Some residences come with a club. Some come with a club bill. At Continuum 12000, here is how to tell which, and who controls the price.
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A mandatory membership is written into a recorded covenant or the declaration: owning the residence means paying the club’s dues, used or not. An optional one is offered to owners, sometimes ahead of the public, and can be declined. A beach club, a spa, a marina or a private dining club at Continuum 12000 can sit under either model.
Continuum 12000: The Mermaid Club, about 150,000 square feet: saltwater pool with cabanas, 4,200 square foot fitness centre, yoga, Pilates, meditation and sound-bath studio, contrast therapy, longevity lounge, spa suite, private dining, co-working and a 24/7 marketplace; 1.5-acre waterfront playground with a marina, floating yoga deck, watersports dock, pickleball, multi-sport court and golf simulators.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
If the facilities are common elements, the association runs them and their cost sits in a budget the owners eventually control. If the developer, a hotel operator or a separate company owns the club, that owner sets dues, initiation fees and rules, and residents do not vote on them. The prospectus describes the recreational facilities and any fees or leases attached; read it against the club’s own papers.
Continuum 12000: No brand or operator is recorded for this building.
Continuum 12000: 12000 Property Owners, LLC, under a brand license from Continuum Group IP Holdings; the Continuum brand of Ian Bruce Eichner and the Continuum Company, of Continuum South Beach. Vision letter signed by Allie Eichner, Continuum Company.
Ask for every charge a club at Continuum 12000 could carry: initiation, annual dues and how they rise, food and beverage minimums, guest fees, and any assessment of its own. Ask whether unpaid dues can become a lien on the residence, whether a family membership covers adult children and staff, and whether a tenant may use the club.
A mandatory membership passes with the residence, so the next buyer prices in the dues. An optional one may transfer for a fee, return to a waiting list or lapse. If the club is sold or closed, the covenant says what owners keep. The desk asks for the membership plan at Continuum 12000 in writing and reads it with you before contract.
A club you must join is part of the price. Read its bill like one.
Developer materials for Continuum 12000 as carried on the live dossier, verified September 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
Contact the desk at Miami Dossier for the documents behind this note, read one to one with you and your advisers.
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We hold no listings and we are not the developer. Contact the desk at Miami Dossier and we will tell you what applies to your situation, what does not, and where we would not proceed. On this topic that means the document before the opinion. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Samuel Strauch is the owner of Metrik Real Estate. His team of agents represents buyers in Miami pre-construction.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
