For the family leaving Zurich for Miami Beach, with parents who will visit for months, a caregiver some years, children in school and a Swiss bank that has never wired to a Florida escrow agent.
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 Miami Beach buildings on our file fit four different families. The Ritz-Carlton Residences, South Beach is the smallest and the most hotel-like: 30 homes over 15 storeys at 1671 Collins Avenue, one to five bedrooms, delivery planned 2027, price on request. The Shoreclub Private Collection is the collector's building with children's rooms: ~49 homes in three forms behind a landmarked facade at 1901 Collins, From $4,850,000. The Perigon is the quiet family tower on the widest beach in Mid-Beach: ~73 homes, 2 to 4 bedrooms, a children's lounge, From $12,500,000. Ocean Terrace is the park end of the island: ~52 boutique residences and ~24 furnished resort residences at 7400 Ocean Terrace, From $3,250,000. The Swiss questions, tax, estate exposure and the bank, are the same for all four and are below as mechanics for counsel.
The same five questions, from the developers' published material only.
The Ritz-Carlton Residences, South Beach. Price point: no published entry price; held by the desk. Delivery: planned 2027, sales launched February 2025. Unit mix: 30 residences over 15 storeys, one to five bedrooms, two duplex penthouses with private rooftop terraces and pools. Position: 1671 Collins Avenue, oceanfront in South Beach, adjacent to the Lincoln Road corridor. Operator or brand: the Ritz-Carlton name under licence to Sobe Sky Development LLC, direct access to the Sagamore, a residents' beach club, restaurant programming by Jose Andres; Kobi Karp, Studio Munge interiors.
The Shoreclub Private Collection. Price point: From $4,850,000. Delivery: no date in the material on our file. Unit mix: ~49 homes across The Tower, The House and The Beach House, 18 stories behind the Cromwell House facade. Position: 1901 Collins Avenue, ~3 oceanfront acres. Operator or brand: Auberge Resorts Collection as hospitality partner; Witkoff develops; Robert A.M. Stern Architects; children's playroom, driver chauffeur room, Auberge spa, beach club with cabanas.
The Perigon. Price point: From $12,500,000. Delivery: no date in the material on our file. Unit mix: ~73 homes, 2 to 4 bedrooms, private elevator entry to each residence, 10 foot ceilings. Position: 5333 Collins Avenue, ~200 linear feet of shoreline on both sides. Operator or brand: no hotel brand; Starwood Capital Group and Mast Capital; OMA, Tara Bernerd interiors; children's lounge, resident only restaurant, spa.
Ocean Terrace. Price point: From $3,250,000. Delivery: no date in the material on our file. Unit mix: ~52 boutique residences in a 20 story tower, ~24 resort residences furnished by RAMSA, two duplex penthouses in each tower. Position: 7400 Ocean Terrace, North Beach, ~350 feet of ocean frontage, ~5 acres of parkland. Operator or brand: a 42 key boutique hotel and a private members' club on the site; Witkoff and Ocean Terrace Holdings; Revuelta, RAMSA interiors.
Three questions, as mechanics. First, estate exposure: a non-resident who holds Florida property in their own name is inside the US estate tax at a far lower threshold than a US citizen, and the usual answers, a company, a trust, a treaty position, are structures counsel builds before the contract, because the purchase agreement names the buyer. Read estate tax exposure for non-resident owners and LLC, trust or personal name. Second, residency: a family that moves its life to Miami Beach becomes a US tax resident by days present, not by the deed, and the Swiss side of that is the family's Swiss adviser's. Read does buying a Miami condo make you a Florida resident and Switzerland, Monaco and Luxembourg: the Miami file. Third, the property tax, which resets on the sale and is not capped for a second home. Read why property tax resets when you buy a Miami condo. None of this is advice; it is the list the family takes to counsel.
The deposits go to the developer's escrow agent on the schedule the contract sets, and a Florida escrow agent receiving a wire from a Swiss bank asks who the sender is, where the money came from and why the names match or do not. A family that has the source of funds file ready, the account statements, the sale or the dividend that produced the money, the entity papers if a company buys, closes on the day; a family that has not spends the week before closing answering questions. Read what a US bank asks a foreign buyer, why international wires get held and source of funds documentation. A Swiss buyer who wants a mortgage rather than cash reads foreign national financing first; the building's own rules on financing are in its notes, for instance financing at the Shoreclub.
With guests for months, a caregiver some years, and children at school, the house rules matter more than the lobby. The Shoreclub publishes a children's playroom and a driver chauffeur room; the Perigon a children's lounge; the Ritz-Carlton South Beach à la carte childcare and in residence dining with the Sagamore next door for visiting parents; Ocean Terrace a hotel of 42 keys on the site. For each the family reads the declaration's guest clause, the night limit on non-owners, whether a caregiver is an occupant, and what the building charges for a guest suite if it has one. Read children and family life at the Shoreclub, pet and guest rules at the Perigon and hotel guests and resident spaces at the Ritz-Carlton South Beach. School runs are a question of the address: South Beach and Mid-Beach addresses sit on different sides of the island's traffic, and the desk says which, from the map, not the brochure.
The Ritz-Carlton South Beach suits the family that wants 30 neighbours, a hotel beside it for visiting parents and a 2027 date. You give up a published price and accept a licence the fact sheet says is not owned by the hotel company. Read what to know before you buy at the Ritz-Carlton South Beach.
The Shoreclub suits the family that wants three forms of home to choose between and children's rooms in a landmark. You buy without a published date. Read the Shoreclub dossier.
The Perigon suits the family that wants the widest beach, a quiet tower and a restaurant of its own. You pay the highest published entry here. Read the Perigon dossier.
Ocean Terrace suits the family that wants the park and the quiet end of the island at the lowest published entry of the four. You give up South Beach's walk to Lincoln Road. Read the Ocean Terrace dossier.
The Mid-Beach zone page and the South Beach zone page map the island; where should a European buyer look runs the question across Miami. The desk reads the plans by line, the guest clause and the deposit schedule with the family 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.
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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