Florida rewards the owner who stays. At Rivage Bal Harbour the homestead decision is worth making before closing, not after.
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 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.
Rivage Bal Harbour: ~56 homes across 25 stories.. A new building assesses at market in its first year; the cap starts the year after homestead is granted.
The Rivage Bal Harbour dossier holds the developer’s published record. 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 Rivage Bal Harbour as carried on the live dossier, verified 2026-09-19. 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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