For the family office buying south of Brickell for a principal who wants trees, a water view and a building that runs itself, and wants the office's questions answered before the principal visits.
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 is the office's Grove building: 70 residences over 20 storeys, every one with a water view, typical homes from about 2,025 to 3,975 square feet, dedicated elevator access to private foyers, an appointed Director of Residence under the Four Seasons licence, and a published deposit structure of 20 percent at contract and 20 percent at groundbreaking, price on request. Cassia is the office's Gables building for a smaller, furnished ticket: 174 turnkey residences by RH across from The Shops at Merrick Park, estimated completion first quarter 2027, price on request. Cipriani Residences Miami is the Brickell control: 397 homes, a Director of Residences and 24 hour staff, delivery summer 2027, From $1,859,900. The office's questions are the same in all three: who is on the contract, what the licence promises, how the deposits run, and how a principal arrives.
The same five questions, from the developers' published material only.
Four Seasons Private Residences Coconut Grove. Price point: no published entry price; held by the desk. Delivery: not stated in the material on our file. Unit mix: 70 residences, typical homes about 2,025 to 3,975 square feet, every residence with a water view, ceilings 10 feet or higher, terraces at least 10 feet deep, Molteni kitchens, Italian marble baths by Michele Bönan; penthouses not listed on the sheet. Position: Coconut Grove; developer of record M-2699 S Bayshore Owner LLC. Operator or brand: the Four Seasons name under licence from Four Seasons Hotels Limited, not owned, developed or sold by Four Seasons; an appointed Director of Residence, residential concierge, doorman and bellman, 24/7 security and valet; CMC Group and Fort Partners; Revuelta, Raymond Jungles landscape.
Cassia. Price point: no published entry price; released on request. Delivery: approximately 69 percent sold, preparing for TCO, estimated completion first quarter 2027. Unit mix: 174 turnkey residences, one to three bedrooms, 662 to 1,439 square feet, furnished by RH, assigned parking included, flexible ownership with a minimum 3-day stay. Position: Merrick Park District, Coral Gables, directly across from The Shops at Merrick Park. Operator or brand: RH furnishing and optional professional management; ATLA Coral Gables, LLC; Behar Font and Partners.
Cipriani Residences Miami. Price point: From $1,859,900. Delivery: topped off July 2026, delivery summer 2027, more than 80 percent sold. Unit mix: 397 residences including penthouses with private pools, 10 foot ceilings, terrace access from every living room and primary bedroom, direct elevator entry in select residences. Position: 1420 South Miami Avenue, Brickell, views of Biscayne Bay, the skyline and Coconut Grove. Operator or brand: Cipriani, a designated Director of Residences, 24 hour staff, house limousine within three miles; Mast Capital; Arquitectonica.
An office reads the developer of record before the brand. At Four Seasons Grove the seller is M-2699 S Bayshore Owner LLC, with sales by Fort Realty LLC and CMC Real Estate LLC; at Cassia it is ATLA Coral Gables, LLC, which the developer brochure prints as ALTA Coral Gables, LLC, a discrepancy the office asks the sales team to resolve in writing before the deposit; at Cipriani the developer is Mast Capital, and the office asks for the selling entity's recorded name, which the filed materials on our file do not carry. On the buyer's side the office settles the trust or company before the reservation, because the assignment clause and its fee govern a change afterwards, and asks what papers the developer wants from an entity buyer. Read LLC, trust or personal name, entity ownership at Four Seasons Grove, at Cassia and who is the developer of Cipriani.
Four Seasons Grove says it on the sheet: the name is under licence from Four Seasons Hotels Limited and the building is not owned, developed or sold by Four Seasons. What the licence delivers is the service model, a Director of Residence, a residential concierge, doorman, bellman and valet, with à la carte in residence dining, housekeeping, butler and spa billed to the owner who uses them. The office asks for the licence's term and what the building is called if it ends. Cipriani publishes the same shape with its own name: a designated Director of Residences and a staff trained by Cipriani. Cassia publishes no brand on the door, RH on the furniture and management as an option. Read what a brand actually does in a Miami branded residence and licensing terms at Four Seasons Grove.
The deposits are the one place the Grove building is more open than the other two: Four Seasons Grove publishes 20 percent at contract and 20 percent at groundbreaking on its fact sheet, with the balance per the purchase agreement. Cassia and Cipriani publish no terms in the filed materials beyond staged deposits with the balance at closing. Read the deposit schedule at Four Seasons Grove, pre-construction deposit schedule explained and where your deposit actually sits.
Four Seasons Grove publishes dedicated elevator access to private foyers, 24/7 security and valet, and a doorman and bellman; Cipriani direct elevator entry in select residences and a house limousine within a three mile radius; Cassia assigned parking included and a sales gallery at 4201 S Le Jeune Road. None of the three describes where a driver waits or how a second car is staged, so the office asks for the garage plan, the porte cochere and the valet's rules on a car that stays. Read deliveries and arrivals at Four Seasons Grove and household staff and service entry at Cassia.
After closing the office keeps the deed and the owner's title policy, the recorded declaration and bylaws, the first budget, the licence agreement, the insurance certificates, the deposit receipts and the closing statement; at Cassia the furniture inventory and the management agreement if signed. Read the ownership file for a Coconut Grove or Coral Gables condo and the family office diligence file at Four Seasons Grove.
Four Seasons Grove suits the office whose principal wants seventy neighbours, a water view from every home and a brand's service model with a published deposit structure. You give up a published price and a published date. Read is Four Seasons Grove worth it and Four Seasons Coconut Grove vs Ponce Park.
Cassia suits the office placing a furnished pied-à-terre in the Gables for a principal who passes through, with a first quarter 2027 date. You accept 174 neighbours on flexible terms and a home under 1,500 square feet. Read is Cassia worth it.
Cipriani suits the office that wants a date, a Director of Residences and dining downstairs, in Brickell rather than under the trees. You accept 397 neighbours and the lines that remain. Read is Cipriani worth it.
The Coconut Grove zone page and the Coral Gables zone page map the two; which Brickell condo suits a family office and which Downtown Miami condo suits a family office run the same questions north. The desk reads the entity clause, the licence and the deposit schedule with the office 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.
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