His approach is on full display with his latest project: Marea Collection, four waterfront homes inside Belle Meade, an upscale gated enclave. Two of the houses Casa Vista and Casa Coral—each priced at $10 million—have hit the market. Casa Coral was developed in collaboration with the Chilean architect Gonzalo Mardones.

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With more high-net-worth buyers trading penthouses for stand-alone homes—drawn by privacy, space and the appeal of living directly on the water—Matsumoto has found himself at the center of one of Miami’s gradual shifts in taste. He spoke to Mansion Global about why some buyers are rethinking condo life, what they’re seeking instead, and how he sees the city’s next wave of waterfront architecture evolving in the years ahead.

Mansion Global: What drives a Miami’s luxury buyer to move away from condo living and toward a stand-alone home? 

Naoshi Matsumoto: High HOA fees that don’t provide the level of services buyers expect when they purchase a luxury condominium is the primary reason. We’re also seeing concerns about privacy, as well as the desire for a true waterfront lifestyle that enables buyers to house their personal boats in their backyard. It’s worth noting, too, that the price point of single-family waterfront homes today, like those in Marea Collection, is comparable to that of ultra-luxury condominiums. This makes the concept even more compelling to both current condo owners as well as those deciding between the two asset types.

Are condo owners expressing interest in the Marea Collection? 

Most of our buyer interest is from current luxury-condo owners. The majority of them note a desire for increased privacy and the opportunity for true waterfront living as the main reasons they are considering making the switch.

How does Sunland Group’s vertically integrated model influence the way you design and deliver a home? 

The close collaboration and ongoing involvement between the architects, construction team and brokers lead to more unified decision-making, which streamlines every process. Each detail is analyzed from multiple perspectives, resulting in homes that are architecturally appealing, functional and thoughtfully designed.

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Indoor-outdoor living is central to your work. What core design principles guide your waterfront projects? 

We explore distinct modern expressions within a shared design language to give each home a unique identity while maintaining a cohesive aesthetic. Because this aesthetic is more minimal, it enables you to draw the outdoors in beautifully, which is crucial for leveraging a waterfront home’s most desirable aspect: the water. In this way, the surrounding areas, with the waterways and views, become a signature design element.

We also rely heavily on a warm color palette, floor-to-ceiling windows, sliding glass doors, and multiple outdoor spaces to further integrate the outdoors. There is an inherent ease to waterfront living due to the desire to allow the natural landscape to take a more prominent role. These elements combined help blur the lines between indoors and out to create a sense of luxury and serenity.

Tell us about the Belle Meade neighborhood.

When we first came across Belle Meade and the four adjacent sites, we saw an immense opportunity, both in the amount of private waterfront access each residence would have, as well as the proximity to the open waterways. People not only want immediate access to water but also to be able to get out of the winding canals quickly and easily. Belle Meade enabled all of this, which is a rarity. The neighborhood is also an incredibly private and exclusive community, something buyers at this price point tend to appreciate. These elements, combined with a commute time of just 10 to 20 minutes to both Brickell and the Design District, make Belle Meade one of Miami’s best hidden gems.

What’s influencing what today’s luxury buyers want? 

Many luxury buyers, especially those relocating from other states, prefer a move-in-ready home to avoid the extended timelines associated with design and ground-up development. While some degree of personalization is expected, it typically occurs through interior design elements such as furniture, art, and lighting rather than through structural or material changes. 

Buyers are especially drawn to architectural elements such as refined wall paneling, purpose-designed niches, thoughtfully proportioned art walls, and spatial layouts that accommodate sculpture and large-scale artwork. They also place a high value on functional, open floor plans that allow luxury furniture pieces to be showcased as part of the overall spatial composition.

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Where do you see the greatest opportunity for the next wave of luxury single-family development in Miami? 

Many buyers are beginning to look toward lesser-known waterfront neighborhoods such as Belle Meade, where architectural character, lot sizes, and street layouts offer a more intimate, curated residential experience. As true waterfront parcels become increasingly scarce and values continue to rise, these emerging enclaves present both strong investment fundamentals and an appealing architectural setting.

This interview has been edited for length and clarity.

Travel disruptions continued Sunday at Miami International Airport after hundreds of flights to and from the Caribbean were canceled, leaving passengers stranded, separated from their luggage, and scrambling to salvage vacation plans.

The Federal Aviation Administration closed airspace in and around Venezuela following the reported capture of Nicolás Maduro on Saturday, triggering a ripple effect across Caribbean travel routes.

By Sunday, long lines had formed inside MIA as travelers waited hours to track down luggage that had been sent ahead — even though their flights never took off.

“As you can see, there’s a lot of people, and apparently thousands and thousands of bags,” said Jennifer Heimann, who was traveling from Tampa.

Heimann and her family were scheduled to sail on a catamaran in the British Virgin Islands. Their flight to St. Thomas was canceled, but their luggage still made the trip.

“They said, ‘Your bags are in St. Thomas,’ and I said, ‘Wait — our bags are there and we’re not?’” Heimann said. “We can’t even get a flight until Thursday, and they just sent the bags ahead.”

The family is now renting a car to drive back to Tampa and hoping their luggage eventually finds its way home.

Similar frustrations were echoed by other travelers across the terminal.

The Cookson family, traveling from Tyler, Texas, had their flight to San Juan, Puerto Rico canceled just before they were set to board a cruise.

“They’re shipping our bags out to the Caribbean and not allowing us to retrieve them,” said Pamela Cookson. “We don’t know when we’re going to get our luggage.”

American Airlines says it added six additional flights out of Miami, bringing the total to roughly two dozen extra flights and nearly 5,000 additional seats to help impacted customers. Even so, many passengers told CBS News Miami the earliest rebooking available wasn’t until Thursday.

Susan Daniel, traveling from Little Rock, Arkansas to St. Croix, said the delays forced her family to make last-minute arrangements.

“We had to Uber, leave our bags, get an Airbnb, then come back today, take another Uber, and stand in this long line just to hopefully get our bags and our computers — everything we need,” Daniel said.

Some travelers reported waiting hours in one line, only to be directed into another long wait for their luggage. Others tried to make the best of the situation.

“Guess we’re vacationing in Miami now for three days or something like that,” said Jake Boylin, who was traveling from St. Louis. “Then going back home and rescheduling the trip.”

The next unanswered question for many travelers: whether they’ll be reimbursed for canceled trips, hotels, and cruises.

Travel experts advise passengers to keep all receipts and documentation in case refunds or reimbursements become available.

In Little Havana, Cuban and Venezuelan Americans gathered outside an iconic restaurant to show solidarity following the removal of Nicolás Maduro. Crowds waved Cuban and Venezuelan flags throughout the afternoon and evening, describing the moment as one they had hoped for over decades.