Which Miami Beach condo suits a family office?

On the published record, the Perigon is the Miami Beach building a family office can read most completely today: a named developer pair, Starwood Capital Group and Mast Capital, OMA as architect, ~73 homes with private elevator entry, a resident only restaurant and no hotel to share the file with, From $12,500,000. The Shoreclub Private Collection adds a hospitality partner, Auberge Resorts Collection, a private meeting suite and a driver's room, From $4,850,000, and with it a licence to read. Ocean Terrace adds a 42 key hotel, a members' club and street level retail on five acres, From $3,250,000, which is the longest file of the four. The Ritz-Carlton Residences, South Beach, is thirty homes under a licensed name with the Sagamore beside it, delivery planned 2027, no published price. Fewer parties in the building means fewer agreements to keep.

Five axes, from the developers' published material only.

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, wraparound terraces. Position: 5333 Collins Avenue, ~200 linear feet of shoreline on both sides, between the Atlantic and Biscayne Bay. Operator or brand: no hotel; Starwood Capital Group and Mast Capital; OMA; interiors by Tara Bernerd and Partners; sales by Douglas Elliman Development Marketing.

The Shoreclub Private Collection. Price point: From $4,850,000. Delivery: no date on our file. Unit mix: ~49 homes in three forms, the Tower, the House and the Beach House, 18 stories behind the landmarked Cromwell House facade. Position: 1901 Collins Avenue, ~3 oceanfront acres. Operator or brand: Witkoff with Auberge Resorts Collection; Robert A.M. Stern Architects; a private meeting suite, a driver chauffeur room, a library lounge, a beach club.

Ocean Terrace. Price point: From $3,250,000. Delivery: no date on our file. Unit mix: ~52 boutique residences in a 20 story tower and ~24 furnished resort residences in the other, two duplex penthouses in each. Position: 7400 Ocean Terrace, North Beach, ~350 feet of ocean frontage on ~5 acres of parkland. Operator or brand: Witkoff and Ocean Terrace Holdings; a 42 key boutique hotel, a private members' club with spa, ~15,000 square feet of street level retail.

The Ritz-Carlton Residences, South Beach. Price point: no published entry price. Delivery: planned 2027; sales launched February 2025. Unit mix: 30 residences over 15 storeys, one to five bedrooms, private elevator with direct entry in most. Position: 1671 Collins Avenue, oceanfront in South Beach. Operator or brand: the Ritz-Carlton name under licence to Sobe Sky Development LLC with Flag Luxury Group; direct access to the Sagamore; Jose Andres programming the restaurant and beach club.

Read Bal Harbour or Surfside for a family office, which Brickell condo suits a family office and family offices in Miami.

The first page of the file. The Perigon names Starwood Capital Group and Mast Capital; Shore Club and Ocean Terrace name Witkoff; the Ritz-Carlton Residences name Sobe Sky Development LLC with Flag Luxury Group. Of the four, only the Ritz-Carlton Residences publish a delivery year, 2027, and a sales launch date, February 2025. The other three publish no delivery date on our file, which means the office reads the contract's outside date, the construction loan where it is recorded, and the developer's record on earlier buildings. An office that already holds a Witkoff building reads the second one here as a known counterparty rather than a new one. Read verify a developer record, what a developer's construction loan tells you and the Shore Club buyer's guide.

The office does not live there; it works there a few days a year and needs a door, a desk and a quiet lobby. Shore Club publishes a private meeting suite, a library lounge and a driver chauffeur room, the most office shaped list of the four. The Perigon publishes a screening room, a wine room and private elevator entry to every residence, which keeps the principal's comings and goings off the lobby. The Ritz-Carlton Residences publish a private double height lobby and direct elevator entry in most homes. Ocean Terrace publishes a library, a tea room and a members' club, with a hotel desk that can host a visitor. The family office also asks where the household's staff sleep and eat, which only the plans answer. Read most private new condos from Bal Harbour to Mid-Beach, household staff and service entry at the Perigon and lock and leave at Shore Club.

A new building has no minutes yet, so the office builds the file from what the developer must deliver: the prospectus, the declaration and bylaws, the estimated budget, the plans and the form of contract, with the rescission period running from that delivery. Then the contract itself, the deposit receipts from escrow, the insurance certificates near delivery, the closing statement and the recorded deed. After turnover the association keeps the official records the statute lists, and the office asks before buying whether the bylaws allow electronic voting and video meetings, since the people voting will be elsewhere. A hotel or a club adds agreements to the file: the brand licence, the shared facilities formula and the management contract, which at Shore Club, Ocean Terrace and the Ritz-Carlton Residences the office reads before the first deposit and keeps for the life of the holding. The Perigon has none of those, which is why its file is the shortest. Read the five sections of the condominium documents, owner voting and records at the Perigon and from offer to recording for a family office buying several Miami condos.

The Perigon suits the office that wants the shortest file: no hotel, no club, a resident only restaurant and ~73 households, From $12,500,000. You give up a hotel's hours and a lower entry. Read the Perigon dossier and the Mid-Beach zone page.

Shore Club suits the office that wants a meeting suite and a driver's room inside the building and accepts a licence to read, From $4,850,000. You give up a lobby of your own. Read the Shore Club dossier and the South Beach zone page.

Ocean Terrace suits the office that wants five acres, a hotel and a club at the quiet end of the island, From $3,250,000, and will keep the longest file. The Ritz-Carlton Residences suit the office that wants thirty homes, a published delivery year and a name it already knows. Read the Ocean Terrace dossier, the Ritz-Carlton Residences South Beach family office diligence file and the Ritz-Carlton Residences South Beach buyer's guide.

The entity that holds the home, an LLC, a trust or a name, is a question of mechanics for counsel, and the office asks it before the reservation because the name on the contract is hard to change after it. The desk reads the agreements in each building's file with the office before the first deposit.