For the buyer who likes the idea of room service and a spa downstairs, and wants to know what a hotel on the site actually changes in the deed, the budget and the lobby.
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 of the oceanfront buildings on our file share their site with a hotel. The Shoreclub Private Collection has Auberge Resorts Collection as hospitality partner on three acres at 1901 Collins, From $4,850,000. Ocean Terrace in North Beach pairs its residences with a 42-key hotel in a restored Art Deco building and a private members' club, From $3,250,000. The Ritz-Carlton Residences, South Beach sits beside the Sagamore with direct access. The Perigon in Mid-Beach has no hotel and a resident-only restaurant instead, From $12,500,000. A hotel helps with service and hurts with privacy; the shared facilities papers decide how much of each.
The same five questions, put to each building from the developers' published material:
The Shoreclub Private Collection. Price point: From $4,850,000. Delivery: no date on file. Unit mix: about 49 homes in three forms, the Tower, the House and the Beach House, in an 18-story building behind the landmarked Cromwell House facade. Position: 1901 Collins Avenue, about three oceanfront acres. Operator: Witkoff, with Auberge Resorts Collection as hospitality partner and Robert A.M. Stern Architects designing. Hotel: yes, with hotel interiors by Bryan O'Sullivan Studio.
Ocean Terrace. Price point: From $3,250,000. Delivery: no date on file. Unit mix: about 52 boutique residences in a 20-story tower and about 24 furnished resort residences in the other, with two duplex penthouses in each. Position: 7400 Ocean Terrace, North Beach, about 350 feet of ocean frontage on about five acres of parkland. Operator: Witkoff and Ocean Terrace Holdings. Hotel: a 42-key boutique hotel in a restored Art Deco building, a private members' club with spa, and about 15,000 square feet of street-level retail.
The Ritz-Carlton Residences, South Beach. Price point: on request. Delivery: planned 2027. Unit mix: 30 residences over 15 storeys, one to five bedrooms, two duplex penthouses with rooftop pools. Position: 1671 Collins Avenue, oceanfront in South Beach, adjacent to the Lincoln Road corridor. Operator: the Ritz-Carlton name under licence to Sobe Sky Development LLC. Hotel: direct access to the Sagamore, the all-suite addition to The Ritz-Carlton, South Beach, with restaurant and beach club programming by Jose Andres.
The Perigon. Price point: From $12,500,000. Delivery: no date on file. Unit mix: about 73 homes of two to four bedrooms with private elevator entry. Position: 5333 Collins Avenue, Mid-Beach, shoreline on both sides. Operator: Starwood Capital Group and Mast Capital. Hotel: none; a resident-only oceanfront restaurant and speakeasy.
Four things the developers publish, and one they rarely do.
Service that runs all year. A hotel staffs its spa, restaurant and front desk for guests every day, so an owner who arrives in August finds the building awake. The Shoreclub publishes an Auberge spa and Beauty Atelier; Ocean Terrace publishes a sunrise restaurant, a pool bar and a members' club with spa; The Ritz-Carlton Residences publish à la carte in-residence dining, a personal chef, trainer, spa, childcare and pet care.
Rooms for the overflow. Guests who do not fit in the home stay downstairs. At The Ritz-Carlton Residences, the developer publishes owner benefits at more than 700 Marriott International luxury hotels, subject to availability.
A brand that stays visible. The hotel keeps the name on the building in a way a licence alone does not. Read what the Shoreclub brand does.
A reason the restaurant survives. A restaurant in a building of 49 homes needs guests to stay open; the hotel supplies them.
The thing rarely published is who owns which amenity. Read on.
Privacy. Hotel guests, their visitors and the hotel's staff use the site. Ask which entrances, elevators, pools and beach areas are residents-only and which are shared. The Shoreclub publishes a residential pool in a botanical garden and a private residential gym beside the hotel's facilities; Ocean Terrace publishes a fifth-floor terrace with a lap pool and a therapy pool. Ask whether those are the residents' alone. Read which oceanfront condos in Bal Harbour, Surfside and Mid-Beach are most private for the privacy test.
Budget. When a hotel and an association share a site, a shared facilities agreement says who owns the pool, the spa and the lobby, who pays to run them and in what proportion, and what the association pays the hotel's operator for the service it receives. The owner cannot change that agreement by voting. Ask for it before the 15-day cancellation right runs, and read the association's first-year budget beside it. Read inside the Shoreclub's ownership model and inside Ocean Terrace's ownership model.
Renting. A hotel on site is where a rental program sometimes exists; the developers' published material on our file does not state one at any of the three. Ask directly, and read Miami short-term rental rules for the city layer.
The deed is the same; the file is larger. The purchase agreement, the declaration, the brand licence, the shared facilities agreement, the hotel's service agreement and the rules on guest use all belong in the file. Read how a Miami hotel residence goes from offer to recording for the sequence, and what the branded residence premium buys for what the fee pays.
The Shoreclub suits the buyer who wants Auberge service, three acres and a landmarked facade at the lowest entry in this group with a published price. You share the address with hotel guests. See the Shoreclub dossier and the Shoreclub or The Ritz-Carlton Residences South Beach.
Ocean Terrace suits the buyer who wants the quiet end of the island, a park at the door and a hotel small enough to know. You share the site with retail and a members' club. See the Ocean Terrace dossier.
The Ritz-Carlton Residences, South Beach suits the buyer who wants 30 homes with a hotel of that name next door and a beach club of their own. You give up a published price. Read The Ritz-Carlton Residences South Beach: what to know before you buy.
The Perigon suits the buyer who wants no hotel at all and a restaurant that serves residents only. You pay the highest entry here. See The Perigon dossier.
The Mid-Beach zone page, the South Beach zone page and the North Beach zone page place the four, and the best oceanfront new construction in Miami Beach ranks them more broadly; for the elevator question, read which new Miami condos have private elevators. The desk asks each developer for the shared facilities agreement, in writing, before you visit.
Contact the desk at Miami Dossier for the current plans, pricing and availability as the developer releases them, discussed one to one.
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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. 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.
