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Miami Health District (Civic Center), Miami, FL
River District 14 in the developer's renderings: the two 16-story towers over NW 14th Avenue, the retail base with its mural, the street-level private-entry residences, and the furnished interiors of the units.
Conceptual renderings from the developer; they carry their own printed disclaimer: «Artist conceptual renderings. Developer may change without notice». The final finish may vary. The material's legal footer also clarifies that the building is not waterfront and that the view depends on the unit purchased: no view, water or otherwise, is guaranteed.
A 16-story tower designed for efficiency and returns in the second-largest health district in the U.S.
River District 14 is a project located at the epicenter of the second-largest health district in the United States, steps from the Miami River and Inter Miami's new stadium. It's the only development in the area approved for short-term rentals through Airbnb without being a condo-hotel, which guarantees full flexibility and stronger appreciation in a zone with limited inventory.
The project offers 283 units of studios and 1-to-2-bedroom residences, fully furnished and ready to produce income from delivery. More than 20,000 square feet of common areas include indoor pickleball courts, a resort-style pool with private cabanas, a business center with coworking space and meeting rooms for professionals and digital nomads, a wellness center with a state-of-the-art gym, and a social lounge with a media area for residents and guests.
Each unit has a functional, contemporary design: high ceilings, impact windows that favor natural light, and assigned parking. The project is in active construction with delivery estimated for late 2026, backed by a proven execution timeline.
283 residences and 16 floors is the figure given by the BROCHURE document, the spec sheet in the LANDING_PAGE document and the developer's own email, all three in agreement. The interior square-footage range also matches across three independent sources: the plan set, the spec sheet and the developer's email, which says «residences ranging from 520 to 1,130 square feet».
*Entry price, for reference and subject to change by the developer. The developer's own email campaigns, dated 2023 by their copyright notice, advertised the same product «starting at $471,000»: that's the launch price of that stage, not a different building. The current 2026 material — and the developer's own price ranges — say 482,000, which is the figure we publish. There is also a «from USD 600,000» figure circulating in a single internal commercial document that no other source backs up; we don't use it. We confirm the price of your specific unit in writing before you reserve.
On delivery: «late 2026» is what the four commercial documents from May 2026 say. Earlier material of ours gave «mid-2026», a date that has already passed without delivery; we publish the most recent one and confirm the current schedule in writing.
The address with the full street name and zip code comes from the developer's piece announcing the opening of its sales gallery: «1420 NW 14th Avenue, Miami, Florida 33125». The reservation agreement on Drive writes it abbreviated, «1420 NW 14th», without a zip code. It's the same address; we publish the full version.
The four 2026 commercial documents agree on this structure and present it as the current incentive: 20% to secure the unit and 80% at the time of delivery, in late 2026. An earlier five-installment schedule is still circulating (10% reservation, 10% contract, 20% construction start, 10% at topping-off and 50% at closing), with milestones that have already passed — construction start in Q1 2024 and closing in mid-2025 — so it has been superseded by the building's actual progress. If you see it in any older material, the one that applies is the one above. Confirm it against the contract before signing: the payment structure comes from the contract, not the brochure.
Both names are correct and don't contradict each other: the developer's legal footer states that the condominium is developed by River North Property Owner, LLC — which is also the entity that signs the reservation agreement — and that this entity uses the Alta Development LLC brand under license, the developer led by Henry Pino that lends its name and track record to the project. Behar Font & Partners, P.A. appears as architect in three separate sources, including a credit sheet from the developer itself.
The developer states it this way in its own material: the owner can list their residence on any vacation-rental platform and is free to self-manage it or hire a management service. That's the difference from a condo-hotel, where the operator imposes the program. The figure of more than 20,000 sq ft of common areas comes from the 2026 commercial documents; none of the developer's pieces we were able to read repeats it, so we present it for what it is: a figure from our own material, not a measurement verified on the plans.
Residence features according to the developer's material · subject to change. There's a nuance worth reading before signing: the same document that promises furnished delivery clarifies in its legal footer that the furniture and decor shown in the renderings are not included with the purchase of the unit. What exactly is included in each of the two furniture packages, we confirm to you in writing before you reserve.
