Florida rewards the owner who stays. At The Ritz-Carlton Residences, South Beach the homestead decision is worth making before closing, not after.
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A homesteaded owner takes an exemption from assessed value and, from the second year, a cap of three percent a year on assessment growth regardless of the market. Both require the home to be the owner’s permanent residence on 1 January and an application by 1 March. A second home gets neither.
The Ritz-Carlton Residences, South Beach: 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.. A new building assesses at market in its first year; the cap starts the year after homestead is granted.
Read it against the Kempinski Residences Miami Design District dossier for the nearest comparison.
A seller who had a Florida homestead can carry up to a set amount of the protected difference to the next Florida home. A buyer arriving from another state carries nothing and pays on full market value until the cap builds.
Homestead is for a natural person who lives there; certain trusts qualify, an LLC does not. How you take title decides whether you can homestead at all, and that is a structuring question the desk sends to counsel.
Close. Occupy by 1 January. File by 1 March. Miss the sequence and the exemption waits a year.
The seller’s tax bill is the most misleading number in a listing. Budget your own.
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.
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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.
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