As an investor's architect, many new clients email me wanting to know how to choose the right lot in Florida. They’ve got capital, desire, and a sense of what they want to do. The only thing that’s missing is the property itself.
I can see the dollar signs in their eyes because in almost all instances, real estate investors are thinking “profit first.” Of course, designing record-breaking home values is something we specialize in at my firm, but there's something that happens in between investment and profit that many don’t take the time to consider.
The most profitable types of homes aren't just a function of square footage. Sometimes, the most valuable types of homes are marketable and modern first. Two leading values here at MIK Architecture.
Those values come from an understanding that a home is still a home. Someone will live there. Evolve there. Laugh there. Entertain there. Plan vacations from there. Have their favorite meals made there. Sleep there. And so much more. Whoever this occupant is, they are going to have to want to pay the premium. And they will, happily, if the home is everything they want.
You can't just fix-n-flip a home and expect meaningful profit.You have to create something that's worth buying, and our latest real estate investor project at 84th Street, S. Miami, is all of that and more.
In this article, I will walk you through how we got started, how the project developed, and ultimately how the property has gone from a low seven-figure purchase to a $6.3M valuation.
As I said earlier, understanding how to choose the right lot in Miami requires looking beyond square footage. After working with real estate developers in South Florida, I've identified the factors that set exceptional investment opportunities apart from merely adequate ones.
Street orientation creates natural advantages. Properties on the north side of the street offer something most buyers don't consciously recognize but immediately feel: naturally shaded backyards. When your house faces south toward the street, your backyard sits on the north side of the structure. As the sun travels east to west hitting your south-facing front, the house itself shades your pool and outdoor living areas during the hottest afternoon hours. This isn't just comfort, it's year-round usability that reduces cooling costs and increases property value. 84th Street fits this perfectly.
Existing vegetation represents instant equity. Mature trees take twenty to thirty years to establish. When you find a lot with these trees already in place, you're acquiring assets worth tens of thousands of dollars and decades of growth. The 84th Street property had a massive mango tree and a beautiful canopy tree in front. Features that would cost over $50,000 to install.
Width over depth changes curb appeal. When you're thinking about how to choose the right lot, consider a lot that maximizes street frontage to create an impressive presence that translates directly to buyer interest. Deep, narrow lots might offer the same square footage, but they can't deliver the visual impact that drives competitive offers.
Neighborhood trajectory deserves attention. Properties in areas transitioning between old estate lots and new small-lot development offer unique positioning opportunities. The 84th Street lot was oversized compared to neighboring properties, creating immediate differentiation.
Sometimes you have to dig deep and sift through a lot of earth to find the diamond. Fortunately, in the case of 84th street, it was only two doors down the street (and sitting right on the surface)!
Another key aspect you should consider when thinking about how to choose the right lot is accessibility to mobility. In other words, a core feature of this property was that it was close enough to benefit from openness but far enough to avoid traffic concerns. The lot was oversized for the street, nearly double the width of neighboring properties, with mature vegetation that created instant privacy and character.
More importantly, it sat on the north side of the street. This isn’t something most investors will think about. But we do. And it’s a big deal.
This single characteristic shaped our entire design strategy and became one of the property's most marketable features. With the house facing south and the backyard positioned north of the structure, we had natural shade protection for outdoor living spaces throughout the day.
Here's one of the biggest steps that most investors miss when thinking about how to choose the right lot in Miami: DUE DILIGENCE!
Before committing to any renovation or new construction project, commission a feasibility study. This upfront investment is one of the most valuable assets to your investment strategy.
A proper feasibility study examines flood zone requirements, zoning constraints, setback regulations, utility access, and site-specific challenges that affect both buildability and design potential. More importantly, it translates these technical requirements into design opportunities and bring you closer to an accurate budget.
At 84th Street, our feasibility analysis revealed that the north-side-of-street orientation, oversized dimensions, and mature vegetation weren't just nice features, they were strategic advantages that would differentiate the property in a competitive market. We identified how setback requirements would actually enhance the design by forcing outdoor space maximization, and how the existing trees could become the project's most valuable amenities.
