You see “turnkey” and “decorator-ready” all over Brickell condo listings, but what do they actually mean for your move-in timeline, budget, and resale? If you are comparing new towers to resales, the details can be confusing. This guide breaks down how these labels are used in Brickell, what to verify in your contract and condo rules, and how each option affects financing and value. Let’s dive in.
Key definitions in Brickell
Turnkey
A turnkey condo is delivered in move-in condition. In Brickell luxury buildings, that often means finished floors, complete kitchen and bath appliances, window treatments, finished closets, and lighting. Some units marketed as “turnkey furnished” include furniture and small appliances. Because the term is not regulated, always confirm in writing what is included in the purchase agreement and the developer’s finishes/specifications.
Furnished vs staged
Furnished means some or all furniture conveys with the sale. It can be partial or full. Staged means temporary furniture used for marketing that is removed at closing unless the contract says otherwise. If the home is financed, remember loose furniture is personal property and is usually not part of the appraised collateral unless documented.
Decorator-ready
Decorator-ready (also called “designer ready”) means structural and code-required work is done, but you finish the interiors. In Brickell that often leaves items like custom countertops, lighting fixtures, window treatments, and built-ins for you to select and install. You get a clean canvas, but you must plan for design, procurement, and installation time under condo work rules.
White box
A white box delivery is minimal: painted drywall, basic mechanical systems, and HVAC, but no finishes, no floor coverings, and typically no built cabinetry or appliances. It is common in certain new inventory sales where buyers finish interiors with their designer. Expect permitting and condo approvals before you start full fit-out work.
What buildings include can vary
Brickell towers range from ultra-luxury services and branded finishes to premium amenity condos with optional design packages. What you receive at handover varies by building and even by line within a building. Ask for the developer’s Unit Delivery Specifications and the sales contract exhibits that list appliances, fixtures, lighting, flooring, window treatments, and any furniture that conveys.
Many developers offer optional designer finish packages or coordinated furniture packages for an added fee. Resales might be marketed as turnkey furnished, but that only applies if furnishings are actually included in the contract. Align your expectations with the exact written scope.
Timelines in Brickell high-rises
Typical phases
- Contract and approvals: 0 to 2 weeks to confirm delivery standards, finishes, and upgrade deadlines.
- Designer selection and scope: 2 to 6 weeks to finalize layout, selections, and a furniture and fixtures list.
- Procurement lead times: 4 to 20-plus weeks depending on items. Custom millwork can run 8 to 16-plus weeks. Appliances and lighting often take 4 to 12 weeks. Custom furniture can run 10 to 20 weeks.
- On-site fit-out and installation: 2 to 12 weeks for flooring, millwork, lighting, window treatments, furniture, and punch list. High-rise logistics like service elevator bookings and debris removal commonly add 10 to 25 percent to the schedule.
- Final inspections and commissioning: 1 to 3 weeks for appliance start-up, smart-home programming, and final cleaning.
Total time to plan
- Minor decorator installs or staging: 1 to 4 weeks.
- Full decorator-ready to turnkey with custom work: typically 3 to 9 months in Brickell.
- From white box with structural or MEP work: add 1 to 3 months for permitting and condo engineering approvals.
Budget ranges to expect
Design and construction
- Designer fees: often 8 to 20 percent of the furniture, fixtures, and construction budget, though some designers charge hourly or by retainer plus procurement.
- Construction and fit-out: about $100 to $200 per square foot for moderate luxury, and $200 to $500-plus per square foot for top-tier custom finishes, custom millwork, and integrated smart systems.
Furniture and staging
- Staging for sale: roughly $2,000 to $15,000 for a one to three-bedroom package depending on scope and whether items are rented or purchased.
- Furnishing to live in: a luxury one-bedroom package often ranges from $15,000 to $60,000, with larger two to three-bedroom or high-end custom packages running $50,000 to $250,000-plus.
Example scenarios
- Quick staging for a 2-bedroom resale: $5,000 to $12,000 with a 1 to 2 week timeline.
- Full move-in turnkey for a 1,000 to 1,200 square foot luxury condo: $60,000 to $175,000-plus and 3 to 6 months depending on customization and lead times.
- Full custom remodel of an older unit: $100 to $300-plus per square foot depending on scope and building logistics.
Build a 10 to 25 percent contingency for shipping delays, condo scheduling, and finish upgrades.
