The practical questions on The Perigon that the brochure does not answer: which line, which tier, which palette, what the deposit schedule looks like, what the carrying cost will be in a building of ~73 homes, and what to read with your attorney. From the desk at Miami Dossier.
Written by the desk at Miami Dossier for buyers who are past the brochure and into the decision. The desk works in English, Spanish and Portuguese and does not represent the developer. All notes from the desk.
The reasons to like The Perigon are covered in a companion note. This one is about the decisions, in the order a buyer meets them. The desk at Miami Dossier has walked buyers through every one of these on this building, and the answers change from person to person, which is why the note asks questions more than it gives instructions.
The residences run from two to four bedrooms and every plan is flow-through with water on both faces, so the line decision is about scale and about which terrace faces where. The diamond geometry means terraces differ in shape from line to line more than in most towers. Ask the desk at Miami Dossier for the plans of the specific lines, and look at the terraces as carefully as the interiors.
Because the tower steps toward the water in tiers, height and position interact differently than in a straight slab. A lower home on a forward tier may hold a view that a higher home behind it does not. This is a building where the section drawing matters as much as the floor plan, and the desk at Miami Dossier reads both with buyers.
Two schemes by Tara Bernerd, lighter French white oak or darker Canaletto walnut, and the choice is made at contract. It sets the character of the home and it is not easily changed after. Decide it with the plans in hand and, if possible, with the samples.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
The Perigon, like every Miami preconstruction building, has a staged deposit schedule set by the developer. The desk at Miami Dossier holds the current one and sends it on request. Read it alongside our general note on what a normal deposit schedule looks like, and read the escrow clause with your attorney.
A resident-only restaurant, a speakeasy, a spa with a salon, an oceanfront training room and a beachfront pool, all shared by approximately 73 households, means a substantial common budget over a small number of owners. Monthly assessments will be meaningful and they scale with the size of the home. The desk at Miami Dossier holds the current estimates and shares them on request rather than publishing numbers that change.
A building of this kind in Miami Beach tends to restrict short-term rentals, and a resident-only amenity programme usually comes with an owner-occupancy expectation. Confirm the condominium documents' position on leasing, minimum terms and frequency before you commit, especially if part-year rental is in the plan.
Mast Capital has delivered in Miami and Starwood Capital Group is one of the largest private real estate investors in the world. The desk at Miami Dossier holds the delivery history: what was announced, when it was estimated, when it delivered. Read the estimated completion date, the extension rights and any outside date with your attorney, and read our note on what happens if a developer delivers late.
Whether to hold a residence in your own name or through an entity turns on privacy, liability and, for a foreign buyer, U.S. estate tax exposure. It is decided at contract and it is expensive to unwind. It belongs with your attorney and CPA, and the desk at Miami Dossier can introduce both.
The purchase agreement in full: the deposit and escrow clause, the estimated completion date and extension rights, any outside date, the assignment clause. The condominium documents on leasing, assessments and the funding of the restaurant and spa. The desk at Miami Dossier is not a law firm and does not give legal advice; we make sure you have the documents and a good lawyer to read them.
Sometimes the answer is another building. A buyer who wants a branded service platform attached, or a larger amenity community, or who is sensitive to carrying cost in a low-count building, may be better served elsewhere, and the desk at Miami Dossier will say so. The Perigon suits the owner who intends to live there, on the quietest stretch of sand on the island, in an OMA building with water on both sides. If that is you, the next step is a conversation, not a contract.
Your situation is specific. Tell the desk in one message and we will say what applies to you, what does not, and who to speak with.
Most of the people who ask the desk at Miami Dossier about The Perigon Miami Beach are not only choosing a building. They are moving to Miami from New York, California, London, Bogotá, Mexico City or São Paulo, or adding a Miami position to a portfolio held elsewhere, and the building question sits inside a larger one: how to buy new construction in Miami, how to hold it, and what changes when you do.
The desk keeps short notes on the parts that come up every week: how buying preconstruction in Miami actually works, what a normal deposit schedule looks like, whether you need to be in Miami to buy, whether a foreign buyer can get a mortgage, what taxes a foreign buyer pays on a Miami condo, and the Florida state income tax question for anyone relocating from a high-tax state. For buyers arriving from a specific market there are notes for Bogotá, Mexico City and London, and a broader one on why so many wealthy families are moving to Miami.
Read the ones that apply, then bring the rest to the desk at Miami Dossier. It usually takes one conversation to see how The Perigon Miami Beach fits the move, or whether another building fits it better.
This note is general information for people considering Miami, written by a real estate desk, not by a law or accounting firm. Nothing here is legal, tax, immigration or investment advice, and it is not a substitute for advice on your own circumstances. Rules change, treaties differ by country, and the right answer for one family is the wrong answer for another.
Speak with your own attorney and CPA before you commit to anything. If you do not have one who works with international buyers in Florida, the desk is glad to recommend an attorney, a CPA or an adviser suited to your situation, and to sit in the first conversation so that nothing is lost in translation.
Structure, financing, currency, timing, the right building and the right line: the desk works through these questions with international buyers every week, and the answer is nearly always that it can be done, in order, without surprises. If Miami is on your mind, as a home or as an allocation, we would be glad to share what we are seeing, privately, and to start with the question this note did not answer.