Luxury Home Builder in Star Island

Why building on Star Island is different

Star Island, Palm Island, and Hibiscus Island are three guard-gated islands in Biscayne Bay, connected to Miami Beach by the MacArthur Causeway. Together they constitute what may be Miami's most recognizable address cluster — known globally for the celebrity and international wealth concentrated there since the 1990s. The islands are fully incorporated into the City of Miami Beach, sharing its building department and permitting infrastructure while operating under the additional layer of 24/7 gated security that restricts access to residents, approved guests, and authorized contractors.

The teardown ratio on these islands is extraordinary — above 95% of new construction is on a scraped lot. The existing housing stock was largely built between the 1920s and 1990s, and virtually none of it is worth preserving when land values are what they are. Buyers purchase for the land, the bay frontage, the dock rights, and the address — then commission fully custom new construction from the ground up.

The islands' full Biscayne Bay exposure means every parcel is in a FEMA VE zone, with elevated finished floor requirements and structural design demands that are among the most rigorous in the city. The MacArthur Causeway provides excellent access for construction traffic compared to more remote barrier islands, but the 24/7 guard-gate requirement means every vehicle, every worker, and every material delivery must be pre-registered and approved in advance.

Lot economics

Lots on Star Island typically run 25,000 square feet or larger — roughly two-thirds of an acre on average, with larger bay-front parcels at the north and south ends. Palm Island and Hibiscus Island tend toward somewhat smaller lots. Construction runs $1,800 to $3,200 per square foot. Total project costs fall between $20M and $60M, with ultra-spec bay-front estates exceeding that range.

Architectural review and permitting

These islands route through the Miami Beach Design Review Board and building department — the same process as the Miami Beach mainland. The guard-gate requirement adds an administrative layer: all contractor vehicles and workers must be pre-registered with the island's security management, and access lists must be maintained and updated throughout the project. We manage gate registration for all subcontractors and delivery drivers as part of our construction management scope. Marine permits are required for dock work and coordinate with Miami-Dade DERM.

Flood, wind, and structural considerations

All three islands are mapped in FEMA VE zones. Biscayne Bay exposure on all sides means the base flood elevations are high and the salt-air corrosion environment is maximum. VE-zone structural requirements — open-foundation or breakaway-wall design, elevated finished floors — apply throughout. Hurricane wind design follows Miami-Dade high-velocity zone standards. Salt-air material specifications are at our most rigorous level for these projects: marine-grade hardware, stainless-steel structural fasteners, fluoropolymer exterior coatings, and protected MEP penetrations throughout.

What we typically build here

Trophy bay-front estates. The program almost always includes: a full bay-facing outdoor entertainment level with covered terraces and summer kitchen; a resort pool with infinity edge facing the water; a private dock engineered for mega-yacht or yacht tender; a home gym and spa suite; a wine room; a home theater; and four to eight-car garage capacity. Architecture is predominantly tropical modern and contemporary transitional — the islands attract buyers with strong design preferences, and our portfolio here reflects a high degree of custom architectural ambition.

Logistics

The MacArthur Causeway provides excellent access for heavy equipment and material delivery. The primary logistics consideration is gate pre-registration — all vehicles and workers must be on the approved list before they arrive at the guard booth. We maintain updated access lists throughout every project and coordinate with the island's security management as a standard part of our construction management scope. Marine permits for dock construction and seawall work are coordinated with DERM concurrently with building permits.

Recent work nearby

EZ BH Projects has completed projects on and adjacent to these islands and has direct familiarity with the guard-gate access protocols, DERM marine permitting process, and the subcontractor community that works in this environment. Client references are available for qualified buyers upon request.