For the Colorado household selling the house in Cherry Creek or the place in the mountains and moving to West Palm Beach for good, with the dog, the boat they have never owned and a winter they intend to skip.
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.
Alba Palm Beach, if the move has a date. It was completed in June 2026, offers immediate occupancy, and the developer publishes a private dock with boat slips for owners and no fixed bridges between the dock and the Atlantic. South Flagler House, topped out in November 2025 with delivery published for March 2027, is the building for the household that can rent for a year and wants Robert A.M. Stern's limestone on the Intracoastal. Olara publishes phased delivery from late 2026 through 2028, 275 homes and the fullest service program of the four. Banyan Tree Residences publishes no date and sits downtown rather than on the water. None of the four publishes an entry price.
Five axes, from the developers' published material only.
Alba Palm Beach. Price point: no published entry price; released on request. Delivery: completed June 2026, immediate occupancy, very limited final developer inventory. Unit mix: 55 residences of two to four bedrooms plus two and three storey townhomes, 1,778 to more than 4,500 square feet, private elevators and vestibules. Position: 4714 North Flagler Drive, on the west bank of the Intracoastal, direct east views of Palm Beach island. Operator or brand: BGI Companies with Blue Road; no brand; a private dock with boat slip access for owners, a pet spa, an EV-ready covered garage.
South Flagler House. Price point: no published entry price. Delivery: topped out November 2025, delivery March 2027, reported on track. Unit mix: two 28 storey towers on 3.4 acres; the Park Residences on floors 1 to 3 run about 1,800 to 3,000 square feet; approximately 80 percent sold. Position: 1355 South Flagler Drive, facing the Norton Sculpture Garden, with Lake Worth Lagoon views from the pool. Operator or brand: Related Ross; Robert A.M. Stern Architects; a full spa, a children's playroom and teen lounge, private offices.
Olara. Price point: no published entry price. Delivery: construction at floor 15 in August 2026, phased delivery late 2026 through 2028. Unit mix: 275 residences of two to four bedrooms plus den across 26 storeys, two assigned parking spaces per home. Position: 1919 North Flagler Drive, overlooking the Intracoastal, Currie Park and the NORA district walkable per the developer. Operator or brand: Savanna; a 24 hour doorman, a resident manager, a private marina with resident slips, a 24/7 medical concierge by Sollis Health, dining by Jose Andres Group.
Banyan Tree Residences. Price point: no published entry price. Delivery: pre-construction, completion date not published. Unit mix: 88 residences plus a penthouse collection, one to four bedroom corner homes with wraparound terraces, direct elevator entry in most. Position: 400 Hibiscus Street, downtown West Palm Beach, moments from the Intracoastal, not on it. Operator or brand: Banyan Tree, with a dedicated 24 hour host team and Sanctuary Club privileges across more than 100 Banyan Group properties.
Read relocating from Denver to Downtown Miami and relocating from Chicago to West Palm Beach, the same calendar for another tax state.
Four documents, none of which exists on a house in Denver. The association's master policy, which insures the building and carries a named storm deductible set as a percentage of the insured value, so a hurricane reaches every owner through an assessment rather than through their own insurer. The owner's own policy, which covers the interior and the owner's share of a loss assessment. The flood zone and the elevation certificate, which decide whether a flood policy is required and what it costs; Alba, Olara and South Flagler House all sit on the Intracoastal, and the zone is read per building, not per city. And the hurricane procedure, which says who may order the amenities closed, the elevators parked and the owners out. The West Palm Beach owner reads these four before the rescission period runs. Read Miami condo insurance, what a named storm deductible is and who pays it, what happens to a new condo in a hurricane and who decides and flood zone and evacuation at Alba.
The boat changes the order of the shortlist. Alba publishes a private dock with boat slip access for owners and states that there are no fixed bridges between the dock and the Atlantic, the sentence a new boat owner learns to ask about first. Olara publishes a private marina with resident slips, a captained fishing boat and a cruising yacht run by the building, which suits the owner who wants the water without the ownership. South Flagler House and Banyan Tree publish no dock. What none of the sheets says is whether the slip is deeded, a limited common element assigned to the home, or a licence from the association, and that is the question for the declaration and counsel, not the brochure. Read do you own the boat slip at a new Miami condo, West Palm Beach and Fisher Island condos with a marina and boats, docks and marinas at Alba.
The doorman is the other new line. A house in Denver runs on its owner. Olara runs on staff: 275 homes, a 24 hour doorman, a resident manager, a medical concierge, a captained boat and an 80,000 square foot amenity deck, the convenience and the cost of scale in one sentence. Alba runs on 55 owners, private elevators and a dock. South Flagler House sits between them with two towers, a full spa and private offices. Banyan Tree runs on a brand's 24 hour host team; its sheet names no hotel on the site. Read which West Palm Beach condo has the best service and concierge and services at Olara.
Colorado taxes income; Florida does not, and that is the whole of the headline. The rest is mechanics for counsel. Florida domicile is a set of facts, not a purchase. The homestead exemption follows a primary residence the owner occupies on the first of January and is claimed on the county's calendar, so Alba is the only building of the four a buyer can occupy this year, South Flagler House publishes March 2027, Olara phases from late 2026, and Banyan Tree publishes nothing. The property tax base resets at purchase on every building, and the homestead cap starts counting from the first year it applies. Selling the Denver house has its own calendar: the federal exclusion on a primary residence and Colorado's part-year return are questions for the accountant before the contract, not after. Read does buying a Miami condo make you a Florida resident, why property tax resets when you buy a Miami condo, which West Palm Beach condo suits a couple making Florida their domicile and homestead at South Flagler House.
Alba suits the household with a moving date and a boat on the list: keys now, a dock, 55 neighbours. You give up choice, since only the developer's final inventory remains, and a published price. Read the Alba buyer's guide.
South Flagler House suits the household that will rent for a year for Stern's architecture and a full spa on the lagoon. You give up occupancy until March 2027 and most of the inventory, which is 80 percent sold. Read the South Flagler House buyer's guide.
Olara suits the household that wants the marina, the medical concierge and the restaurant downstairs, and can live with phased delivery. You give up a boutique headcount. Read the Olara buyer's guide.
Banyan Tree suits the household that wants downtown on foot and a brand's service culture. You give up the water at the door and a date. Read the Banyan Tree buyer's guide and from offer to recording on a West Palm Beach pre-construction condo.
The desk reads the price sheets, the delivery clauses and the dock language with the buyer before the reservation.
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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The Miami Dossier team works for the buyer, not the developer. Every agent on Samuel Strauch’s team represents buyers in Miami pre-construction.
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