Every figure below is recomputed in your browser from the inputs in this panel. Pick a style, configure the yard, size the schedule, and the cost stack, loan, capitalized interest, distribution, EM, and annualized return all follow. The URL preserves your scenario; for the current state.
Three discrete program sizes that map to the program × tier sweep above. Adjusting the size only changes interior + lanai SF; vertical $/sf and sellout $/sf come from the tier preset.
Tier presets bundle vertical $/sf, sellout $/sf, contingency, design + construction + listing duration. Selecting a tier overwrites all six fields. Adjust individual numbers below for fine-grained control.
Selected: Coastal Modern — Default Pinecrest family-buyer expectation; broadest demand pool. Stephen A. Smith's $9.25M / $1,233/sf modern estate (Mar 2026) is the closest reference comp — the broadest absorption profile in the $7M–$10M Pinecrest band.
| Permit ↓ / Constr → | 14m | 17m | 22m |
|---|---|---|---|
| 4m permit | |||
| 6m permit | |||
| 8m permit |
Solver · Program × Tier · 9 cells
Optimal cell (annualized return)
11,000 sf × Builder Grade
57.0% ann · 2.29x EM · $4.59M profit
| Program ↓ / Tier → | Tier · Production Builder Grade $300/sf vert · $1200/sf sell | Tier · Custom Custom $380/sf vert · $1450/sf sell | Tier · Trophy Trophy $475/sf vert · $1800/sf sell |
|---|---|---|---|
7,000 sf Conservative | |||
8,500 sf Sweet spot | |||
11,000 sf Max-out |
Reading the matrix. Each cell is a real engine run with the program size, vertical $/sf, sellout $/sf, schedule, and contingency bundled per tier. The shading scales by annualized return — darker blue means higher IRR. The amber-bordered cell is the optimal combination for the lot. Click any cell to apply those inputs to the workbench above; the entire memorandum rebalances live.
Why the matrix points where it does. Land basis ($3.0M), soft costs, owner's-rep, and carry are roughly fixed regardless of program size. Bigger program amortizes those overheads across more sellable square feet, which is why 11,000 sf wins on annualized return at every tier. The Builder tier wins on the absolute IRR because its 22-month schedule compounds faster — but Custom captures more dollars of profit at a still-strong return.
One 1.24-acre EU-1 parcel, built to its program ceiling, priced into a closed-comp band anchored on the same street, and underwritten on a single LP equity wire.
Four pillars stand under the underwriting. Each pillar reduces to a single hard number the LP can verify against public closing data, FEMA flood maps, and the live workbench above.
A-rated Pinecrest Elementary · Palmetto Middle · Palmetto High. Mature oak canopy, FEMA Zone X (no flood premium), 1+ acre EU-1 estate lots. Buyer pool: executives, professional athletes, Latin-American family relocations. The Stephen A. Smith $9.25M / $1,233/sf sale is the closest reference comp to this product.
$3.0M for 1.24 acres ($56/sf of lot) — inside the Pinecrest 2025 EU-1 raw-land marker. Contingent on as-is teardown pricing on the 1996 improvement (last sale $775K, 1996). All-in TPC on 11,000 sf interior implies a basis of $1082/sf saleable.
14 Pinecrest dry-lot trades. Two same-class closed anchors: 10860 SW 67th Ct ($1,335/sf, same street) and 8900 SW 64th Ct ($1,361/sf, Pinecrest record). At 11,000 sf the band is $1,200/sf Builder · $1,450/sf Custom · $1,800/sf Trophy.
At base inputs the project produces $5.47M of profit on $4.17M of LP equity. Every $50/sf of sellout above base ≈ $519K of additional profit. The deal only turns painful if vertical drifts to $400+/sf AND sellout compresses to $1,000/sf simultaneously — a 2-of-9 cells outcome on the stress grid. GMP discipline is the controlling lever.
The construction loan is sized against full TPC including capitalized interest, iterated to convergence. The lender accepts the LP's land equity as the entire 30%+ equity contribution, eliminating the need for a second cash tranche at construction close.
Hard cost lines below recompute live from the GC stress toggle. Land, sitework percentage, lanai rate, pool, landscape, summer kitchen, soft-cost percentages, and 24-month carry are vertical-invariant. Capitalized interest and loan origination scale with the loan size at each cell.
Site → spread footings → CMU + structure → MEP → finishes. Loan funds on S-curve draws. 11,000 sf custom requires 17 months with experienced Pinecrest GC.
Hover or tap a phase bar / chip to inspect cost, crew and key milestones · diamonds mark milestone dates
Close land at $3.0M. Demolish existing 6,428 sf to grade. Title, recording, legal, demo permits.
