The practical questions on Baccarat that the brochure does not answer: tower home or riverfront flat, which line and which floor above the 15th, what the marina and restaurant cost the residents, what the deposit schedule looks like on a tower already past its 40th floor, 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 Baccarat are covered in a companion note. This one is about the decisions, in the order a buyer meets them. The desk at Miami Dossier walks buyers through every one of these on Brickell towers every week, and the answers change from person to person, which is why the note asks questions more than it gives instructions.
The 28 riverfront flats and duplexes on the promenade are a different life from a tower residence on the 40th floor: on the water, entered from the promenade, close to the marina and the restaurant, and closer to the public life of the river. They also carry a different resale audience. Decide which building you are buying, and ask the desk at Miami Dossier for both sets of plans.
Tower residences begin on the 15th floor, above the podium, so the lowest homes already clear the bridge and the promenade. From there the river view to the west and the bay view to the east both open with height, and the corner lines with wraparound terraces see both. Ask for the plans by line and look at what each terrace faces before you look at the floor.
With the structure past the 40th floor, several of the usual milestones have passed and the remaining deposits are closer together, with closing guided for 2028. The desk at Miami Dossier obtains the current schedule on request. Read it alongside our general note on what a normal deposit schedule looks like, and read the escrow clause with your attorney.
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.
A private marina with a residents' yacht and a waterfront restaurant of roughly 10,000 square feet are operating assets, not rooms. Ask how each is funded in the budget, who operates the restaurant and on what terms, how the yacht is booked and maintained, and what happens to the spaces if an operator changes. The answers are in the condominium documents and the management exhibits.
The budget is spread across a large number of owners, which moderates the per-home share of 75,000 square feet of amenity and a tall building's maintenance. Against that, the marina, the yacht and the restaurant add operating cost, and the branded management platform has a fee. The desk at Miami Dossier obtains the current assessment estimates and shares them on request rather than publishing numbers that change.
A large branded tower on the river will have leasing rules in the condominium documents: minimum terms, frequency, and any owner-occupancy expectation, and they may differ for the riverfront homes. If income is part of the plan, confirm the rules for the specific product before you commit.
Related Group has delivered more towers in South Florida than any other developer, and the desk at Miami Dossier holds the delivery history: what was announced, when it was estimated, when it delivered. Earlier published estimates for this building cited completion before the current 2028 guidance, which is ordinary in a 75-storey build and worth knowing. 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, the marina and restaurant, and the management and brand licence exhibits. 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 wants a boutique count of neighbours, the quiet of South Brickell rather than the river mouth, or no operator and no marina to fund, may be better served elsewhere, and the desk at Miami Dossier will say so. Baccarat suits the buyer who wants water on two sides at the base of a Related tower, a marina and a restaurant at the door, and the centre of Brickell a short walk away. 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 Baccarat Residences Brickell 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 Baccarat Residences Brickell 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.
Nobody chooses Baccarat Residences Brickell in isolation. The desk at Miami Dossier weighs it against The St Regis Residences Miami, Brickell, and sets it beside every other building in Brickell and Brickell Key on the Brickell and Brickell Key cluster. If the question underneath yours is really what a brand is obliged to do after closing, start there instead.