For the Dallas household moving its main home to the coast, used to a big house and a driveway, deciding between an island with no bridge and a tower with a hotel in it.
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.
The Dallas buyer is unusual in Miami because the move changes nothing about state income tax; Texas has none either. What changes is the house. Six Fisher Island is the closest thing to a Dallas house on the water: about 50 homes of three to eight bedrooms, from about 3,900 to over 15,000 square feet, on an island reached by ferry, private boat or the house car and tender, pricing released on request. Waldorf Astoria Residences Miami is the city answer with the larger homes, one to four bedrooms under the Hilton-managed Waldorf Astoria name, From $3,300,000. Delano Residences is the smaller city apartment, studios to three bedrooms, From $760,000. The island asks the household to live by a ferry timetable. The towers ask it to live by an elevator.
The same five questions, from the developers' published material:
Six Fisher Island. Price point: released on request. Delivery: no date in the material on our file. Unit mix: about 50 waterfront homes, three to eight bedrooms, from about 3,900 to over 15,000 square feet, the last to be built on the island. Position: about 650 feet of shoreline set in about 6.5 acres of gardens, with views to Miami Beach, Biscayne Bay, the Atlantic and the skyline. Operator or brand: no hotel brand; Related Group with BH Group and Globe Invest develop, Kobi Karp designs, Tara Bernerd and Partners does the interiors, with a residential butler and an on-site general manager.
Waldorf Astoria Residences Miami. Price point: From $3,300,000. Delivery: no date on file. Unit mix: about 360 branded residences in a 100 story tower, from furnished junior suites to one to four bedroom homes, with hotel guestrooms in the building. Position: Downtown Miami, unobstructed views of downtown, Miami Beach and the Atlantic. Operator or brand: Hilton Worldwide under the Waldorf Astoria licence, for Property Markets Group and partners.
Delano Residences and Hotel Miami. Price point: From $760,000. Delivery: no date on file. Unit mix: about 421 fully finished residences in a tower of about 90 stories; the released collection runs studios to three bedrooms on floors 20 to 47. Position: Fourth and Biscayne, with views of the bay, Miami Beach and the Atlantic. Operator or brand: Delano under licence, with Ennismore and Accor as project team, for Property Markets Group.
The island question in Miami is our standing read on living without a bridge; this page takes it from Dallas.
In Dallas the car is the house's front door. On Fisher Island it is not. The developer publishes no bridge to the island: arrival by ferry, private boat, house car and tender, or the private marina. Ask how often the ferry runs at the hours the household keeps, how a guest or a contractor gets a ferry pass, and where the household's cars live on the mainland side. Read where Six Fisher Island is and how you reach it.
Downtown is the reverse. The car arrives at a porte-cochère and goes to valet; the household then lives in an elevator. The developers' material on our file does not count the cars per tower for either supertall; ask for the count, the residents' cars and the service car. Read elevators at Waldorf Astoria and deliveries and arrivals at Delano.
Dallas knows weather; it does not know a named storm with an evacuation zone. Three questions, by building, as mechanics for the developer and the association rather than reassurance: which evacuation zone the address sits in and what an order means for a resident; how the island's ferry and the tower's elevators behave in a storm and after it; and what the building's generator carries, for how long, and whether it reaches the homes or only the common areas.
Our file publishes the glass for none of the three, so ask for the specification and the Miami-Dade notice of acceptance for the windows. Read Six Fisher Island: flood zone and evacuation, Waldorf Astoria: flood zone and evacuation and climate, insurance and the Miami buyer for the insurance layer, which on the water is set by the windstorm deductible.
Six Fisher Island publishes lifetime Fisher Island Club membership on closing, subject to Club approval; the developer pays the initiation fee only, annual dues and charges are the owner's cost, and the Club sets eligibility. For a household arriving from Dallas that is the social fabric of the island, and a condition of the purchase. Ask what approval requires, what the dues are, and what happens to the membership if the home is sold or held by an entity. Read club membership at Six Fisher Island.
The towers have no club test. Delano publishes a Members' Club and Accor owner benefits subject to an annual fee; Waldorf Astoria publishes an owners lounge and a private residential pool deck. A newcomer joins by closing.
Less than most relocation pages say. Texas and Florida both carry no state income tax, so the move is about domicile proof, not a tax change: the homestead exemption on a primary home, the Save Our Homes cap that follows it, the driver's licence and the voter roll, and the documents a Texas county or a former employer may ask for. Read does buying a Miami condo make you a Florida resident and the homestead question at Six Fisher Island, and take the timing to counsel; a second home that becomes the main home has its own sequence. One detail from the data file: Six Fisher Island is registered in New York, Massachusetts and California in addition to Florida, which matters to buyers from those states and not to a Texan.
Six Fisher Island suits the Dallas household that wants a house-sized home with a garden, a private marina and a club, and will plan its days around a ferry. You give up the spontaneous city and accept Club approval as a condition. Read the Six Fisher Island dossier and what to verify before buying at Six Fisher Island.
Waldorf Astoria suits the household that wants a large city apartment run by a hotel operator, with the bay and the ocean in the window. You give up a garden and a front door at street level. Read the Waldorf Astoria dossier.
Delano suits the household taking a smaller first position in the city while it learns Miami, with the brand's benefits on site. You give up the larger plans until later releases. Read the Delano dossier.
For the island as a part-time home, read living part-time on Fisher Island or in South Beach; for the papers after closing, the ownership file for a Fisher Island condo. The Fisher Island zone page and the Downtown Miami zone page map each place. The desk walks a Dallas household through the ferry schedule, the club papers and the storm plan before the first visit.
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.
Metrik Real Estate is a Miami real estate company built around one idea: the buyer gets their own team. Miami Dossier is its private buyer advisory for new construction.
A person replies within 24 hours, usually much sooner. On weekends, back on Monday morning.
