9900 West is one of the smaller new construction projects in the Bay Harbor Islands portfolio — 23 residences on the waterfront, developed by The Horizon Group with architecture by Frankel Benayoun and interiors by Craft. The building's position two blocks from Bal Harbour Shops, combined with purchasable boat slips offering zero-bridge access to open water, creates a specific proposition that a focused set of buyers finds compelling.
Building Overview
The building offers 23 residences in 2-, 3-, and 4-bedroom configurations ranging from 1,258 to 3,360 square feet. Ten private boat slips are available for owner purchase, accommodating vessels up to 30 feet. Critically, the slips have zero-bridge access to Biscayne Bay and the Atlantic Ocean — a meaningful distinction for active boaters. Not every waterfront building in Bay Harbor Islands can make that claim.
The rooftop program covers 9,000 square feet and includes a Finnish overflow saltwater pool, heated soaking spa, and sun terrace. Additional amenities include a bayside terrace, waterfront party room with entertaining kitchen, fitness center, spa, dog spa, kids' playroom, and paddleboard and kayak storage. Six months of beach club access is included with purchase — this is temporary, not ongoing, which is worth understanding before making it a deciding factor. The dockside pickup and drop-off area and outdoor sunset lounge round out the waterside amenity program.
Architecture & Developer
The Horizon Group is a New York-based developer with over 30 residential projects completed in Brooklyn and the New York area. That background is relevant for two reasons. First, it brings a buyer network: New York buyers who follow this developer's work track their projects regardless of location. Second, the Brooklyn residential development sensibility — precision detailing, considered material choices, boutique scale — tends to produce buildings that differ from the volume-oriented developments that dominate South Florida. Whether that translates to the Bay Harbor Islands market is something the completed building will eventually confirm.
Frankel Benayoun Architects is an Israeli-American firm whose work leans toward clean geometry and material quality. Craft handles the interiors — a design-forward studio that may be less recognizable than Meyer Davis or Debora Aguiar, but whose work here emphasizes two-tone European kitchens with Miele appliances and flow-through floor plans designed for cross-ventilation and natural light.
Geomatic Designs handles the landscape architecture, which at 9,000 square feet of rooftop programming is a real component of the project, not a footnote. The porte-cochere arrival with waterfall detail and the lush landscaping throughout reflect the developer's intent to compete on environment as much as unit specification.
Buyer Profile
The boating buyer is the most obvious profile here. Zero-bridge water access at a Bay Harbor Islands address is scarce; combined with purchasable boat slips, it makes 9900 West one of the few BHI new construction options that a serious boater would consider seriously. The slip size — up to 30 feet — captures day boats and smaller cruisers rather than the larger vessels that Bay Harbor Towers accommodates at up to 50 feet.
A second profile: buyers who specifically want Bal Harbour Shops proximity at a BHI cost basis. Two blocks is walking distance — close enough to use the Shops on foot, far enough to be clear of the gated Bal Harbour municipality and its price premium. For buyers who priced Bal Harbour new construction (Rivage starts well above $10M) and found it prohibitive, 9900 West delivers the proximity without the address premium. A third profile, smaller in number: New York buyers who already know The Horizon Group and want to buy into their South Florida debut.
How It Fits the Market
At 23 units, 9900 West sits firmly in the boutique segment of BHI new construction — smaller than La Baia South (68 units) or Onda, larger than La Mare Signature (9) or the nine-unit projects coming to market. The scale means limited HOA cost-sharing across fewer owners, which is a carrying cost consideration buyers should model before committing.
The waterfront position and boat slips make it most directly comparable to La Mare (also bayfront with slips) and Bay Harbor Towers (also slips, east island, but 50-foot vessels and 13 slips). The question a buyer weighing these three addresses typically faces is: how much does active boating use factor into daily life, and does the BHI address overall deliver what they need beyond the water access? For the broader context on BHI new construction, see the Bay Harbor Islands real estate overview and the BHI vs Bal Harbour comparison.