For the buyer deciding between a home that arrives with the sofa in it and a home that arrives with the floors in and nothing else, and wanting to know what each one does to the contract, the loan and the day after closing.
This page explains. Whether the building suits you is a separate conversation. Contact the desk at Miami Dossier for the current position on any building we cover.
Three buildings on our file sell the home with the furniture: ORA by Casa Tua in Brickell, every home fully furnished and move in ready from studio to four bedrooms, From $952,900; Cassia in Coral Gables, 174 turnkey residences furnished by RH, price on request; and the ~24 resort residences at Ocean Terrace in North Beach, furnished by RAMSA, beside ~52 boutique residences the developer does not describe as furnished, From $3,250,000. Ocean House Surfside is the other model: 25 homes delivered finished with curated flooring, Poliform cabinetry and Gaggenau appliances, and no furniture, price on request. A furnished home is a decision already made and a cost already paid; an unfurnished one is a year of decisions and a second budget. The contract treats them differently, and so does a lender.
The same five questions, from the developers' published material only.
ORA by Casa Tua. Price point: From $952,900. Delivery: pre-construction, selling. Unit mix: studio to four bedrooms, fully furnished and move in ready, floors 12 to 42 below the Bosco sky park and 45 to 74 above, Sky Suites on 74, the Penthouse Collection on 75. Position: 1210 Brickell Avenue. Operator or brand: Casa Tua under licence as hospitality operator; 1210 Brickell Owner LLC; Arquitectonica, m2atelier interiors.
Cassia. Price point: no published entry price; released on request. Delivery: approximately 69 percent sold, estimated completion first quarter 2027. Unit mix: 174 turnkey residences, one to three bedrooms, 662 to 1,439 square feet, fully finished and furnished by RH. Position: Merrick Park District, Coral Gables, across from The Shops at Merrick Park. Operator or brand: RH furnishing, optional professional management; ATLA Coral Gables, LLC; Behar Font and Partners.
Ocean Terrace. Price point: From $3,250,000. Delivery: no date in the material on our file. Unit mix: ~52 boutique residences in a 20 story tower, not described as furnished in the published material; ~24 resort residences furnished by RAMSA in the second tower; two duplex penthouses per tower. Position: 7400 Ocean Terrace, North Beach, ~350 feet of ocean frontage. Operator or brand: a 42 key hotel and a private members' club on the site; Witkoff and Ocean Terrace Holdings; RAMSA interiors.
Ocean House Surfside. Price point: no published entry price; held by the desk. Delivery: not stated in the material on our file. Unit mix: 25 residences of two to five bedrooms, delivered finished with curated flooring, Poliform cabinetry, Gaggenau appliances, Fantini fixtures and natural stone. Position: 9309 to 9317 Collins Avenue, on the ocean. Operator or brand: none; MTP Oceanside LLC; Arquitectonica.
It adds a schedule. A furnished home is sold with an inventory, and the purchase agreement either includes the furniture in the price or lists it separately as personal property with its own bill of sale at closing. A buyer asks which, because the answer decides whether the furniture is covered by the developer's warranty on the home or by the manufacturer's on the piece, whether it is insured under the owner's policy from day one, and what the buyer may refuse or exchange before closing. At ORA the developer's furnished delivery is the product; at Cassia the RH furnishing is published as part of the turnkey residence; in both the inventory is a closing document the buyer reads line by line and signs. Read from offer to recording on a furnished Miami condo, finishes and customisation at ORA and at Cassia.
A lender lends on real property. Where the contract allocates part of the price to furniture, the lender may lend only on the rest, and the appraisal values the home without the sofa; where the furniture is inside one price, the appraiser is asked to treat it as fixtures and may not. A buyer financing a furnished home asks the lender in writing, before the deposit goes hard, how it treats the inventory, and asks the developer whether the price can be split. A cash buyer skips the question and keeps the inventory for the day of resale, when the next buyer's lender asks it. Read cash or mortgage for Miami pre-construction and financing at ORA. The question is counsel's and the lender's; the desk's part is to put it on the table before the contract.
A second budget and a calendar. Ocean House publishes the finishes it delivers, the flooring, the cabinetry, the appliances and the stone, which is more than many towers include, and then stops; the buyer brings the rest, and a home of two to five bedrooms on the ocean is not furnished in a week. Moving furniture into a new building runs through the association's rules on elevators, hours, deposits and vendor insurance, which the declaration and the house rules set and the buyer reads before the first delivery is booked. Read moving in and renovations at Ocean House and the first year of owning a Miami condo. The trade-off runs both ways: the furnished buyer pays for a designer's taste and keeps it; the unfurnished buyer pays for their own, twice if the first try is wrong.
ORA suits the buyer who wants to land and use the home the week it closes, or rent it under the declaration's rule, at the lowest published entry on our Brickell file. You give up making it your own and accept a licence the fact sheet says may be terminated. Read is ORA worth it.
Cassia suits the buyer who wants the Gables, RH's rooms and a first quarter 2027 date. You accept a home of 662 to 1,439 square feet and the same furniture as 173 neighbours. Read is Cassia worth it.
Ocean Terrace suits the buyer who wants the choice inside one address: a furnished resort residence or a boutique one the developer does not describe as furnished. You buy without a published date. Read the Ocean Terrace dossier.
Ocean House suits the buyer who wants the finishes chosen and the furniture their own, in a 25 home building on the sand. You give up a published price and spend the first year furnishing. Read is Ocean House worth it.
Tower or boutique building: which new Miami condo suits you and pre-construction or nearly finished: which Miami condo run the neighbouring decisions; the Brickell zone page and the Coral Gables zone page map two of the addresses. The desk reads the inventory, the price allocation and the lender's answer with the buyer before anyone signs.
Contact the desk at Miami Dossier for the current plans, pricing and availability as the developer releases them, discussed one to one.
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. Where a question is legal, tax or structuring, we introduce you to advisers who handle that properly rather than answering it ourselves.
Miami Dossier is the private buyer advisory of Metrik Real Estate, built to represent buyers in Miami pre-construction. Principal: Samuel Strauch.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
