Kyle Gilligan — Douglas Elliman
Buyer-side representation for Villa Miami Residences and Miami bayfront new development, at no cost to the buyer.
Independent real-estate website · Inquiries handled by Kyle Gilligan · Same-day response
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Kyle Gilligan is a licensed Florida real-estate professional affiliated with Douglas Elliman Real Estate, working with buyers on Miami pre-construction and branded condominium purchases — with a concentration in Edgewater bayfront and, specifically, Villa Miami Residences at 710 NE 29th Street. His firm profile is published at elliman.com. Direct line +1-305-713-3884; email kyle.gilligan@elliman.com.
Practice Focus
The practice is deliberately narrow: new-development and pre-construction condominiums in Miami-Dade, where the contract is drafted by the developer, deposits are staged over years, and the product being purchased does not physically exist at the time of signing. That combination rewards a representative who reads the same prospectus repeatedly across buildings and knows where the terms differ.
- Buildings: Villa Miami, and the wider Edgewater, Design District, Brickell, Miami Beach and Bal Harbour branded pipeline covered in the branded residences comparison.
- Price band: roughly $3M to the $55M penthouse tier. Villa Miami itself runs from approximately $6M for Villa Mezzo to $25M–$55M for the Villa Triplo penthouses.
- Buyer profile: U.S. primary and second-home buyers, relocating New York and California households, and international purchasers buying through LLCs, trusts and family-office vehicles.
What Buyer-Side Representation Actually Covers
At a developer sales office, the person across the table works for the seller. Buyer-side representation puts a licensed professional on your side of the same transaction, paid by the developer's co-broke at closing rather than by you.
- Private presentations at the Villa Miami Sales Gallery, or virtually for buyers abroad.
- Residence selection across Villa Mezzo, Villa Piano, Villa Doppio and the penthouses, with view exposure and level trade-offs made explicit.
- Current pricing and availability across the building rather than a single residence.
- Coordination with your attorney through the 15-day Florida rescission window, the escrow and wire process, and the 10/10/10/10/60 deposit schedule.
- Lender introductions for the 60% closing balance — see financing options and cash vs financed.
- Delivery-stage work: pre-closing walkthrough, punch list, and the contract-to-closing checklist.
Independence and Disclosure
This website is independently operated and is not the official website of the Villa Miami developer. All inquiries are handled by Kyle Gilligan of Douglas Elliman. Full disclosures are published on the independent website disclosure and brokerage disclosure pages, with background on the site itself at about this website.
Working Together
A first conversation is short and specific: which collection fits the household, what the deposit calendar looks like against your liquidity, and whether Villa Miami is genuinely the right building versus the alternatives. If it is not, that gets said. Start with a private tour, request the current price list, or read how to buy at Villa Miami.
Frequently Asked — Kyle Gilligan, Douglas Elliman
Who is Kyle Gilligan?
Kyle Gilligan is a licensed Florida real-estate professional affiliated with Douglas Elliman Real Estate, focused on new-development and pre-construction condominium purchases in Miami — including Villa Miami Residences at 710 NE 29th Street in Edgewater. His Douglas Elliman profile is published at elliman.com/agent/kyle-gilligan/1028254.
Is Kyle Gilligan the developer's sales agent?
No. VillaMiamiLiving.com is an independently operated brokerage website. Kyle Gilligan represents buyers, not the developer. The developer maintains its own sales office; buyer-side representation means the contract, deposit schedule and delivery terms are reviewed on the buyer's behalf.
What does it cost to work with Kyle Gilligan?
Nothing to the buyer. In Miami pre-construction, the developer pays the co-broke commission to the buyer's brokerage at closing. Buyers receive independent representation without paying a separate advisory fee.
What areas and price points does he cover?
Miami-Dade bayfront and branded new development — Edgewater, Design District, Brickell, Miami Beach, Bal Harbour and Sunny Isles — with a focus on residences from roughly $3M through the $55M penthouse tier.
Does he work with international buyers?
Yes. International purchases are a core part of the practice, including virtual presentations, foreign-national lender introductions, entity and trust structuring coordination with the buyer's counsel, and FIRPTA and FinCEN reporting guidance.
How do I reach him?
Call +1-305-713-3884, email kyle.gilligan@elliman.com, or submit the form on this page. Most inquiries receive a response the same business day, and Sales Gallery appointments are typically confirmed within 24 hours.
A limited collection of bayfront residences in Edgewater.
Contact us to learn more about current availability, floor plans, and pricing for specific residences at Villa Miami, 710 NE 29th Street, Edgewater.
Inquiries are handled by Kyle Gilligan. Typically a same-day response.