Miami, FL
This Miami Developer Is Leaning Into Miami’s Surging Mansion Market
Naoshi Matsumoto has found a niche in the Miami luxury new-development scene—long dominated by glittering, amenity-packed condo buildings—in ultra-private, design-driven single-family waterfront homes.
As the founder of Sunland Group, the developer oversees architecture, construction and brokerage under a single umbrella, a setup that gives the firm unusual creative control in every step of building and selling a home. Given this level of autonomy, Matsumoto has shaped some of the city’s most luxurious stand-alone residences over the past decade.
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.
Argentine forward’s brace included the match winner against Colorado Rapids in front of over 75,000 fans in Denver.
Published On 19 Apr 2026
Lionel Messi scored a brace and German Berterame headed another as Inter Miami earned a 3-2 win over the Colorado Rapids in Major League Soccer (MLS) on Saturday in Denver.
Messi scored the go-ahead goal in the 79th minute. He started a run just inside midfield and went unchallenged until the box, where he blasted into the upper left corner for a 3-2 lead.
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Rafael Navarro and Darren Yapi each scored for Colorado (4-4-0, 12 points) in front of 75,824 at Empower Field, the second-largest crowd in MLS history.
Miami (4-1-3, 15 points) took a 1-0 lead in the 18th minute after Colorado goalkeeper Zack Steffen’s pass was intercepted by Yannick Bright. Josh Atencio offered a hard challenge and was shown a yellow card after video review.
Messi took the resulting penalty and rolled his shot straight down the middle as Miami took a 1-0 lead.
Colorado had a solid look at the goal when midfielder Wayne Frederick attempted a one-touch lob. Miami goalkeeper Dayne St. Clair was out of position and well beyond the penalty arc after heading away a loose ball, but Frederick’s attempt sailed over the open net.
In the fifth minute of first-half stoppage time, Miami extended their lead to 2-0, connecting on a series of passes deep in their attacking third. Messi got the run of play started with a tight touch pass to Rodrigo De Paul.
De Paul sent Mateo Silvetti on a run to the boundary line. His inward-spinning cross floated to the front of goal, where Berterame rose above the Colorado defence and tucked a header under the bar.
Navarro’s goal cut Miami’s lead to 2-1. He started a run in midfield and used a step-over move to get an open shot a few steps into the box that tucked inside the left post past a diving St. Clair in the 58th minute.
In the 62nd minute, second-half substitute Yapi settled on a direct pass from Lucas Herrington and sizzled a shot past St. Clair for the equaliser.
Miami closed the win playing a man down as Yannick Bright was sent off with a red card in the 87th minute.
The Cleveland Browns traded for an extended right tackle, former Houston Texan Tytus Howard, at the start of free agency as they began their rebuild of the offensive line that was awful in 2025. But Howard has played every position on the offensive line except for center, so if it’s all about getting your best five on the field, which it should be, there’s a chance Howard doesn’t play at right tackle in 2026.
While doing a mock draft on Peter Schrager’s podcast, former Tennessee Titans general manager Ran Carthon had the Browns drafting Miami (FL) right tackle sixth overall. He talked about the issue with Howard, but said Mauigoa could either take over the tackle spot or be a really good guard.
Carthon said he knows that Mauigoa would be one of their best five, whether it is at guard or tackle. Some will say that a guy who may be best at guard isn’t worth the sixth overall pick, and I have to disagree. You should draft the best football players, and Francis Mauigoa is my highest-rated offensive lineman and seventh overall. It might be at guard, but I have a good feeling that Mauigoa will find a home in the NFL as a high-quality offensive lineman.
Inventory of homes and condos across the coastal Miami mainland and Miami Beach and the barrier island markets fell in the first quarter, marking the first big inventory drops since 2023.
The Corcoran Group’s first quarter reports don’t cover all of Miami-Dade County, but they offer insight into how the coastal markets, which have a higher share of luxury properties, are performing.
In Miami Beach, Sunny Isles Beach, Bal Harbour, Bay Harbor Islands, Surfside, Miami Beach, Fisher Island and Key Biscayne, single-family home inventory dropped 15 percent annually to 398 listings, and condo inventory was down 13 percent to 3,919 listings.
On Miami’s coastal mainland markets, which include Aventura, Miami Shores, Upper East Side, Edgewater, downtown Miami, Brickell, Coral Gables and Coconut Grove, inventory slipped 4 percent to 4,584 condo listings and 555 single-family listings, down 6 percent year-over-year.
Here’s a closer look at the market:
Miami Beach and the barrier islands
Single-family sales rose 13 percent year-over-year to 85 closings, the first time they have increased since the second quarter of 2024. Condo closings rose 15 percent to 693 closings, the first increase since the last quarter of 2024.
Pricing dropped, with the median price of single-family homes down 4 percent to $3.5 million and the median condo price down 9 percent to $640,000. The average price per square foot was nearly flat at $1,119.
Still, buyers set records with their purchases. Billionaire Facebook founder Mark Zuckerberg paid $170 million for the waterfront mansion at 7 Indian Creek Island Road, and Starbucks billionaire Howard Schultz paid $44 million, or $7,949 per square foot, for a penthouse at the Four Seasons Residences at The Surf Club.
Coastal mainland
Sales of single-family homes on the coastal mainland rose 16 percent to 220 closings. While markets like Coral Gables experienced declines in condo and single-family home sales, Coconut Grove home sales surged — up over 100 percent for single-family homes to 47 closings and up 55 percent to 87 condo closings. Condo sales rose 13 percent to 759 closings.
The median price of single-family homes across the coastal mainland rose 11 percent to just over $2 million. The median price of condos increased slightly, up 1 percent, to $602,000.
The priciest deals in the first quarter were the $32 million trade of 12 Tahiti Beach Island Road in Coral Gables, and the $19.8 million sale of a penthouse at Vita at Grove Isle.
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