A special assessment is the bill nobody mentions at the sales gallery. Here is how it works at a building like Four Seasons Private Residences Coconut Grove, and what to check so it stays unlikely.
This page is a framework. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
A special assessment is a one-off charge to every owner, levied by the association board when the budget and the reserves cannot cover a cost: a roof, a facade, an insurance jump, a defect the warranty will not. The declaration sets who votes it and whether owners must approve above a threshold; the bylaws set the notice. Since 2022 Florida requires structural integrity reserve studies and funded reserves for buildings of three storeys or more, which is the law’s way of making the surprise less likely.
Four Seasons Private Residences Coconut Grove: 20 storeys, 70 residences.. The number of homes is the denominator of every assessment; a building of forty shares a roof forty ways.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
The first budget is the developer’s estimate. The lines to read: reserves (funded, and the reserve study scheduled), insurance (windstorm and flood, quoted or assumed), staffing against the amenity list, and any brand or management fee with its escalator.
Four Seasons Private Residences Coconut Grove: Signature restaurant on the first level with in-residence dining; serviced pool deck; gym and yoga room; spa with treatment rooms, jacuzzi and water experience; lounge and bar; kids area; party room; bicycle storage; à la carte in-residence dining, spa, housekeeping, grocery provisioning, butler, wellness programs, dog grooming, catering and car wash.. The Four Seasons name under licence from Four Seasons Hotels Limited; an appointed Director of Residence, residential concierge, doorman and bellman, 24/7 security and valet, 24 hour on-call emergency repair; not owned, developed or sold by Four Seasons.. Every one of those is a line, and the first year is when the estimate becomes an invoice.
Until turnover the developer controls the board and the budget. After turnover the owners elect the board that can levy an assessment. The turnover schedule is in the declaration and tied to sales; ask what the developer hands over and when.
The declaration (assessment and voting provisions). The estimated first budget with its reserve schedule. The developer’s disclosure of any known defects or pending litigation. The desk reads them with you; where the question is legal, it introduces counsel rather than answering.
An assessment is a budget that was wrong. Read the budget first.
Developer materials for Four Seasons Private Residences Coconut Grove as carried on the live dossier, verified 28 Sep 2026. Compiled by the desk at Miami Dossier; figures are approximate and the developer’s.
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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.
The Miami Dossier team works for the buyer, not the developer. Every agent on Samuel Strauch’s team represents buyers in Miami pre-construction.
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