For the Houston household that already lives without a state income tax and is moving to Downtown Miami for the water, the city and a different kind of summer, not for the tax code.
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.
Waldorf Astoria Residences Miami, From $3,300,000, if the household wants a full-sized home in a tower run by a hotel: 100 stories, ~360 branded residences of 1 to 4 bedrooms, and Hilton managing the building. Delano Residences, From $760,000, is the lower entry in the same shape, ~421 finished residences above a Delano hotel with the released collection running from studios to 3 bedrooms. Faena Residences Miami, on the Miami River with completion published for approximately 2028 and 2029, is the pre-construction bet for the household that can wait. A Texan does not move to Florida for the income tax, because Texas has none either, so the decision is about the building, the water and the homestead, and none of the three publishes a delivery date except Faena.
Five axes, from the developers' published material only.
Waldorf Astoria Residences Miami. Price point: From $3,300,000. Delivery: no date in the material on our file. Unit mix: ~360 branded residences across 100 stories, furnished junior suites and 1 to 4 bedroom private residences, with hotel guestrooms in the tower. Position: Downtown Miami, with unobstructed views of downtown, Miami Beach and the Atlantic. Operator or brand: Hilton Worldwide under licence of the Waldorf Astoria name; a private residential pool deck, an owners lounge, a kids club, a signature spa.
Delano Residences & Hotel Miami. Price point: From $760,000. Delivery: no date in the material on our file. Unit mix: ~421 fully finished residences across ~90 stories with the hotel below; the Delano Collection on floors 20 to 47 carries studio, studio and den, 1 and 2 bedroom lines, with larger homes expected in later releases. Position: Fourth and Biscayne, Downtown Miami, views of the bay, Miami Beach and the Atlantic. Operator or brand: Delano under licence with Ennismore and Accor; two resort pools, a Members' Club, Beach Club access at Delano Miami Beach, the Accor benefits program subject to an annual fee.
Faena Residences Miami. Price point: no published entry price; released on request. Delivery: pre-construction, completion approximately 2028 and 2029 per the project index. Unit mix: one to four bedroom residences plus River Lofts, interiors from 711 square feet for a one bedroom per the June 2026 availability sheet; total count not in the filed materials. Position: the Faena District on the Miami River, sales gallery at 90 SW 3rd Street. Operator or brand: Faena, with KAR Properties and Fortune International Group as developers.
The nearest pages of this lane read Downtown for other feeder cities: relocating from Denver to Downtown Miami and relocating from Los Angeles to Downtown Miami, which carries the state income tax argument this page does not need.
A Gulf Coast owner knows hurricanes, flood maps, impact glass and the evacuation order. What is new is who decides. In a Texas house the owner decides when to shutter and when to leave. In a Florida condominium the association holds emergency powers under the statute: it may close the amenities, park the elevators and tell owners to leave, and in a tower run by a hotel the operator is evacuating guests at the same time. The insurance is also split in two layers rather than one. The master policy insures the building and carries a named storm deductible as a percentage of the insured value; the owner's policy covers the interior and the owner's share of a loss assessment. The flood zone is read per building. Waldorf Astoria publishes water on three sides, Delano a pool on the bay deck, and Faena a site on the river. Read what happens to a new condo in a hurricane and who decides, what a named storm deductible is and who pays it, flood zone and evacuation at Waldorf Astoria and flood zone and evacuation at Delano.
Texas and Florida both have no state income tax, so the move changes nothing on that line, and the Texan reads the Florida pages written for New Yorkers and Californians with that paragraph crossed out. What replaces it is the homestead. Texas has its own homestead exemption and a cap on assessed value; Florida's version follows a primary residence the owner occupies on the first of January, is claimed on the county's calendar, and starts its cap the first year it applies. The property tax base resets at purchase on every Florida condominium, so the seller's or the developer's number is not the buyer's. Selling the Houston house is the other calendar: the federal exclusion on a primary residence, and the fact that the Texas homestead ends when the home is no longer the household's principal residence, are questions for the accountant before the Miami contract. Read why property tax resets when you buy a Miami condo, does buying a Miami condo make you a Florida resident and primary residence, second home or investment.
The weekday and the paperwork. Waldorf Astoria and Delano each put a hotel in the tower, which means a desk that never closes, restaurants the hotel fills, and a lobby that belongs to the operator. Waldorf Astoria answers the privacy question with a private residential pool deck and an owners lounge; Delano with a Members' Club and a sky pool. The paperwork is the second half: a branded tower carries a licence agreement and an operator's agreement beside the declaration, and the owner reads what the fee buys, what the brand's standards require inside the home, and what happens if the licence ends. Faena has no hotel on the river site in the filed materials, and the brand's role there is read from the offering documents the desk holds. Read who manages a new Miami condo and what the management agreement says, resort residence or condominium residence: which are you buying, hotel guests and resident spaces at Waldorf Astoria and hotel guests and resident spaces at Delano.
Waldorf Astoria suits the household that wants a full home of 1 to 4 bedrooms and a hotel's hours under it, From $3,300,000. You give up a delivery date on paper and a lobby of your own. Read the Waldorf Astoria dossier and the Waldorf Astoria buyer's guide.
Delano suits the household that wants the lowest published entry in Downtown, From $760,000, a finished home and a beach club across the bay. You give up size in the released collection, which runs from studios to 3 bedrooms, and a date. Read the Delano dossier.
Faena suits the household that can rent for the years until 2028 or 2029 and wants the river and the Faena name early. You give up a price on paper, a count and a finished product to walk through. Read the Faena buyer's guide, the Downtown Miami zone page and which Downtown Miami condo suits an executive buying a primary residence.
The desk reads the three sets of documents with the buyer, the licence terms beside the declaration, before the reservation, and says where it would not proceed.
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.
Miami Dossier is the private buyer advisory of Metrik Real Estate, built to represent buyers in Miami pre-construction. Principal: Samuel Strauch.
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