Relocating from Denver to Surfside or Bal Harbour: which fits?

Ocean House Surfside if the household wants the smallest door on the coast: 25 homes of two to five bedrooms, private elevators with their own lobbies, staff quarters and a six car garage, on the ocean between Bal Harbour and Miami Beach. Rivage Bal Harbour, From $14,100,000, if it wants the larger home, three to six bedrooms of ~3,300 to ~12,600 square feet on the last private shoreline in Bal Harbour. The Perigon, From $12,500,000, is the Mid-Beach neighbour with a resident only restaurant and ~73 homes. The Ritz-Carlton Residences South Beach is the only one of the four with a published delivery year, 2027. None of the others prints a date on our file, which for a household selling in Denver is the first fact, not the last.

Five axes, from the developers' published material only.

Rivage Bal Harbour. Price point: From $14,100,000. Delivery: no date in the material on our file. Unit mix: ~56 homes across 25 stories, 3 to 6 bedrooms, ~3,300 to ~12,600 square feet. Position: ~2.7 oceanfront acres with ~200 linear feet of private shoreline in Bal Harbour. Operator or brand: Related Group and Two Roads Development; Skidmore, Owings & Merrill; Rottet Studio interiors; oceanfront pools, a spa and hammam, a screening room, private marina services and house cars.

Ocean House Surfside. Price point: no published entry price; released on request. Delivery: no date in the material on our file. Unit mix: 25 residences of two to five bedrooms, delivered finished, balconies up to 12 feet deep, private elevators with dedicated lobbies. Position: 9309 to 9317 Collins Avenue, on the ocean between Bal Harbour and Miami Beach, views east, south and west. Operator or brand: MTP Oceanside LLC as developer of record, marketed with Multiplan; Arquitectonica, Bernardo Fort-Brescia; a rooftop pool and spa pool, staff quarters with a service kitchen, a private garage for six cars, 24 hour valet.

The Perigon. Price point: From $12,500,000. Delivery: no date in the material on our file. Unit mix: ~73 homes of 2 to 4 bedrooms, private elevator entry to each. Position: 5333 Collins Avenue, between the Atlantic and Biscayne Bay, ~200 linear feet of shoreline on both sides. Operator or brand: Starwood Capital Group and Mast Capital; OMA; Tara Bernerd & Partners; a resident only oceanfront restaurant and speakeasy, a spa, a salon, a beachfront pool with cabanas.

The Ritz-Carlton Residences, South Beach. Price point: no published entry price; released 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, beside the Lincoln Road corridor. Operator or brand: the Ritz-Carlton name under licence to Sobe Sky Development LLC with Flag Luxury Group; direct access to the Sagamore; a 24 hour doorman, a residents' beach club, restaurant and beach club programming by Jose Andres.

Read Dallas to Surfside or Bal Harbour, Los Angeles to Bal Harbour or Surfside and Montreal to Bal Harbour or Surfside for the same coast read for other households.

Only the Ritz-Carlton publishes a year, and a year is not a month. A household that lists a Denver house in spring and closes in summer needs somewhere to live in between, and three of the four buildings on this coast publish no date at all. The honest reading is that the move is two events: the sale in Colorado on a date the household controls, and a Florida closing on a date the developer controls, with the contract's outside date as the only figure worth relying on. The gap is a rental, a second home kept a season longer, or a finished building elsewhere. A buyer who wants the move in one step reads which new condo can you move into first before falling for a rendering. Read delivery timelines and how they slip, the delivery date at Rivage and the delivery date at Ocean House.

Three documents. The first is the association's budget, because a house has no neighbours voting on its roof and a condominium of 25 or ~56 homes divides every oceanfront cost among very few owners; Ocean House's 25 shares and Rivage's ~56 are the arithmetic behind the service each publishes. The second is the master insurance policy with its named storm deductible, which a Colorado policy with a hail deductible has prepared the household for only in shape. The third is the building's written hurricane procedure, which says who shutters, who stays and who checks the home after, and which matters most to an owner who still spends August in the mountains. The beach itself is the fourth thing: Florida's shoreline is public below the mean high water line, so "private shoreline" at Rivage describes the land the building owns above it, not the sand the public walks. Read Miami condo insurance, what happens to a new condo in a hurricane and who decides and what private beach access means in Florida.

Two questions for counsel, and one for the estate lawyer. Colorado taxes personal income and Florida does not, so the date the household stops being a Colorado resident is settled by where it actually lives, votes and keeps its doctors, not by the Florida deed. Florida's homestead exemption follows a primary residence the owner lives in on the first of January, so the delivery date decides the first year it applies, and the property tax base resets on the sale. The third question is how the deed is vested: a married couple taking title together is presumed in Florida to hold as tenants by the entirety, a revocable trust can take title if the developer's contract allows the assignment, and the succession documents written for a Colorado house do not automatically reach a Florida condominium. The buyer named on the contract is the buyer the developer closes with, so the vesting is decided before the reservation, not at the closing table. Read does buying a Miami condo make you a Florida resident, how a married couple goes from offer to recording, when a trust buys pre-construction and LLC, trust or personal name.

Ocean House suits the household that wants 25 neighbours, a private elevator lobby, staff quarters and a garage for the cars it brings east, with the Bal Harbour Shops half a mile away. You give up a published price, a published date and the larger amenity floor a bigger building funds. Read the Ocean House buyer's guide and where Ocean House is.

Rivage suits the household that wants the biggest home of the four, up to six bedrooms, with house cars, a hammam and marina services on the last oceanfront parcel in Bal Harbour. You give up a date and you carry the entry price, From $14,100,000. Read the Rivage dossier, Rivage: what to know before you buy and the Bal Harbour and Surfside zone page.

The Perigon suits the household that wants Mid-Beach, OMA's building and a restaurant only residents can book. You give up the small building; ~73 homes share the shoreline. Read the Perigon dossier and the Mid-Beach zone page.

The Ritz-Carlton Residences South Beach suits the household that wants a date, a hotel beside it and 30 neighbours. You give up quiet: South Beach is the loudest address of the four. Read the Ritz-Carlton South Beach guide.

Bal Harbour, Surfside or Miami Beach reads the three towns against each other. The desk reads the outside date, the budget and the vesting question with the buyer before the reservation.