HOA rules, permits, and logistics
Brickell high-rises have clear rules for interior work. Contractors must be licensed, insured, and pre-approved. You will schedule service elevator time, loading dock access, and debris removal, and you will follow noise and work-hour limits. These steps protect residents and affect your timeline.
If you change structural, mechanical, electrical, HVAC, or plumbing systems, expect permits with the City of Miami and condo engineering sign-off. Many buildings also restrict short-term rentals, so verify minimum lease terms and any registration rules if you plan to rent furnished. For hurricane resilience, Brickell buildings follow Florida and Miami-Dade standards on impact protection. Confirm what the master policy covers versus your individual contents coverage.
Value, appraisal, and financing impacts
Staged or turnkey listings often show and sell better in the luxury segment because buyers can visualize use and do not face immediate projects. Appraisers value real property and permanent fixtures. Loose furniture and decor are personal property and are usually not included in the appraised value unless specifically documented and supported by comparable sales.
If you use financing, your lender typically underwrites the real estate, not furniture. Ask how any included furnishings should be itemized in the purchase contract. For resale, appraisers will prioritize comps in the same tower or nearby buildings. Finish level and condition adjustments are key, while personal property is treated separately. Keep records for any included furniture to support closing statements, insurance, and taxes.
Due diligence checklist for Brickell buyers and sellers
- Delivery standard: attach a written Unit Delivery/Finishes list to the contract, including appliances, fixtures, lighting, flooring, window treatments, and any furniture.
- Warranties: confirm manufacturer and installer warranties for appliances, cabinetry, stone, HVAC, and smart-home systems. Ask about developer defect warranties.
- Furnishings inventory: if furnished, include a detailed inventory with condition and replacement values, and state if it is in the sale price or separate.
- Condo rules: review renovation hours, vendor insurance, licensing requirements, elevator scheduling fees, debris removal policies, and rental restrictions.
- Permits and compliance: for renovated resales, verify permits and inspections. Request contractor invoices and permit records.
- Closing mechanics: consider escrow holdbacks for unfinished items, and pre-book service elevator and installation windows for move-in.
- New construction changes: know deadlines and pricing for upgrades or late change orders.
Which path fits your goals
- Choose turnkey if you want immediate use, minimal project risk, and finishes that align with the building’s standard. It can cost more up front but saves time.
- Choose decorator-ready if you want control over design and finishes with a faster start than a full gut. Plan for design fees, lead times, and condo logistics.
- Choose white box if you want a fully bespoke interior and have the appetite for permitting, coordination, and a longer schedule.
If you plan to rent, confirm condo rental rules and City of Miami requirements before you assume income from a furnished setup. If you plan to finance, talk with your lender early about how personal property will be handled in the appraisal and contract.
Next steps
If you are weighing a turnkey purchase against a decorator-ready opportunity, line up the delivery specs, condo rules, and a rough budget and timeline before you write the offer. That clarity helps you negotiate price, escrow holdbacks, and move-in dates with confidence. For Brickell’s luxury segment, aligning design intent with building standards can also support stronger resale.
When you are ready for a discreet, design-forward strategy that fits your goals in Brickell, schedule a private conversation with Carmenate / Duchon.
FAQs
What does “turnkey furnished” mean in Brickell condo listings?
- It usually means the home is move-in ready and furniture conveys, but you should verify a written inventory and confirm whether loose furniture is included in the price.
How long does a decorator-ready Brickell fit-out take?
- Most full luxury fit-outs run 3 to 9 months, depending on design scope, lead times for custom items, and high-rise scheduling constraints.
Can I finance furniture in a Brickell condo purchase?
- Lenders typically underwrite the real estate and exclude personal property, so furniture is usually not part of collateral unless documented carefully in the contract.
Are short-term rentals allowed in Brickell buildings?
- Many associations limit or prohibit short-term rentals, so confirm the HOA’s minimum lease terms and any City of Miami registration rules before you assume rental income.
What permits are needed for interior work in Miami high-rises?
- Structural, mechanical, electrical, HVAC, and plumbing work usually require City of Miami permits and condo engineering approval, plus adherence to building work rules.
How do appraisals treat custom finishes and furniture in Brickell resales?
- Appraisers value the real property and permanent fixtures, adjusting for finish level and condition; loose furniture is personal property and is typically excluded from value unless documented.
