The practical questions on Anantara that the brochure does not answer: condominium or resort residence, which floor, what the management programme means, what the deposit schedule looks like, what the carrying cost will be, and what to read with your attorney. From the desk at Miami Dossier.
Written by the desk at Miami Dossier for buyers who are past the brochure and into the decision. The desk works in English, Spanish and Portuguese and does not represent the developer. All notes from the desk.
The reasons to like Anantara are covered in a companion note. This one is about the decisions, in the order a buyer meets them. The desk at Miami Dossier has walked buyers through every one of these on this building, and the answers change from person to person, which is why the note asks questions more than it gives instructions.
This is the first decision and it is larger than size. The condominium residences on levels 24 to 49 are homes of three to six bedrooms with a private amenity layer, held and used like any condominium. The resort residences on levels 11 to 23 are one and two bedrooms attached to the hotel platform, with an optional Anantara management programme. A buyer of a resort residence is acquiring an operating arrangement as much as a home, and the terms of that arrangement deserve as much attention as the finishes.
Where a management programme is offered, the questions are the ones the desk at Miami Dossier asks on every branded tower: how revenue is shared, what the owner's own use rights are and when, who pays for furnishing and refurbishment, how the programme can be entered and exited, and what happens to the arrangement if the brand relationship ends. None of these are answered by the render. All are answered in documents your attorney should read.
The condominium levels run from 24 to 49 and the resort levels from 11 to 23. On a bayfront tower of 50 storeys the view opens steadily with height, and the price usually moves with it. The useful question is where the view stops changing materially for you, because above that line altitude is paid for twice: at contract and again in the assessments that scale with size and position.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
The condominium levels are the only part of the building where a full floor is possible. A full-floor home on the bay is a different life from a quarter-floor home on the same level: privacy, elevator landing, the number of exposures. It also carries a larger share of the common budget. Decide the scale honestly before the floor.
Anantara, like every Miami preconstruction building, has a staged deposit schedule set by the developer. The desk at Miami Dossier holds the current one and sends it on request. Read it alongside our general note on what a normal deposit schedule looks like, and read the escrow clause with your attorney: the first 10% of the price is escrowed under Florida law and the treatment of the balance is in the contract.
A tower with approximately 130,000 square feet of amenity, a hotel operator and a full vitality floor has a substantial common budget. How that budget is allocated between the hotel, the resort residences and the condominium residences is set in the condominium documents and the shared facilities agreements, and it is the single most important figure to obtain before contract. The desk at Miami Dossier holds the current assessment estimates and shares them on request rather than publishing numbers that change.
The rental position differs by product. The resort residences are built around an operating platform. The condominium residences will have their own leasing rules in the condominium documents: minimum terms, frequency, and any owner-occupancy expectation. If income is part of the plan, confirm the rules for the specific product before you commit.
1000 Group delivered One Thousand Museum and the Four Seasons Residences at Brickell, and the desk at Miami Dossier holds the delivery history: what was announced, when it was estimated, when it delivered. Anantara is unproven in American residential, which is the flip side of buying a debut. Read the estimated completion date, the extension rights and any outside date with your attorney, and read our note on what happens if a developer delivers late.
Whether to hold a residence in your own name or through an entity turns on privacy, liability and, for a foreign buyer, U.S. estate tax exposure. It is decided at contract and it is expensive to unwind. It belongs with your attorney and CPA, and the desk at Miami Dossier can introduce both.
The purchase agreement in full: the deposit and escrow clause, the estimated completion date and extension rights, any outside date, the assignment clause. The condominium documents on leasing, assessments and the allocation of shared costs. For a resort residence, the management agreement and every exhibit to it. The desk at Miami Dossier is not a law firm and does not give legal advice; we make sure you have the documents and a good lawyer to read them.
Sometimes the answer is another building. A buyer who does not want an operator in the building, who prefers a smaller community, or who is sensitive to carrying cost may be better served elsewhere, and the desk at Miami Dossier will say so. Anantara suits the buyer who wants the resort platform and the vitality floor as part of daily life, on the bay, in a neighbourhood that is still rising. If that is you, the next step is a conversation, not a contract.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
Most of the people who ask the desk at Miami Dossier about Anantara Residences Miami are not only choosing a building. They are moving to Miami from New York, California, London, Bogotá, Mexico City or São Paulo, or adding a Miami position to a portfolio held elsewhere, and the building question sits inside a larger one: how to buy new construction in Miami, how to hold it, and what changes when you do.
The desk keeps short notes on the parts that come up every week: how buying preconstruction in Miami actually works, what a normal deposit schedule looks like, whether you need to be in Miami to buy, whether a foreign buyer can get a mortgage, what taxes a foreign buyer pays on a Miami condo, and the Florida state income tax question for anyone relocating from a high-tax state. For buyers arriving from a specific market there are notes for Bogotá, Mexico City and London, and a broader one on why so many wealthy families are moving to Miami.
Read the ones that apply, then bring the rest to the desk at Miami Dossier. It usually takes one conversation to see how Anantara Residences Miami fits the move, or whether another building fits it better.
This note is general information for people considering Miami, written by a real estate desk, not by a law or accounting firm. Nothing here is legal, tax, immigration or investment advice, and it is not a substitute for advice on your own circumstances. Rules change, treaties differ by country, and the right answer for one family is the wrong answer for another.
Speak with your own attorney and CPA before you commit to anything. If you do not have one who works with international buyers in Florida, the desk is glad to recommend an attorney, a CPA or an adviser suited to your situation, and to sit in the first conversation so that nothing is lost in translation.
Structure, financing, currency, timing, the right building and the right line: the desk works through these questions with international buyers every week, and the answer is nearly always that it can be done, in order, without surprises. If Miami is on your mind, as a home or as an allocation, we would be glad to share what we are seeing, privately, and to start with the question this note did not answer.