Of all the questions LILLI buyers ask, the deposit schedule is the most consequential. It's not just a payment structure — it's a cash-flow plan that spans roughly three years, and getting it right is the difference between an unstressful pre-construction experience and an unnecessarily complicated one. This article walks through every milestone of the LILLI deposit schedule, what each one means in practice, and how buyers should think about liquidity across the timeline.
What is the official LILLI deposit structure?
The LILLI Miami Edgewater deposit schedule is published by the developer (OKO Group / 720 NE Street PropCo LLC) as follows:
- 10% at contract — due upon signing the Purchase Agreement
- 10% at 90 days from contract — due 90 days after signing
- 10% at groundbreaking — due when the developer breaks ground
- 10% 9 months post-groundbreaking — due 9 months after groundbreaking
- 60% at closing — due at delivery (anticipated 2028)
Total pre-closing deposits equal 40% of the purchase price. The final 60% is paid at closing and may be financed through a conventional mortgage subject to qualification.
What does each milestone actually mean?
The first 10% (at contract) is the commitment payment. Once funds clear, the unit is removed from inventory. Buyers should view this as a non-refundable commitment in practice, even though the Purchase Agreement may contain limited refund provisions (always have your attorney review).
The second 10% (90 days from contract) is what the industry calls the "confidence check." Most pre-construction projects use a 90-day gap because it gives the buyer enough time to second-guess the purchase — and gives the developer enough time to confirm the buyer is committed before treating the unit as truly sold. If a buyer is going to back out, they typically do so before this second milestone.
The third 10% (at groundbreaking) is the most consequential deposit because it's tied to construction. If the developer is late breaking ground, the third installment is late. This is intentional — it puts the developer on the hook for actually delivering on the project, not just collecting deposits indefinitely. Groundbreaking timing also confirms that the developer has cleared permitting, financing, and pre-construction milestones.
The fourth 10% (9 months post-groundbreaking) lands roughly when the building's structural work is underway and the project is visibly progressing. By this point the buyer has clear visual evidence that delivery is on track.
The fifth payment — 60% at closing — is the largest and represents the actual transfer of the residence. Most buyers finance this portion through a conventional mortgage.
How should buyers plan liquidity across the timeline?
The right way to think about LILLI deposit timing is in calendar quarters, not as a single number. For a hypothetical $3M residence purchased mid-2026:
- Mid-2026 — $300,000 (contract)
- Late 2026 — $300,000 (90 days)
- Mid-2026 to mid-2027 — $300,000 (groundbreaking, exact timing TBD)
- Early 2028 — $300,000 (9 months post-groundbreaking)
- Late 2028 — $1,800,000 (closing, typically financed)
For most buyers, the liquidity question is about the four 10% deposits, not the 60% closing payment (which is typically mortgaged). Smart pre-construction buyers earmark the 40% pre-closing total in advance and treat it as committed capital, rather than scrambling for each milestone separately.
How does LILLI's deposit structure compare to other Miami pre-construction?
The 10/10/10/10/60 structure at LILLI is the modern Miami standard for ultra-luxury pre-construction in 2026. Most comparable towers — including Cipriani Residences, Mercedes-Benz Places, St. Regis Sunny Isles, and Aria Reserve — use a similar structure with minor variations. Some towers shift to a 20% initial deposit (Rivage Bal Harbour, for example) or to a different milestone cadence. The 10% initial is on the more accessible end of the spectrum — meaning LILLI's first-milestone barrier is lower than some comparable projects, even though the total pre-closing burden (40%) is consistent across the segment.
Can the LILLI closing payment be financed?
Yes. The 60% closing payment can be financed through a conventional mortgage at the time of delivery in 2028, subject to lender qualification at that time. Buyers should pre-qualify with a lender approximately 12 months before closing to confirm rates, terms, and the residence appraises at the contracted price. WIRE Miami works with mortgage partners experienced in pre-construction closings and can introduce qualified lenders when the timing is right.
The deposit schedule is not really about the percentages. It's about the calendar. Buyers who plan liquidity by quarter find pre-construction easy. Buyers who don't sometimes find it stressful.
What happens if a buyer defaults on a milestone?
Default terms are detailed in the Purchase Agreement and buyers should consult their attorney before signing. In general, defaulted deposits may be forfeited and the developer retains the right to remarket the unit. The risk of default is materially reduced when buyers plan liquidity carefully at signing — which is why WIRE Miami treats deposit-planning as part of the pre-construction conversation rather than an afterthought.
How do I get the official LILLI deposit PDF?
The official LILLI Miami deposit structure PDF (and the full Purchase Agreement) is shared by the developer's sales team after a brief qualification step. Contact Adrian Sanchez at WIRE Miami and we'll send the current deposit PDF along with floor plans and current inventory. The developer covers the brokerage commission, so there is no cost to the buyer for working with WIRE Miami.