For the Vancouver household moving its winter, or its whole year, to Palm Beach County, with a business still on Pacific time and a Canadian tax file that does not close when the plane lands.
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 Vancouver move splits on one question before any building: full time in Florida, or a season here and the rest in British Columbia. For the season, Caretta in Juno Beach is built for it, 95 full service homes with 24/7 concierge, housekeeping and lock-and-leave services published, 25 minutes to Palm Beach and the airport, with no delivery date in the filed materials. For the whole year, the West Palm Beach three apply: Olara, 275 homes on the Intracoastal delivering in phases from late 2026; South Flagler House, Robert A.M. Stern's two towers delivering March 2027; and Alba Palm Beach, finished in June 2026 with only final developer inventory left. None of the four publishes an entry price. The Canadian questions, the money's path, the days in each country and the name on the deed, are the same whichever building, and they go to cross-border counsel before the reservation.
Five axes, from the developers' published material only.
Caretta. Price point: released on request. Delivery: not published in the intake materials. Unit mix: 95 residences; the bedroom mix and sizes are not published. Position: US Highway 1 and Donald Ross, Juno Beach; 10 minutes to Jupiter Inlet, 15 to Palm Beach Gardens, 25 to Palm Beach and Palm Beach International Airport; more than 15 restaurants within two blocks. Operator or brand: JDL of Chicago, no hotel brand; 24/7 concierge and maintenance, housekeeping, in-home dining, dog walking, car detailing, dry cleaning, handyman, package assistance and lock-and-leave services published.
Olara. Price point: released on request. Delivery: phased, late 2026 through 2028. Unit mix: 275 residences, two to four bedrooms plus den, 26 storeys, two assigned parking spaces with EV capability per home, twelve guest suites. Position: 1919 North Flagler Drive on the Intracoastal. Operator or brand: Savanna; resident manager and concierge, 24 hour doorman, a private marina, a 13,000 square foot fitness centre, a recovery spa and a 24/7 medical concierge by Sollis Health.
South Flagler House. Price point: released on request. Delivery: March 2027, reported on track. Unit mix: two towers of 28 storeys; Park Residences of one and two bedrooms, about 1,800 to 3,000 square feet interior, on floors 1 to 3; about 80 percent sold. Position: 1355 South Flagler Drive, 3.4 acres on the Intracoastal. Operator or brand: Related Ross; business centre and private offices, full spa, two private dining rooms.
Alba Palm Beach. Price point: released on request. Delivery: completed June 2026, immediate occupancy. Unit mix: 55 homes, 1,778 to more than 4,500 square feet, private elevators and vestibules, private gated entry. Position: 4714 North Flagler Drive, no fixed bridges to the Atlantic. Operator or brand: BGI Companies with Blue Road; a private dock with boat slip access for owners.
Read where Caretta is, Olara's floor plans and unit mix, is South Flagler House worth it and is Alba worth it.
The clock is three hours ahead, which means a West Coast workday starts at noon and ends after dark, and the home office does more work than it did in Kitsilano. South Flagler House publishes a business centre and private offices outside the home. Olara's homes are published as two to four bedrooms plus den, and the plan shows whether the den closes. Caretta publishes a resident lounge, bar and party room with a demonstration kitchen, not an office; the home carries the desk. The building's bulk internet agreement, the second carrier in the riser and the cell coverage above the tenth floor are the questions the brochure never answers. Read working from home at Olara, working from home at South Flagler House and working from home at Alba.
The same file the Toronto buyer builds, with a Pacific postcode. The closing agent asks for the source of the funds and their path from a Canadian account to a Florida escrow; the wire in US dollars is sent from a Canadian bank or a US account opened for the purpose; a buyer without a US credit file who wants a mortgage is a foreign national borrower with a larger down payment and a shorter list of lenders. Read relocating from Toronto to West Palm Beach, buying a Miami condo from Canada, what a US bank asks a foreign buyer and buying without US credit history. The questions for counsel are the ones no building answers: whether the family remains a Canadian tax resident while it winters here, what the days in the United States add up to under the substantial presence test, what a Canadian owner's estate faces on a Florida property, and whether a British Columbia trust or company may hold the deed. Read estate tax exposure for non-resident owners and LLC, trust or personal name.
For the seasonal household this is the building question. Caretta publishes the longest service list of the four, with lock-and-leave services named as such, housekeeping, package assistance and a handyman. Olara publishes a resident manager, a concierge and a 24 hour doorman. South Flagler House and Alba publish full amenity programs but no absence service in the filed materials; the management agreement and the house rules say who checks a closed home, how often, and what the humidity set point is while it is empty. The owner's insurance policy carries the absence clause. Read is Olara lock and leave, is Alba lock and leave, is South Flagler House lock and leave and living part-time in West Palm Beach or Juno Beach.
Caretta suits the Vancouver household that will come for the season and wants the building to carry the home the rest of the year, north of Palm Beach, with the airport 25 minutes away. You give up a published delivery date, a published unit mix and the city; Juno Beach is a town. Read the Caretta dossier.
Olara suits the household moving for good that wants a building run by staff, a marina below and a medical concierge on call across the time zones. You give up intimacy and take the phased wait. Read the Olara dossier.
South Flagler House suits the household that works from a private office downstairs and wants a March 2027 date and architecture that reads as permanent. You give up the larger homes to the upper floors and buy into a building 80 percent sold. Read the South Flagler House dossier.
Alba suits the household that needs the home this winter and wants a boat at the door with no fixed bridge to the ocean. You give up choice; the remaining homes are the developer's last. Read the Alba dossier.
Who should I call about buying in West Palm Beach names the people. The desk reads the plans by line, the service lists and the absence rules with the household, and sends the cross-border questions to counsel before anyone signs.
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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