From Concept To Keys: Miami Custom Home Timelines

You have a vision for a one‑of‑a‑kind Miami home, but the big question is timing. How long will it really take to move from first sketch to keys in hand, and what can you do to keep momentum? In Miami‑Dade and along our coastal corridors, timelines are shaped by design ambition, local permitting, and site conditions that are different from other markets.

In this guide, you’ll learn the typical timeline ranges, what happens in each phase, the agencies and reviews unique to Miami, and the owner decisions that speed things up. You’ll also see practical tactics to reduce risk so you can plan with confidence. Let’s dive in.

Miami timeline overview

For a high‑end custom ground‑up home in Miami, the realistic total timeline is 12 to 30 months from feasibility to keys. Waterfront or highly bespoke projects often land in the 18 to 30 month range. That window includes design, permitting, site work, structure, interiors, and final inspections.

What moves the schedule:

• Design complexity and scope.
• Jurisdictional reviews and coastal approvals.
• Foundation type and groundwater conditions.
• Owner selection speed for finishes and systems.
• Procurement of long‑lead items like impact glazing and custom millwork.

Industry guidance and local practice both support these ranges, with high‑design custom work trending longer as complexity grows. You can keep your build on track by planning early, locking decisions, and sequencing approvals and procurement thoughtfully.

Phase‑by‑phase timeline

Below is a clear view of each major phase, typical durations, Miami‑specific considerations, and ways to stay ahead of delays.

Feasibility and pre‑design (1–3 months)

What happens:

• Site visit, boundary and topographic survey, tree survey, and geotechnical borings.
• Groundwater table assessment and early foundation strategy.
• Utility availability checks and preliminary meetings with local reviewers.
• Initial program, concept budget, and schedule sketch.

Miami specifics:

• Many sites sit over oolitic limestone with a high water table. Geotechnical reports frequently recommend piles or deep foundation systems to manage loads and groundwater.
• Waterfront lots often require seawall assessment and early planning for repair or replacement.
• Early flood zone identification informs elevation strategy and structural approach.

How to move faster:

• Order surveys and geotech borings immediately after site selection.
• Schedule pre‑application conversations with permitting staff.

Design, from concept to permit set (4–12 months)

Schematic design (1–3 months): You and your architect establish layouts, massing, and preliminary materials, plus site orientation and early mechanical strategies.

Design development (2–6 months): Structural, MEP, and any coastal or seawall integration are resolved. Energy code compliance and detailed assemblies are coordinated.

Construction documents (2–6 months): Permit‑ready drawings and specifications are finalized.

Miami specifics:

• Plans must meet the Florida Building Code, including wind and flood requirements. Product approvals and Miami‑Dade Notice of Acceptance are common for windows, doors, and envelope systems. See the Florida Building Commission resources for context.
• For coastal or V‑zone projects, elevated construction, flood vents, breakaway walls, and piling design are coordinated in detail.

Owner decisions that affect time:

• Finish selections, interior millwork packages, and custom systems. Late changes ripple through drawings and push permitting.

How to move faster:

• Engage an interior designer during schematic design to lock finishes early.
• Set and honor selection deadlines. Use FF&E and millwork schedules.
• Identify long‑lead items and prepare to order them during the CD phase.

Permitting and multi‑agency approvals (3–12+ months)

Typical permits and reviews may include building and site permits, seawall and coastal approvals, tree permits, right‑of‑way, utility connections, and variances if needed. In Miami‑Dade, plan review paths vary by municipality, scope, and site conditions.

Miami specifics:

• Primary jurisdictions include municipal building departments and Miami‑Dade County. The county’s Building and Permitting resources outline checklists and plan review processes.
• Waterfront or seaward‑of‑CCCL work often triggers Florida Department of Environmental Protection review. The Coastal Construction Control Line guidance explains where state coastal review applies.
• Work affecting navigable waters or below mean high water can require federal permits. Refer to the U.S. Army Corps of Engineers for regulatory context.
• Stormwater and drainage items may involve the South Florida Water Management District.
• Floodplain compliance depends on mapped zones and local ordinances. You can check zones through the FEMA Flood Map Service Center.

What drives time:

• Completeness of submittal packages and number of review cycles.
• Coastal, environmental, or variance reviews and any public hearings.
• Plan review backlogs across agencies.

How to move faster:

• Hold pre‑application meetings to align on submittal expectations.
• Use phased permits so site or foundation work can start while building review continues.
• Work with local expediters and engineers who know the jurisdictional path.

Site work and foundations (1–4 months)

What happens:

• Demolition and tree work where applicable.
• Dewatering, rock excavation, piles or caissons, and seawall repair or installation as required.
• Underground utilities and foundation systems.

Miami specifics:

• High groundwater and porous limestone often demand dewatering and specialized foundations. The Florida Geological Survey offers background on local geology that influences foundation design.
• Seawall work can be a separate permit stream and is often sequenced early to stabilize grades.

Common risks and mitigation:

• Unforeseen rock, utilities, or groundwater issues can extend schedules. Carry contingencies, and coordinate surveys and borings early to reduce surprises.

Superstructure, envelope, and lockup (4–9 months)

What happens:

• Framing or structure, roof systems, exterior finishes, and impact glazing.
• Exterior mechanicals and waterproofing details to secure the building envelope.

Miami specifics:

• Hurricane‑rated glazing and doors carry significant lead times, often 8–20 weeks for custom systems. Product approvals must meet state and Miami‑Dade requirements.
• Critical structural connections and envelope details receive close inspection.

How to move faster:

• Order windows, doors, and specialty cladding during the CD phase so they arrive on schedule.
• Coordinate crane picks and specialty trades early.

