Livingston Estates Isn't Behind Schedule. It Was Never On One.

Search for Livingston Estates and you will find three different timelines for the same seven homes. The developer's own site says the residences are "now under construction," language that has sat unchanged on that page for years. A 2025 write-up from an outside brokerage described the project as "quietly taking shape." A 2026 buyer's comparison guide still lists delivery as roughly two years out, the same estimate that circulated back in 2022. If you are trying to decide whether Livingston Estates is a live opportunity or a stalled one, none of these tell you what you actually need to know.

The confusion is not a communication failure. It is what happens when a low-density Ritz-Carlton Reserve community with a build-to-order model gets described using the vocabulary of a normal new-construction subdivision, where a fixed number of spec homes go up on a fixed schedule and everyone can just watch the progress.

What "Under Construction" Actually Means Here

Livingston Lakefront Estates sits on the edge of Mata Redonda Lagoon inside Dorado Beach Resort, with only seven homesites planned, each with its own private dock for non-motorized water sports and sunset views over the water rather than the ocean. That scarcity is the headline in every piece of marketing about the community, and it is real. What most of that marketing leaves out is how construction actually proceeds.

Livingston does not follow a speculative build model, where the developer constructs homes ahead of demand and buyers choose from finished or near-finished inventory. Instead, each lot breaks ground only after a buyer signs a custom contract. The design, the timeline, and the delivery date for any given home are set by that individual agreement, not by a resort-wide construction schedule. That is why "under construction" has meant something different every time someone has checked on this project. At any given moment, the honest answer to "how far along is Livingston Estates" depends entirely on how many of the seven lots have buyers attached to them and when those specific contracts were signed.

Two Homes Closed, Two More Underway, and Then What

The most concrete numbers on record come from PRISA Group's own year-end development recap. As of that update, the picture looked like this:

• Two of the seven lakefront homesites had closed and were fully built.
• Construction had started on two additional homes, with the first of those targeted for delivery in early 2026.
• Company leadership described the pace deliberately, framing it as a choice to preserve the resort's exclusivity and quality of life for owners rather than to maximize the number of homes built and sold each year.

That target for early 2026 has now passed. Dorado Beach's own listing pages still describe the remaining Livingston homes as under construction as of this writing, which tells you the build-to-order model is continuing to play out roughly as designed. Homes get built when someone commits, not before. Notably, one PRISA release referenced eight lake-facing residences in this location rather than seven, a small inconsistency that says less about the project itself and more about how tightly this information is held. There is no public sales dashboard tracking lot-by-lot status here. What you get depends on who you ask and when.

The Trade You're Actually Making

Buyers comparing waterfront options inside Dorado Beach Resort often frame the decision as beachfront versus lakefront, or new construction versus resale. Those are real considerations, but they miss the more useful question for a project like this one.

Waiting on Livingston Estates does not get you a finished product to evaluate. It gets you fewer remaining lots and the same custom build timeline as every other buyer who commits.

That distinction matters because Livingston is not the only build-to-order product inside the resort, and the other options behave differently. La Cala, PRISA's oceanfront Reserve community on the resort's final beachfront parcel, is planned for fourteen estates rather than seven, released in phases with several homes already under contract in its first phase. West Point, the resort's other active Reserve development, has already sold out its first two phases and moved into a third, giving buyers a clearer read on pacing because more transactions have happened in public view. The Isles, a non-Reserve inland community built around lakes and fairways, followed the same pattern: Phase I and II sold out before Phase III opened with updated four-bedroom models.

Livingston is the outlier. With only seven homesites and a model that starts construction lot by lot rather than phase by phase, there is no cohort of comparable, recently closed transactions to study the way there is at West Point or The Isles. A buyer here is not stepping into a well-documented release cycle. They are negotiating one of a handful of remaining custom contracts in a community where the developer has been explicit about not rushing delivery.

What the Numbers Say About Waiting

None of this means Livingston is overpriced or underbuilt. It means the calculus is different from a typical new-construction decision, and the surrounding market data helps show why.

Reported pricing for the reserve-branded lakefront lineup starts around $17.6 million, positioning Livingston well above the resort's family-oriented resale communities and closer to its most exclusive beachfront product. For context on what that premium buys elsewhere in Dorado Beach, a review of 57 residential transactions closed in the Stellar MLS between February 13 and August 12, 2026 put the overall median sale price across Dorado at roughly $438 per square foot, rising to about $834 per square foot among sales of $1 million or more. In that same window, resale transactions inside Dorado Beach East ranged from about $3.4 million to $7.5 million, with one $12 million sale in the Legacy micro-enclave standing well above the rest.

Those resale figures sit meaningfully below Livingston's reported starting price, which makes sense given the difference in product. What ties the two markets together is the ceiling: the developer's own year-end recap cited a $28 million single-family Reserve resale and a $14.6 million West Beach Reserve condo resale as the highest closings of that year, both for homes originally built and sold by PRISA. That tells a buyer something specific about how far Reserve branding and true scarcity can carry resale value once a home actually exists to sell. Livingston's seven, or possibly eight, lakefront lots occupy exactly that kind of scarce position, but only once they are built and only if the buyer is prepared for the wait that requires.

Compare that to a resale purchase inside a community like East Beach, where the largest single-family homes on the resort's original ocean and East Course parcel are already standing and already priced against known comparables. The trade-off is straightforward once it is named plainly: Livingston offers a rarer address and a fully custom home, at the cost of a delivery date that depends on someone else's contract as much as your own.

A Few Direct Questions

How many lots are actually available right now? Public information is limited and occasionally inconsistent, with figures ranging from seven to eight lakefront homesites depending on the source. Confirming current availability requires a direct inquiry with the resort's development team or a broker with an active relationship there.

Once I sign a contract, how long does construction take? Based on the pace described in PRISA's own recap, roughly two years from contract to delivery is a reasonable planning assumption, though custom design choices can extend that.

Can I buy a Livingston home on resale before it's finished? It is possible, since a small number of lots have already closed and begun construction under earlier contracts, but any resale opportunity here would be limited and would need to be verified directly rather than assumed from public listings.

Does the Ritz-Carlton Reserve name guarantee strong resale value? It does not guarantee anything, but the resort's own reported resale ceiling, including an eight-figure single-family sale and a comparable condo sale in the same year, shows that Reserve branding has supported strong pricing for homes that PRISA originally built and sold.

If Livingston's pace and price point fit what you are looking for, or if a finished resale elsewhere in Dorado Beach makes more sense for your timeline, the right next step is the same either way: get a current, verified read on what is actually available before making a decision based on a webpage that may be years out of date. Island & Key works inside these micro-markets every day and can tell you which lots are real right now. Search Properties to see what's currently available across Dorado Beach Resort.