Everything to know before you build or remodel in Miami

Custom home construction in Miami typically ranges from $350 to $700 per square foot for the build itself, with luxury finishes pushing $800+. A 3,000 sq ft custom home generally runs $1.1M–$2.1M for construction, not including land or design fees. Costs vary significantly based on lot conditions (flood elevation requirements add 10–15%), finish level, structural complexity, and current Miami-Dade permit timing. At JMK, we provide engineered estimates from 3D LiDAR site scans before contract — so the number you see at signing is the number you pay, with change-order rates a fraction of the industry average.

A full-gut renovation in Miami typically costs $250 to $500 per square foot, depending on finish level, structural changes, and the condition of the existing home. A 2,500 sq ft full-gut runs roughly $625K–$1.25M. Miami's older housing stock often requires additional work on plumbing, electrical, and hurricane impact windows — work that's frequently discovered mid-project by less-thorough contractors. Our 3D LiDAR scan captures these conditions upfront, before contract, so the scope and price reflect reality from day one.

A renovation updates and improves existing spaces while keeping most of the structure intact — new finishes, new fixtures, updated kitchens or baths. A gut renovation strips a home down to its studs (or even to the foundation), then rebuilds everything from electrical and plumbing systems upward. Gut renovations are necessary when the existing systems are at end of life, the floor plan needs to change significantly, or the home requires hurricane code upgrades. They cost 2–3x more than cosmetic renovations but deliver essentially a new home inside the existing footprint.

Building a custom home in Miami typically takes 14 to 22 months from contract signing to certificate of occupancy. The breakdown: design and permitting takes 4–8 months (longer for waterfront, historic district, or flood zone homes), site work and foundation takes 2–3 months, and vertical construction through final inspection runs 8–12 months. Miami-Dade's permit review timing is the most common cause of delays. We manage the full permit process and provide a rolling two-week look-ahead schedule so you always know what's coming next.

A full-gut renovation in Miami typically takes 6 to 12 months, depending on home size and scope. The phases: design and permitting takes 2–4 months, demolition takes 2–3 weeks, rough-in work (framing, MEP, drywall) runs 8–14 weeks, and finishes and final inspection runs 6–12 weeks. The biggest schedule risks are permit timing, custom material lead times (typically 8–16 weeks for cabinets and stone), and discoveries during demolition. Our 3D LiDAR scan reduces discovery delays by surfacing conditions before demo starts.

Start with a clear-eyed assessment of three things: your budget range, your must-haves vs. nice-to-haves, and how long you can live elsewhere if the renovation requires it. Then engage a general contractor before an architect — a good GC will help you understand realistic budgets and constraints before you spend money on plans that don't fit your scope. At JMK, we offer a free initial consultation and 3D LiDAR site scan that gives you a measured scope before you commit to design work.

Look for four things. First, verify the Florida state license at MyFloridaLicense.com (JMK is GC #1527226). Second, confirm general liability and workers' comp insurance with current certificates. Third, ask for a current project list and visit a job site — a well-run contractor will run a clean site with documentation. Fourth, look at their process: do they provide written engineered scopes, real schedules, and structured communication? Or do they verbally estimate, then surface change orders mid-project? In 2026, the best Miami contractors use technology like 3D site scans, project management platforms (Buildertrend), and live job-site cameras.

All custom home builders are general contractors, but not all general contractors build custom homes. A general contractor (GC) manages construction projects across many categories — renovations, additions, commercial, multifamily. A custom home builder is a GC who specializes in ground-up residential new construction, typically working closely with the homeowner and architect on every detail. JMK operates as both: we manage ground-up custom homes, multifamily, and major renovations under the same Florida GC license (#1527226), with engineering and project management standards that scale up or down with the project.

Design-build (one team for design and construction) is faster, more cost-predictable, and reduces finger-pointing if issues arise — the same firm is accountable for both design and execution. Separate architect + GC can produce stronger architectural design when you want a specific architect's vision, but requires more management from you and creates a natural gap where design intent meets buildability. For most Miami homeowners, design-build delivers a better outcome. JMK offers both models: we partner with leading Miami architects when clients have a preferred designer, and we operate as design-build when clients want a single point of accountability.

JMK operates on a technology stack most residential contractors don't have. We use 3D LiDAR imaging cameras to capture precise spatial measurements of every project site — eliminating measurement errors and discovery delays. We manage all projects through Buildertrend, a construction-specific platform that gives clients real-time visibility into schedule, budget, and decisions. We install live job-site cameras for real-time progress monitoring and documentation. And we run proprietary dashboards that drive daily priorities and a rolling two-week look-ahead, so bottlenecks get resolved before they hit the field.

JMK Contractor serves all of Miami-Dade County and Broward County. Our primary service areas include Miami Beach, Coral Gables, Coconut Grove, Brickell, Downtown Miami, Miami Shores, Bal Harbour, Sunny Isles Beach, Key Biscayne, Pinecrest, Aventura, Doral, Fort Lauderdale, Delray Beach, and Lighthouse Point. We're headquartered at 605 Lincoln Rd, Suite 250, Miami Beach, FL 33139, and licensed as a general contractor by the State of Florida (GC #1527226).

Yes. We offer 0% APR financing for qualified clients, plus longer-term financing options through our lending partners to fit larger projects. Financing approval typically takes 1–3 business days after application. For ground-up new construction, most clients combine a construction loan from a Florida lender with our financing for finishes and improvements. We can walk you through options during the initial consultation.

Yes. JMK Miami Contractor Corp holds Florida General Contractor License #1527226, verifiable at MyFloridaLicense.com. We carry general liability insurance and workers' compensation coverage on all employees and subcontractors. JMK is also a BBB Accredited Business (profile #92053884) and a Pillar Member of the Miami Beach Chamber of Commerce. We provide current insurance certificates to every client before contract signing.

Three ways to start. Submit our online quote form, call 305-890-4953 during business hours (Mon–Fri 7AM–9PM, Sat 7AM–3PM), or email [email protected]. We respond within one business day. If your project is a fit for our scope, we'll schedule an initial consultation and 3D LiDAR site scan at no cost. The scan and engineering review take about 1–2 weeks, after which we deliver a detailed scope and engineered estimate — not a verbal ballpark.