Understanding how to choose the right lot in Miami means seeing beyond the property boundaries to recognize how constraints become design catalysts. A feasibility study conducted right at the start gives you the clarity to negotiate better terms or walk away from problems disguised as opportunities.
We see these developer mistakes a lot. You have a wide lot with a neat box square in the middle. Grass goes all around the structure and the home looks lost in space.
Sadly, most designers will make the same mistake renewing a property - tons of wasted space to either side of the new structure) routinely designated for utilities and access.
Our data shows that this design flaw devalues final sale value because a critical spatial element is ignored.
Building almost completely from side to side maximizes the visible facade from the curb but it also allows the occupants to squeeze every possible square foot out of their new environment.
What’s more, remaining acreage is reserved for a beautiful front lawn approach and private rear entertaining spaces.
Ultimately, we designed a C-shaped double-wing layout that makes the lush environment visible from every room. This “luxury feature” is typically ignored but it means so much to the occupant who is looking to maintain that outdoor connection at every turn.
Preservation as strategy. Rather than clearing vegetation to simplify construction, we designed around the mature trees. The mango tree anchored the backyard while the front canopy tree created dramatic entry experience. You approach the house walking under this established canopy - an experience you can't create with new landscaping - that tree is pure “Old Florida.”
Orientation optimization. We positioned the pool and covered entertainment areas on the north side of the house where the structure itself provides afternoon shade. The sun hits the south-facing front, leaving the backyard naturally protected. This creates year-round usability for outdoor spaces that resonates powerfully with buyers who've experienced south-facing pools that become unusable during peak afternoon heat.
Height as drama. Most don't consider the powerful experience of the views from inside, out when thinking about how to choose the right lot for a luxury home. We designed the main living and dining area with fifteen-foot ceilings, creating volume and grandeur that photographs beautifully and feels exceptional during walkthroughs. This vertical space costs relatively little compared to horizontal square footage but delivers an oversized impact.
Vegetation connection from every room. The kitchen backsplash window frames side vegetation, the stairwell looks at the front canopy tree, bedrooms overlook landscaping, and living spaces open to the backyard mango tree. This biophilic design approach commands premium prices. If you are unfamiliar with that term, it’s an architectural design concept that supports overall wellness through natural experiences. And for high-end buyers, this brings top-dollar returns.
Flexible spaces broaden appeal. We included a staff room that could become a hobby room or office, secondary laundry on the second floor, and even a future elevator shaft should the occupants remain on site and age in place with ease. These features appeal to multiple buyer personas without significant cost increases.
And finally, we come to what's on every investor's mind when thinking about how to choose the right lot in Miami: ROI. The 84th Street project demonstrates why strategic lot selection matters more than most developers realize. The property was acquired in the low seven figures - an attractive price for an oversized lot with mature vegetation in an established South Miami neighborhood.
Our design approach leveraged natural advantages rather than fighting against constraints. Instead of burning budget on installing mature trees, we were able to allocate an appropriate budget to fine materials that high-end buyers expect - making this more of a turn-key sale than “just good bones.”
Currently, the property sits at a $6.3M valuation - meaningful ROI for the investors and the standard from which all other properties will be judged in the neighborhood.
I hope that what’s clear from this article is that you don’t just invest, and expect the magic of real appreciated to generate profits.
The product itself is everything in high-end sales. And those products only come about from a proven process.
The 84th Street project proves what we’ve repeated time and again with South Florida developers: strategic lot choice amplifies luxurious design exponentially.
So if you're thinking about how to choose the right lot for your next luxury build, look beyond square footage and zoning to consider street orientation, existing vegetation, lot dimensions, and neighborhood trajectory. These factors determine whether your project commands premium pricing or gets lost among competitors.
At MIK Architecture, knowing how to choose the right lot is second nature. We evaluate properties with both development feasibility and market positioning in mind. Even before our clients commit to acquisitions, we can offer a project assessment that will help clarify potential design opportunities and buyer appeal.If you represent an investment group or development firm, we’re able to help you in ways others cannot because we actually started as developers ourselves - soon discovering that architectural design (the right kind) was the key ingredient to ROI.
Send us an email. We’d love to hear about your project and show you how we can help.