From the 520 sq ft studio E1 to the two-bedroom F5 with 1,130 interior sq ft. One studio, sixteen one-bedroom models and eighteen two-bedroom models, each with its own floor plan sheet and its square footage printed by the developer. We confirm the exact floor plan, availability and price of the unit you're interested in before you decide.
| Model | Bedrooms | Bathrooms | Interior sq ft | Interior m² | Terrace sq ft | Total sq ft |
|---|---|---|---|---|---|---|
| E1 | Studio | 1 | 520 | 48 | 77 | 597 |
| D2 | 1 bedroom | 1 | 560 | 52 | 40 | 600 |
| D2A | 1 bedroom | 1 | 570 | 53 | 40 | 610 |
| D2B | 1 bedroom | 1 | 570 | 53 | 40 | 610 |
| A2 | 1 bedroom | 1 | 575 | 53 | 97 | 672 |
| D3 | 1 bedroom | 1 | 580 | 54 | 40 | 620 |
| D1 | 1 bedroom | 1 | 600 | 56 | 107 | 707 |
| D1B | 1 bedroom | 1 | 600 | 56 | 107 | 707 |
| D1A | 1 bedroom | 1 | 600 | 56 | 115 | 715 |
| A1 | 1 bedroom | 1 | 635 | 59 | 36 | 671 |
| A1C | 1 bedroom | 1 | 635 | 59 | 99 | 734 |
| A1D | 1 bedroom | 1 | 635 | 59 | 108 | 743 |
| A1E | 1 bedroom | 1 | 635 | 59 | 148 | 783 |
| B1 | 1 bedroom | 1 | 640 | 59 | 90 | 730 |
| B2 | 1 bedroom | 1 | 640 | 59 | 113 | 753 |
| F3 private entry | 1 bedroom | 1 | 700 | 65 | — | 700 |
| F2 private entry | 1 bedroom | 1 | 740 | 69 | Not published | — |
| C1D see note | 2 bedrooms | 2 | 850 | 79 | 40 | 890 |
| C1 see note | 2 bedrooms | 2 | 865 | 80 | 76 | 941 |
| C1H | 2 bedrooms | 2 | 865 | 80 | 104 | 969 |
| C1G | 2 bedrooms | 2 | 865 | 80 | 156 | 1,021 |
| C1A see note | 2 bedrooms | 2 | 875 | 81 | 40 | 915 |
| C1C | 2 bedrooms | 2 | 875 | 81 | 48 | 923 |
| C1AB | 2 bedrooms | 2 | 875 | 81 | 56 | 931 |
| C1AC | 2 bedrooms | 2 | 875 | 81 | 56 | 931 |
| C1F | 2 bedrooms | 2 | 880 | 82 | 47 | 927 |
| C1E | 2 bedrooms | 2 | 880 | 82 | 48 | 928 |
| C1B see note | 2 bedrooms | 2 | 880 | 82 | 52 | 932 |
| C1I | 2 bedrooms | 2 | 880 | 82 | 145 | 1,025 |
| F4 private entry | 2 bedrooms | 2 | 880 | 82 | — | 880 |
| F6 private entry | 2 bedrooms | 2 | 880 | 82 | Not published | — |
| C2B | 2 bedrooms | 2 | 910 | 85 | 48 | 958 |
| C2A | 2 bedrooms | 2 | 915 | 85 | 40 | 955 |
| F1 private entry | 2 bedrooms | 2 | 1,080 | 100 | Not published | — |
| F5 private entry | 2 bedrooms | 2 | 1,130 | 105 | Not published | — |
The sq ft figure in each row is what the corresponding plan sheet prints. The m² figures are our own conversion (1 sq ft = 0.0929 m²) and are deliberately not copied from the plan sheet: the two plan sets print their own conversions and don't always agree with each other. The same 48 sq ft figure appears as 4 m² in models C1E and C1F and as 5 m² in C1C and C2B, in both documents: 48 sq ft is 4.46 m², so that "5" is a rounding error in the developer's template, carried over in both PDFs.
Terrace column: a dash means the plan sheet draws the unit without a balcony and doesn't publish exterior area because there isn't any; «Not published» means the plan sheet does draw a balcony but doesn't print its size, so the exterior area for that model is unknown, not zero. There are four such cases (F1, F2, F5 and F6), which is why their total column is also left blank: adding a number the developer doesn't publish would mean inventing it.
The four models marked «see note» are the only ones where the two plan sets truly disagree, always in the terrace area and never in the interior. We publish 76 sq ft for C1, 40 for C1A, 52 for C1B and 40 for C1D, which is what the developer's model sheet and its own inventory of available units say — two documents against one. The condominium prospectus exhibit gives 55, 56, 87 and 47 sq ft respectively for those same models, and we don't erase it: if your unit is one of those four lines, ask for the signed plan sheet before reserving, because the difference reaches 35 sq ft on the C1B.
Table coverage: thirty-five models for 283 residences across 16 floors, brought together from the two plan sets the developer has in circulation. Neither one contains the other: the full D series, the E1 studio and the entire F series appear only in the model sheet, while A1C, A1D, A1E, C1AB, C1AC, C1H and C1I appear only in the prospectus exhibit, which also doesn't document any floor above the 17th. Whether that gap is because the exhibit is partial, because it only covers part of the building, or for another reason, neither document clarifies, and we don't assume it here.