Schematic → CDs → permit + tree-mitigation review with Village of Pinecrest. EU-1 setback compliance, lot-coverage check, ARB if applicable.
Site → spread footings → CMU + structure → MEP → finishes. Loan funds on S-curve draws. 11,000 sf custom requires 17 months with experienced Pinecrest GC.
Pre-marketing at TCO. List, contract, close at M30. 4–8 month absorption typical for Pinecrest $7M–$10M new construction.
Twelve working drawings cover the full design space: nine site-plan variants spanning the 7,000 / 8,500 / 11,000 sf program tiers and four pool-plus-sport amenity loadouts, plus three interior level plans (ground, second, and the optional 3,800 sf lower level) for the 11,000 sf base case. Each plan carries dimensions, scale bar, numbered legend, and the underwriting deltas (vertical $/sf and projected sellout $/sf). Tap any drawing to enlarge.
Builder-tier 7,000 sf spec — single-story massing, 50' lap pool, full USTA tennis. Cleanest schedule (~24 mo) and lowest TPC; trades amenity depth for speed-to-market. Targets the family-buyer pool already shopping the SW 80th–88th St corridor.
The two-volume + courtyard parti is held constant; only the architectural language changes. Each style carries its own vertical-cost premium, sellout multiplier, and schedule delta — so the model returns a different annualized return for each. Click a card to make it the active workbench scenario.
Default Pinecrest family-buyer expectation; broadest demand pool. Stephen A. Smith's $9.25M / $1,233/sf modern estate (Mar 2026) is the closest reference comp — the broadest absorption profile in the $7M–$10M Pinecrest band.
Pinecrest's primary buyer pool — Northeast finance / tech families relocating for Pinecrest Elem / Palmetto schools. Broadest demand, fastest absorption.
Borgo Egnazia / Aman Venice grammar on the Pinecrest parti — warm honey travertine, deep loggia, oversized walnut pivots, and a long reflecting pool to a 75-foot infinity edge. 10% vertical premium for book-matched stone and oiled walnut joinery; 7% sellout premium with the design-led Latin and Italian buyer pool. Strong differentiation in a market dominated by white-stucco modern.
Design-led Italian / Latin American buyer; same buyer demographic as the Borgo Egnazia / Aman audience — architecture-first, willing to pay a 7% sellout premium for refined warmth over the dominant white-stucco modern stock.
Old-world European pedigree on a Pinecrest oak-canopy lot. Hand-carved Lutetian limestone, copper-trimmed mansard slate, and formal boxwood gardens carry an 18% vertical premium and add ~3 months for stone craftsmen — but pull a 12% sellout premium with Latin American and European family buyers chasing pedigree the modern stock can’t match.
Latin American and European old-money family buyer chasing pedigree the modern stock can’t match — the same Cocoplum / Coral Gables Mediterranean buyer pulled to a true French language.
Architectural pedigree path to the trophy tier. 12% cost premium for board-formed concrete, hand-troweled finishes, named-architect collaboration. 8% sellout premium toward the $1,400-1,800/sf trophy band the deal needs to clear an LP hurdle. The $17M and $25M Pinecrest trophy listings are the references.
Architecture-forward buyer; the path to the trophy-tier $1,500–1,800/sf range but requires named-architect collaboration and finishes at the $17M-comp level. Narrower pool, longer DOM.
Premium finishes (cut coral, hand-cast iron, imported tile, copper roof) cost 8% more vertical but pull a 5% sellout premium with Latin American family buyers. Strong fit with Pinecrest's mature oak canopy and EU-1 estate character.
Latin American family buyer; established Coral Gables / Cocoplum taste profile carrying over to Pinecrest. Strong fit with the oak-canopy character.
Round Hill Jamaica / Lyford Cay sensibility — wraparound verandas, louvered shutters, crushed-shell drive, and a 1,350 sf swimming pool fringed by mature mahogany. 4% vertical discount vs. Coastal Modern (lighter framing, less stone), and a 2% sellout premium for distinctiveness in Pinecrest where almost no Caribbean Plantation stock exists. Schedule-neutral.
Multi-generational family with a Round Hill / Lyford Cay sensibility — the buyer Pinecrest currently can’t serve because the existing Caribbean Plantation stock here is essentially zero. Distinctiveness opportunity, modest 2% sellout premium.
Lighter cost basis (8% vertical discount) and faster permit cycle. Reads more naturally in Old Cutler / Coral Gables / the Keys than in Pinecrest — narrower buyer pool and longer DOM on this parcel.
Multi-generational family with a New England / Lyford Cay sensibility. Rare in Pinecrest and therefore distinctive — narrower buyer pool, longer DOM than the Coastal Modern primary.
