We tell you the number in the first two hours.
No staged reveal, no "let's talk about budget once you've seen the design". You get a written investment band at the end of the first session. We would far rather lose a project there than nine weeks in.
Bands
Where commissions actually land.
Three bands, drawn from the last thirty-six Obsidian projects across Miami-Dade. Your band is confirmed in writing after the first session, not estimated from a phone call.
01
$150k – $220k
Existing footprint retained. Locally built cabinetry, quartzite or porcelain, full lighting scheme. Most Brickell and Bal Harbour apartments sit here.
- Timeline
- 6 – 7 months
- Cabinetry
- Local production
02
$220k – $320k
Walls move. Italian cabinetry, book-matched stone, integrated appliance package, four programmed lighting scenes. The commonest band by a distance.
- Timeline
- 7 – 8 months
- Cabinetry
- Italian, made to order
03
$320k – $450k
Structural reconfiguration, hurricane-rated glazing, quarry visit, and a kitchen that continues into the adjoining living volume. Waterfront and villa work.
- Timeline
- 8 – 9 months
- Includes
- Carrara quarry visit
Allocation
Where the money actually goes.
Averaged across thirty-six commissions. Worth reading before anyone tells you a kitchen is "mostly labour".
Design and project leadership are included in the commission rather than billed separately.
Financing
Fixed terms, or draws against construction.
We are not a lender and take no commission from any of these. Most clients above $250,000 use a construction-draw facility, which releases funds against the same milestones we bill on.
- Fixed-rate terms
- 60 – 180 months, from 7.25% APR, OAC
- Construction draw
- Available above $250,000
- Pre-qualification
- Soft credit pull · no score impact
- HELOC / cash-out
- Usually lowest cost · 4 – 8 weeks to close
Illustrative terms for demonstration only. All financing is provided by third-party lenders on approved credit; rates and eligibility are set by the lender.
How we bill
Five draws, each against something verifiable.
You never fund a stage that has not happened. Every release is tied to a milestone your own surveyor could confirm.
Design agreement
Covers architectural and lighting design, material curation and the rendered walkthrough film.
Approved drawings
Released only once you have signed off the film and the drawings, immediately before cabinetry is ordered.
Cabinetry lands in Miami
On arrival and inspection at our warehouse — not on shipping, not on invoice from the factory.
Stone installed
After templating, fabrication and installation, with the seam layout you approved in place.
Punch list closed
Held until every item on your list is resolved. Typically within ten days of the reveal.
Questions
Money, without the theatre.
Including the resale question everyone asks and nobody answers honestly.
How much does a luxury kitchen remodel cost in Miami?
Obsidian commissions run $150,000 to $450,000. Roughly 35–45% goes to cabinetry, 15–25% to stone, 10–15% to lighting and electrical. Structural work, HOA compliance and hurricane-rated glazing account for most of the variance between projects.
Can you finance a luxury kitchen remodel?
Yes — fixed-rate terms from 60 to 180 months through private lending partners, plus construction-draw facilities above $250,000. Pre-qualification uses a soft credit pull and does not affect your credit score.
What is the payment schedule?
Five draws against verifiable milestones: 15% design agreement, 25% approved drawings, 25% cabinetry arriving in Miami, 25% stone installation, 10% punch-list completion.
Does a new kitchen add value to a Miami home?
In Coral Gables, Pinecrest and Key Biscayne a well-designed kitchen typically returns 60–75% of its cost at resale and materially shortens time on market. In high-rise condominiums the percentage return is usually lower, but the effect on saleability is stronger — renovated units in older towers are scarce.
Next step
Know the band before you fall for the drawing.
Two hours at your home, at no cost, ending with a written investment band you can take to any lender.