The six models marked «private entry» are the F series, and that label is our own reading, not a note on the plan sheet: the developer catalogs its product in four groups — studio at 520 sq ft, one-bedroom from 560 to 640, two-bedroom from 865 to 915, and the direct street-access units from 700 to 1,130 — and the F series is exactly the one that falls outside the first three ranges and inside the fourth, with F3 at 700 and F5 at 1,130, the two exact extremes of that group. We confirm it plan sheet in hand before you decide. Price and availability by unit: on request.
River District 14 is at 1420 NW 14th Avenue, in the Miami Health District — the Civic Center — a thousand feet from the Miami River and one block from the hospital complex. It's a zone of institutional employment, not seasonal demand: the hospitals, the medical school and the courts generate housing demand twelve months a year, and that demand doesn't depend on being high season.
River District 14 spreads more than 20,000 sq ft of common areas across the pool courtyard, two indoor pickleball courts, a business center with coworking, a gym, a media lounge and building services. The mix isn't random: these are the amenities a short-stay guest looks for and that a health-district professional uses every day.
Amenities, services and renderings according to the developer's material · subject to change. Its own legal footer adds two warnings worth reading: the renderings are conceptual and may vary from the final construction, and some amenities and services may involve an additional cost for the owner. We confirm in writing which are included and which are billed separately before you reserve.
The Miami Health District is Miami's most dynamic critical-infrastructure node, with more than 45,000 specialized professionals and 160,000 annual visitors generating constant demand for housing. Its economic stability doesn't depend on seasonal tourism cycles, but on hospitals, justice centers and research institutions that operate year-round. River District 14 captures this demand with total rental autonomy: the owner decides whether to rent short-term stays on platforms like Airbnb or long-stay leases, and whether to self-manage the unit or hire management for it, with no operator imposing the program.
That's what the developer states in its own material: the owner can list their residence on any vacation-rental platform and is free to self-manage it or hire an outside management service. In a condo-hotel, the operator imposes the program, sets the rates and keeps a share; here there's no operator standing in between. Our commercial material goes a step further and describes it as the only development under construction in the Miami Health District with that permission, without being a condo-hotel; that exclusivity is a claim made by the material, not something we've verified building by building in the area. Before you reserve, we request the leasing clause from the condominium documents in writing from the developer, which is where that is — or isn't — established for your unit.
Because you pay a pre-construction price on a building that's already being built, which is the less common combination of the two. This development's entry price has already gone up once: the developer's 2023 campaigns advertised it from USD 471,000, and the current material says USD 482,000. And with a 20% down payment, your capital goes in now and the remaining 80% isn't due until delivery, in late 2026.
With this structure, you only have 20% committed until the unit is ready: the 80% is paid at delivery. A delay shifts the date of that payment, it doesn't move it up. What's worth reviewing before signing is where your 20% is held and under what conditions it's refunded: that's in the reservation agreement and the condominium documents, and we walk you through it line by line before you put down a dollar.
The developer advertises furnished, equipped delivery, with two furniture packages to choose from, and details the contents as bed linens, cookware, flatware, glassware, housewares, electronics and decor. There's a nuance worth knowing before signing: the legal footer of that same material clarifies that the furniture and decor shown in the renderings are not included with the purchase of the unit. These aren't the same statement — one talks about the package you're purchasing, the other about what the images illustrate — but what goes into your package is a contract exhibit, not a brochure promise. We request it in writing, with an itemized list, before you reserve.
It appears in three of our 2026 commercial documents, which describe it as a subsequent leasing benefit of up to two years on select units. We'll tell you what we know and what we don't: none of the developer's pieces we were able to review in this pass mentions that program, so we don't publish it as a confirmed feature of the building or as a return you're going to get. We're not financial advisors, and a return isn't stated without the contract in front of us. If you're interested in this route, the first thing we do is request the program document from the developer — term, eligible units, conditions and who assumes what — and hand it to you before any decision.
Yes. Buyers from Colombia, Mexico and Venezuela close this type of deal every month. We guide you through financing for non-residents, legal and accounting documentation, and payment structuring from your home country, in Spanish and from start to finish.
None of the developer's available sources publishes the maintenance fee amount yet, so we don't estimate it here. We confirm it to you in writing, along with what it covers, before you reserve. Also ask about what their own material warns: some amenities and services may involve an additional cost for the owner, separate from the fee.
PFS Realty is a single company for the whole process: financing, purchase, property management and insurance. We have spent more than 24 years working with buyers from Colombia, Mexico, Venezuela and the rest of Latin America, in their own language and with support before and after closing. In a development bought to rent out, that includes who manages your unit on the day it's delivered.
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