Whether The Ritz-Carlton Residences, South Beach approves buyers and tenants is set by its declaration, not by the sales team. Many Florida condominiums require approval of later sales and of leases, some keep a right of first refusal, and the developer’s own sales are usually exempt. Here is what each provision means, and what it changes about renting or reselling later.
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 Florida condominium can require its association to approve a sale, a lease or a long stay, if the declaration says so. The purpose is control. Owners in a small or very private building often want a say in who joins them; a building with an active rental market may want to know who sleeps in it. Two towers on the same street can differ completely.
The size of the community the board screens for: 30 residences over 15 storeys, one to five bedrooms, including two duplex penthouses with private rooftop terraces, pools and kitchens; sales launched February 2025; delivery planned 2027. Who runs the front desk that keeps the list: The Ritz-Carlton name under licence to Sobe Sky Development LLC; not owned, developed or sold by The Ritz-Carlton Hotel Company; direct access to the Sagamore, the all suite addition to The Ritz-Carlton, South Beach; owner benefits at more than 700 Marriott International luxury hotels, subject to availability.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
The developer’s own sales are usually exempt from approval and from any right of first refusal, so a buyer of a new home at The Ritz-Carlton Residences, South Beach is rarely screened by the association on the first day. The provisions bite later: on whoever buys from you, on your tenants, and sometimes on your heirs or on the company you hold the home through. A buyer taking title in an entity should ask whether the association will want to approve the people behind it, and whether a change in who owns the entity counts as a transfer.
The developer whose documents set these terms: Sobe Sky Development LLC with Flag Luxury Group; sales and marketing by Douglas Elliman Development Marketing.
A right of first refusal lets the association, or a buyer it names, take over a sale or a lease on the same terms the owner agreed with someone else. It is rarely used, but it adds days to every resale. Read how many days the association has to decide, whether the right covers leases as well as sales, and which transfers are exempt: gifts within a family, a move into a trust, a lender taking the home after foreclosure.
What a later buyer of a home at The Ritz-Carlton Residences, South Beach will be screened into: Private elevator with direct entry in most residences; wrap around terraces with glass railings; ten foot ceilings; floor to ceiling windows with Miami-Dade NOA rated systems; Gaggenau appliances; Bianco Rhino marble kitchens; Covelano Silver Gold marble primary baths. Where it stands: 1671 Collins Avenue, Miami Beach, oceanfront in South Beach proper, adjacent to the Lincoln Road corridor.
An approval usually means an application, a background check, sometimes an interview, and a fee. Florida law limits that fee and allows it only where the documents require approval. Ask how long the association has to answer, whether silence counts as approval, and what happens on a refusal: some declarations oblige the association to buy the home or produce another buyer on the same terms, others do not. For leases, ask the minimum term and how often a home may be leased in a year, and note that Florida law limits how far a later amendment restricting leasing reaches owners who bought before it. The shared spaces every approved resident uses: More than 50,000 square feet: a private double height lobby, 24 hour doorman, concierge and valet, a Level 7 amenity floor with a private lap pool and four semi private cabanas, a Technogym fitness centre, a residents’ beach club with cabana service; restaurant and beach club programming by Jose Andres; à la carte in residence dining, personal chef, trainer, spa, childcare and pet care. The desk reads the transfer and leasing articles of the declaration for The Ritz-Carlton Residences, South Beach with you and your counsel before contract.
A building that screens its owners protects you, and screens your buyer too. Read both sides.
Developer materials for The Ritz-Carlton Residences, South Beach 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.
A private report on the Miami market, sent when there is something worth knowing. No noise, no listings, no pressure.
Received. A note from the desk is on its way. If it has not arrived within a few minutes, please check your spam folder and mark it as not spam, so we can reach you.
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.
