Owners at Banyan Tree Residences run the building through a board they elect once the developer hands over control. Each home carries a vote, and the bylaws say who casts it, how meetings are called and whether votes may be cast online. Florida law gives every owner the right to read the association’s records. Here is how each of these works for an owner who is often abroad.
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Until enough homes are sold, the developer appoints the board. Florida law then hands control over in steps. Owners other than the developer elect at least a third of the board once they own fifteen percent of the homes, and a majority at the earliest of several events, one of them three months after ninety percent are sold. From then on the owners decide the budget, the rules and the contracts, including any management or brand agreement the developer signed.
How many homes share the vote at Banyan Tree Residences: 88 private residences plus a penthouse collection: one- to four-bedroom corner residences with wraparound terraces, 10-foot ceilings, floor-to-ceiling impact glass, direct elevator entry in most; Yabu Pushelberg kitchens with Sub-Zero and Wolf; primary baths with rain shower and sculptural freestanding tubs. The developer who holds the board until then: 400 Hibiscus Acquisitions, LLC; presented as Mast Capital and Curated JCZM Development. The design the owners will one day maintain: OMA (architecture); Yabu Pushelberg (interiors); Enea Landscape Architecture.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
The board meets on notice posted in the building, and Florida law gives owners the right to attend and to speak on items on the agenda, under reasonable rules the board adopts. The annual meeting and the election of directors run on a calendar set by the bylaws and the statute, starting about two months before the vote. Directors are elected by ballot, not by proxy. Ask whether the board lets owners follow its meetings by video, and whether meetings held that way are recorded and kept with the official records.
The shared spaces the board at Banyan Tree Residences will budget for: A full floor of wellness and spa: reflection and meditation garden, treatment rooms, rainforest showers, hammam, steam, sauna, soaking baths, cold plunge, cryotherapy, meditation dome, ice fountain; signature pool and cabanas; juice bar; garden bar and lounge; open-air cinema; golf simulator; speakeasy; rooftop amenity deck; children’s discovery garden; pet retreat; putting green. Where the owners will meet: 400 Hibiscus Street, West Palm Beach, FL 33401; downtown, moments from the Intracoastal Waterway, near Worth Avenue, CityPlace and Royal Poinciana Plaza.
An owner who cannot attend may usually vote by limited proxy on the questions the proxy lists. Florida law also lets an association hold votes online, if the board adopts the procedure and the owner consents to it in writing; ask whether Banyan Tree Residences intends to. Where a home is held by a couple, a trust or a company, the bylaws usually ask for a voting certificate naming the one person who casts its vote. File it with the association at closing and update it when the people change, or the vote may go unused on the day it matters.
The operator whose agreement the owners’ board will one day oversee: Banyan Tree (Banyan Group); owners join The Sanctuary Club with priority access and preferred rates across more than 100 Banyan Group properties in more than 20 countries; a dedicated 24-hour host and service team trained in Banyan Tree hospitality.
The association must keep official records: the recorded documents, the minutes, the budgets and financial reports, the contracts, the insurance policies, the inspection reports and more. Any owner may ask in writing to inspect them, and Florida law sets a short deadline for making them available, with consequences for an association that does not. Larger associations must now post many of these records on a website or an app that owners log into. An owner abroad can name counsel or a manager in writing to ask and inspect on their behalf. The homes at Banyan Tree Residences: The homes are as the dossier records.
The trade-off sits in the size of the building. A small association gives each vote more weight and more of the work; a large one spreads both. The desk reads the bylaws and the voting articles for Banyan Tree Residences with you and your counsel before contract, beside those of two neighbours.
A vote that cannot reach the meeting does not count. Set it up at closing.
Developer materials for Banyan Tree Residences as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
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