Deltas above are computed live against the active workbench baseline.
Pinecrest dry-lot luxury new-build trades, 2023–2026. The Rev I comp set is fourteen transactions: four closedcomps anchor the band — 10860 SW 67th Ct ($1,335/sf, Oct 2023, same street as the subject), 8900 SW 64th Ct ($1,361/sf, Aug 2024, the Pinecrest record at the time), the Stephen A. Smith estate ($1,233/sf, Mar 2026) and 9840 SW 73rd Ct ($1,022/sf, active 2026) — and ten active 2026 listings extend the upper band. Two trophy outliers (6701 SW 101st St at $2,222/sf and 6371 SW 107th St at $2,206/sf, both Cesar Molina-tier) are shown as the ceiling and excluded from the working median. The size-adjustment is fit as a log-linear regression — ln(psf) = 2.80 + 0.47 × ln(sf) → 11,000 sf ≈ $1,290/sf size-adjusted, R² 0.71. At the subject's 11,000 sf footprint the closed-comp median anchors the Custom-tier $1,450/sf base; the Builder tier reads from the lower band ($1,200/sf, anchored by 7900 SW 118th $1,150/sf and 7020 SW 94th $1,103/sf), and the Trophy tier from the upper band ($1,800/sf, priced into the active high-custom listings at $1,392–$1,509/sf and the trophy ceiling above). Subject-implied median: $1,450/sf and a 75th percentile of $1,800/sf.
| Address | Sold | Price | Interior SF | $/SF | Type |
|---|---|---|---|---|---|
| 10860 SW 67th Court, Pinecrest | Closed Oct 2023 | $11.20M | 8,263 | $1,355 | Modern, new-build |
| 8900 SW 64th Court, Pinecrest | Closed Aug 2024 | $14.30M | 10,501 | $1,362 | Cesar Molina, new-build |
| Stephen A. Smith Estate, Pinecrest | Closed Mar 2026 | $9.25M | 7,500 | $1,233 | Modern, new-build |
| 9840 SW 73rd Ct, Pinecrest | Active 2026 | $6.99M | 6,841 | $1,022 | Modern, 2025 build |
| 5825 SW 111th Ter, Pinecrest | Active 2026 | $11.95M | 7,921 | $1,509 | High-custom |
| 6690 SW 96th St, Pinecrest | Active 2026 | $14.50M | 10,001 | $1,450 | High-custom |
| 6290 Chapman Field Dr, Pinecrest | Active 2026 | $16.25M | 11,670 | $1,392 | Custom |
| 11720 SW 77th Ave, Pinecrest | Active 2026 | $9.50M | 7,095 | $1,339 | Custom |
| 6445 SW 129th Ter, Pinecrest | Active 2026 | $10.40M | 8,673 | $1,199 | Working-tier custom |
| 7900 SW 118th St, Pinecrest | Active 2026 | $7.97M | 6,928 | $1,150 | Working-tier |
| 7020 SW 94th St, Pinecrest | Active 2026 | $8.15M | 7,388 | $1,103 | Working-tier |
| 6785 SW 99th Ter, Pinecrest | Active 2026 | $6.60M | 4,619 | $1,429 | Custom (smaller) |
| 6701 SW 101st St, Pinecrest (Trophy excl.) | Active 2026 (listed) | $25.00M | 11,253 | $2,222 | Trophy, Cesar Molina-tier |
| 6371 SW 107th St, Pinecrest (Trophy excl.) | Active 2026 (listed) | $14.00M | 6,345 | $2,206 | Trophy |
The dominant pair of risks for a Pinecrest spec build is the joint behavior of sellout price and vertical hard cost. Holding sellout at the size-adjusted base of $1,450/sf, a $50/sf upward drift in vertical hard cost reduces base annualized return from 47.0% at $350/sf to 40.4% at $400/sf to 36.6% at $450/sf. Currently selected: vertical $380/sf. Use the workbench above to stress sellout above $1,300/sf to see the trophy-tier path.
| Vertical $/sf ↓ · Sellout → | Bear (Builder) $1,200/sf | Base (Custom) $1,450/sf | Bull (Trophy) $1,800/sf |
|---|---|---|---|
| $350/sf | 24% | 47% | 68% |
| $400/sf | 21% | 40% | 69% |
| $450/sf | 21% | 37% | 48% |
LP equity ($3.57M) is wired in full at M0. The construction loan ($6.63M) funds via S-curve draws across the 14-month build (M7–M20), with capitalized interest rolling into the loan balance through the 3-month listing window. At M24, sale closes — the loan is paid off and the LP receives a single distribution of $7.96M.