For the household leaving Washington with a calendar that still sends them north for weeks at a time, and a home here that must look after itself while they are gone.
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.
Four Seasons Private Residences Coconut Grove fits the household that wants a family-scale home, about 2,025 to 3,975 square feet with a water view and a private foyer in every residence, in a building of 70 with a Director of Residence. Anantara Residences Miami in Edgewater fits the household that travels most: a hotel shares the tower, so staff are present all year, From $1,800,000. Villa Miami fits the household that wants the whole floor on the bay with an estate manager on site, From $5,750,000. The Washington questions, domicile, staff and the empty home, are the same at all three.
The same five questions, put to each building from the developers' published material:
Four Seasons Private Residences Coconut Grove. Price point: on request. Delivery: no date on file; deposits of 20 percent at contract and 20 percent at groundbreaking. Unit mix: 70 residences over 20 storeys, typical homes from about 2,025 to 3,975 square feet, every one with a water view, dedicated elevator access to private foyers, ceilings of 10 feet or higher. Position: Coconut Grove, with Revuelta Architecture, Michele Bönan interiors and Raymond Jungles landscape. Operator: the Four Seasons name under licence, with a Director of Residence, concierge, doorman, 24/7 security and valet.
Anantara Residences Miami. Price point: From $1,800,000. Delivery: no date on file. Unit mix: about 120 resort residences of one and two bedrooms and about 100 condominium residences of three to six bedrooms on quarter, half and full floors, beside about 50 hotel suites, over 50 stories. Position: Edgewater, on the bay, on a two-acre site. Operator: Anantara, part of Minor Hotels.
Villa Miami. Price point: From $5,750,000. Delivery: no date on file. Unit mix: about 70 homes over 55 floors, every one a half floor of three to four bedrooms or a full floor of four to five, two terraces each. Position: 700 NE 29th Street, East Edgewater, bay frontage on two sides. Operator: Villa, under licence from Major Food Group, with an on-site estate manager and curator.
Not by itself, and the question matters more for a Washington household than for most, because the District and the states around it each have their own view of where a person lives for tax.
Florida has no state income tax; domicile is a matter of intent shown by acts: a declaration of domicile filed with the county, a Florida driver's licence, voter registration, the homestead exemption on a home you own and occupy on 1 January, and the days you spend here against the days you spend there. The jurisdiction you leave may audit the move. That is a question for a tax adviser who knows both sides, asked before the contract. Read does buying a Miami condo make you a Florida resident and buying a condo in Miami from out of state.
The homestead point has a building consequence: it applies to a home you occupy as your permanent residence, so a household that keeps the Washington house as its primary home should not plan around it. Read what it costs to own a condo in Miami each year for the tax line without it.
Three answers on this page, and they differ by building.
The building. Four Seasons Coconut Grove publishes a Director of Residence, a residential concierge, a doorman and bellman, 24/7 security and valet, and 24-hour on-call emergency repair, with housekeeping, grocery provisioning, butler and wellness listed à la carte. Anantara's hotel keeps hospitality staff in the tower all year. Villa Miami publishes an on-site estate manager and curator. Read Four Seasons Coconut Grove concierge and services and what the Anantara brand does.
Your own staff. A household that brings or hires a housekeeper, a driver or a nanny becomes an employer in Florida, with payroll, workers' compensation and the building's rules on staff entry to settle. Ask each building where staff enter, where they park, whether they may be in the home when the owner is away, and whether staff quarters exist in the plan. The building notes on Four Seasons Coconut Grove household staff and service entry and Anantara household staff and service entry collect the questions; the payroll side is a question for an accountant.
The empty home. Weeks away in a Miami summer test the air conditioning, the humidity and the plumbing. Ask who checks the home, how often, what a leak sensor reports and to whom, and what the association's storm plan asks of an absent owner. Read Four Seasons Coconut Grove lock-and-leave terms and Villa Miami: what to know before you buy.
Coconut Grove is the older, greener side of the city, south of Brickell, with a building of 70 at the water as its newest address. Edgewater is the bay side between the Design District and the causeway to the beach, where the towers are new and the Baywalk runs at the door. A Washington household used to a townhouse will find the Grove's scale closer; a household used to a Kalorama apartment will find Edgewater's towers familiar.
Read Edgewater or Coconut Grove: how do walkability and service compare for the street-level comparison, and Brickell or Coconut Grove: a city tower or a quieter enclave if Brickell is still on the list.
Four Seasons Coconut Grove suits the family that wants a private foyer, a water view in every home and a named Director of Residence, in the Grove's quiet. You give up a published price and the lowest entry here. Read whether Four Seasons Coconut Grove is worth it.
Anantara suits the household that is away most, wants a building awake all year, and will take one or two bedrooms at resort scale or three to six on a quarter, half or full floor. You share the address with hotel guests. See the Anantara dossier.
Villa Miami suits the household that wants the whole floor, two terraces and an estate manager, with Major Food Group running the house. You carry the highest entry here and the commercial components as a hope rather than a right. See the Villa Miami dossier.
The Coconut Grove zone page and the Edgewater zone page map both sides. For the household that will keep Washington as home and winter here, read living part-time in Edgewater. For a family making the move with school-age children, read relocating to Miami with a family; for the first weeks after arrival, moving to Miami: the first ninety days. The desk puts the staff, absence and domicile questions to each developer in writing before you visit.
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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