of Aventura. It has only 103 luxury homes, priced from $2.4 million to $3.4 million, and it is one of the few new gated developments east of I-95 and US-1 in more than 25 years.

Luxury Finishes You Won’t Find in a Typical Lennar Home

Greenview is a joint project between Lennar and a BH Group, and these are Lennar’s top-tier homes. In the Estate Collection’s 3,600 square foot model, you’ll find high ceilings, a bright open layout, wood-look porcelain floors, curved architectural lighting, marble window sills and custom millwork throughout. The kitchen has quartz countertops, custom paneled cabinetry and Wolf and Sub-Zero appliances. David Siddons normally sees those appliances only in Miami homes selling for more than $10 million. Upstairs there’s a separate family and media room. The primary suite has a decorative fireplace, paneled feature walls, cove lighting and double doors that open into a spa-style bathroom with a soaking tub and brass-finish fixtures. A full appliance package, including washer and dryer, is standard. The model also has a three-car garage with extra-tall doors, which is almost impossible to find in new construction under $3 million.

The Presidential Collection offers even more space with the same quality. These 26 homes range from 4,152 to 4,735 square feet on lots of about 8,500 square feet. The residences open into a double-height foyer, with a walkway above that brings in natural light. It adds a formal dining room, a home office, a family room off the kitchen and a bigger backyard with a pool, barbecue area and deck. Every one of the 103 homes comes with its own private pool. Buyers can choose between finish packages. Some floor plans also offer a separate in-law suite with its own entrance, which is rare in South Florida and works well for visiting relatives or multigenerational living.

Three Ways to Buy a Home at Greenview

Greenview has options for different timelines and levels of involvement. If you’re relocating to Miami or buying a second home, you can buy a turnkey home with a furniture package and move in with just a suitcase. If you want to move in soon but still pick some of the finishes, you can reserve a home that’s already under construction. If you want the most control, you can buy a lot and build your own home. That takes longer, but the result is fully yours.

Buying works much like any resale home: 20% down with 80% financing, and the developer’s preferred lenders are already in place. For a $3.1 million home, that means about $620,000 down. About 18 homes are ready to move in now, another 12 are expected within 30 to 45 days, and the final homes are scheduled to be finished within about ten months.

Renderings of the Sommerset Collection

Why This Price Is So Hard to Match in Miami

The David Siddons Group has been selling South Florida real estate for nearly 20 years, and the numbers show why Greenview stands out. Building a home of this quality in Coconut Grove costs about $600 to $650 per square foot. For a 3,500 square foot home, that’s roughly $2.1 to $2.3 million for construction alone, before you pay for land. At Greenview’s prices, that would leave about half a million dollars for the lot and no profit for the builder. It only works because of scale: a developer building more than 100 homes can keep costs down in a way a 20 or 30 home project can’t.

Compare that with the rest of Miami. In Coral Gables and Coconut Grove, brand new townhouses on 3,000 square foot lots, with basic finishes, standard GE Monogram appliances and a plunge pool, now sell for close to $3 million. A 4,000 square foot home in Coconut Grove typically sells for about $6 million, twice the price of Greenview’s five bedroom model, which sold for $3.1 million. New homes in Ponce-Davis sell for about $2,500 per square foot, more than three times Greenview’s price. Gated enclaves like Cocoplum start at $7 to $8 million for resale and about $15 million for new construction. Prices across Miami have roughly doubled in five years, and homes that sold for $3 to $3.5 million five years ago now go for about $6 million.

The local resale numbers make the case even more clearly:

So buyers are paying almost the same per square foot for a 35-year-old home as for a brand new Greenview home, with modern systems, hurricane protection, builder warranties and a private pool. HOA fees are a flat $1,400 per month for standard lots and $1,500 for larger lots, well below comparable gated communities, in part because the elevated site means owners don’t need flood insurance. Greenview is one of the only new gated single-family communities in Miami-Dade at this price point, and similar communities have seen prices rise 20% to 40% from first sale to last. Buying early matters. [Request the Greenview price list and floor plans] or book a private tour before the current phase sells out.

Built for Peace of Mind: Hurricane and Flood Protection

The whole site was raised six feet during development. Because of that elevation, the developer provides a letter that insurers accept as an exemption from flood insurance. That lowers your carrying costs and protects the home during hurricane season. Every home has hurricane-resistant windows and doors and comes with one, two and ten year builder warranties. If you’ll be away for part of the year, that protection is worth a lot.

Rental Income and Seasonal Living

Greenview suits buyers who split their time between Miami and elsewhere. Owners can rent their homes up to twice a year, with a six-month minimum. That means you can live in the home for six months and rent it out for the other six. Based on similar properties, David estimates homes like these could rent for about $15,000 to $20,000 per month, which is strong for a gated single-family home in Miami. With low flat HOA fees and no flood insurance, the numbers work for seasonal owners and investors alike.

A Private Community Built on 104 Acres

Greenview is built on a former golf course: 104 acres with only 103 homes, or roughly one home per acre. About 50 acres will stay green space, with parks, walking trails, bike paths and eight landscaped ponds. The private clubhouse has a resort-style pool, a fitness center, a business center and a full catering kitchen for events. The homeowner association already hosts community events for residents, like its first Halloween party.

The project took almost eight years to plan. An early design called for 42 homes around a lake. After pushback from a neighboring association, the developer built the 103 homes allowed by right. It’s one of the only large parcels east of I-95 and US-1 where new homes have been built in more than 25 years, and there’s no comparable 100-acre site left in the area.

Location: Close to Aventura, the Beaches and Two Airports

Greenview sits east of I-95 and US-1, where most of Miami’s demand and investment is focused, in a central spot that connects easily to the rest of South Florida. Aventura Mall, with its shops and restaurants, is about 10 minutes away. The beaches of Sunny Isles are about 20 minutes away, Fort Lauderdale International Airport about 15 minutes and Miami International Airport about 30 minutes. Quick access to I-95 makes it easy to get to Downtown Miami, Brickell and Fort Lauderdale, and a private school in North Miami Beach is less than ten minutes away. For buyers moving to Miami or keeping a second home here, it’s a rare combination of privacy and convenience.

How to Choose the Best Home at Greenview

The lots aren’t all equal. Homes on the back of the community face I-95 and get more road noise. Interior lots are quieter, more central and often larger, and they’re the ones that sell first. The five bedroom model on an interior 8,400 square foot lot, shown in the video, is already sold. With six floor plans, finish options and very different lot locations, picking the right home affects both how you’ll live there and what it’s worth when you sell. That’s the kind of analysis The David Siddons Group provides.

Inventory Is Moving Fast

Sales began only about six months ago, before any real marketing, and roughly 60 homes remain. Another home sold while this video was being filmed. When a new gated community can’t be replicated, and replacement land is at least three to four years away if it can be found at all, supply falls quickly and prices go up. David expects solid appreciation in this neighborhood.

Don’t wait on this one. The David Siddons Group is directly involved in selling Greenview and tracks every comparable neighborhood from Palm Beach to Palmetto Bay. [Book your private Greenview tour] or call us today to find out which of the remaining homes offers the best value.