Interiors, systems, and commissioning (3–9 months)

What happens:

• Mechanical, electrical, and plumbing rough‑ins, then insulation and drywall.
• Millwork, cabinetry, stone, tile, lighting, and smart home systems.
• Landscape, pool, and exterior hardscape, often under separate permits and contractors.

Miami specifics:

• High‑end finishes and specialty systems require careful sequencing and quality checks. Custom cabinetry, imported stone, and specialty HVAC can have long lead times.

How to move faster:

• Place deposits and lock fabrication windows for long‑lead finishes early.
• Maintain a detailed construction schedule with a clear critical path.

Closeout, inspections, and getting your keys (1–3 months)

What happens:

• Final inspections, punch list, meter releases, and Certificate of Occupancy.
• Delivery of warranties and operation manuals, and setup for the warranty period.

Miami specifics:

• Final elevation certificates, flood compliance documents, and Miami‑Dade product approval paperwork are commonly required to issue CO.

How to move faster:

• Conduct pre‑final walks with trades and use a checklist to resolve issues before final inspections.
• Assemble documentation well ahead of CO scheduling.

Miami variables that move your schedule

• Flood zones and elevation: Flood zone classification affects foundation design, elevations, and approvals. Confirm your zone early with the FEMA Map Service Center.
• Florida Building Code and product approvals: Impact glazing, roof systems, and wind connections must meet code and product approval standards. The Florida Building Commission publishes updates and resources.
• Coastal and waterfront work: Seawalls, docks, and work seaward of the CCCL can trigger state and federal reviews through FDEP’s CCCL program and the U.S. Army Corps of Engineers.
• Utilities and assessments: Connection timing and fees for water and sewer can affect milestones. See Miami‑Dade Water and Sewer for requirements.
• Hurricane season: June through November adds weather risk for exterior work and deliveries. Build buffers and schedule critical exterior operations with forecasts in mind.

Owner decisions that keep momentum

Use this checklist to reduce schedule risk:

• Order boundary, topo, and tree surveys plus geotech borings immediately after site selection.
• Confirm flood zone and elevation strategy during feasibility.
• Hold pre‑application meetings with permitting staff to clarify submittals.
• Engage architect and interior designer by schematic design, and set clear finish selection deadlines.
• Identify long‑lead items early, and place orders during the CD phase.
• Consider delivery models that allow overlap, like design‑build or CM at risk, if time is a priority.
• Retain local specialists for seawall, marine, and environmental permits on or near water.
• Add 15 to 30 percent time contingency to the contractor’s schedule for bespoke or waterfront builds.
• Use an owner response SLA for submittals and RFIs to avoid decision delays.

Delivery models and schedule control

• Traditional design‑bid‑build: Complete design first, then bid. You may gain competitive pricing, but the timeline usually stretches because procurement starts late.
• Design‑build: One team leads design and construction. Overlap between design and early construction can compress the schedule when coordination is strong.
• Construction manager at risk (CMAR): Early pricing and procurement support help secure long‑lead items and establish a realistic guaranteed maximum price.

Across models, the best schedule control comes from critical path planning, phased permitting, and early procurement of windows, doors, millwork, stone, and specialty mechanical equipment. Industry groups like the National Association of Home Builders offer general sequencing guidance that aligns with these practices.

Sample timeline for a waterfront estate

Every site and design is unique, but here is a realistic, illustrative path for a complex, waterfront custom home in Miami‑Dade:

• Feasibility and pre‑design: 1 to 2 months.
• Design through permit‑ready documents: 6 to 10 months.
• Permitting and coastal approvals: 6 to 12+ months, with phased permits allowing early site work.
• Site work and foundations: 2 to 4 months, depending on seawall and pile systems.
• Superstructure and lockup: 6 to 8 months, sequenced with glazing lead times.
• Interiors, landscape, and commissioning: 4 to 8 months.
• Closeout and CO: 1 to 2 months.

On this profile, you are typically looking at 20 to 30 months, with overlap where feasible. Early design discipline and proactive permitting can trim months without compromising quality.

What to expect from a builder partner

A builder with deep Miami experience should help you manage risk from day one. Look for:

• Pre‑construction planning, including feasibility support, budgeting, and schedule modeling.
• Construction management with transparent reporting and critical path control.
• Design‑build capability or close coordination with your architect and interior designer.
• Knowledge of local permitting, coastal reviews, and trusted specialty trades for marine, glazing, and high‑finish work.

When these elements are in place, you gain predictable progress and fewer surprises from concept to keys.

Ready to explore your project? Request a Project Consultation with Jomed Construction to align scope, schedule, and next steps.

FAQs

How long does a Miami custom home usually take?

• Plan for 12 to 30 months from feasibility to keys, with waterfront or highly bespoke homes commonly in the 18 to 30 month range.

What is the typical Miami permitting timeline?

• Expect 3 to 12+ months depending on scope, completeness of submittals, and whether coastal or variance approvals are required.

Which agencies review coastal or waterfront work in Miami‑Dade?

• Reviews can involve Miami‑Dade building departments, the Florida DEP’s CCCL program, the U.S. Army Corps of Engineers for navigable waters, and the South Florida Water Management District for stormwater.

When should I hire an interior designer and builder?

• Bring both on early, ideally by schematic design, so finishes and long‑lead selections can be locked during design and ordered during the CD phase.

How does hurricane season affect construction schedules?

• Work continues year‑round, but June through November adds weather risk, so teams often schedule major exterior operations around forecast windows and add buffers.

What are the biggest schedule risks for Miami sites?

• Aging seawalls, required variances, complex geotechnical conditions like rock and high groundwater, frequent owner‑driven changes, and late ordering of custom long‑lead components.