South Florida’s Best New Developments For Full-Time Residents
South Florida condos for full-time residents are most often found in seven new and pre-construction developments: Four Seasons Private Residences Coconut Grove, THE WELL Coconut Grove, The St. Regis Residences, Miami in Brickell, Cipriani Residences Miami, The Residences at Six Fisher Island, The Ritz-Carlton Residences, Palm Beach Gardens, and Mandarin Oriental, The Residences at West Palm Beach. Each combines residence sizes near or above 2,000 square feet, real cooking kitchens, family-scale amenities, and branded service models built for year-round, not seasonal, living. Pricing currently ranges from approximately $1,500,000 to $15,600,000+, with completions targeted between 2026 and 2029. Buyers should verify current pricing and availability with each development team.
Why Full-Time Buyers Are Reshaping the South Florida Market
For decades, South Florida’s luxury market was defined by the seasonal resident — the winter pied-à-terre, the family that arrived before Thanksgiving and left after Easter. That story is changing. Relocating executives, founders, multi-generational families, and households exiting higher-tax states are increasingly choosing South Florida as a primary, not a secondary, address.
The market has responded with a new generation of branded and waterfront new developments across Miami, Coconut Grove, Fisher Island, Palm Beach Gardens, and West Palm Beach — engineered for year-round living rather than weekend visits. Larger floor plates. Real cooking kitchens. Staff quarters in select layouts. School-friendly neighborhoods. And the in-building service infrastructure that lets a family wake up, send the children to school, work from home, and host dinner without leaving the building.
What Makes a Luxury Condo Suitable as a Full-Time Primary Residence
The luxury condos for full-time living Miami buyers consistently choose share a recognizable set of attributes:
- Floor plans starting near 2,000 square feet, with three- and four-bedroom layouts for children, guests, and staff.
- Real cooking kitchens — Sub-Zero/Wolf or Molteni, vented ranges, full-height refrigeration.
- Private elevator access and dedicated foyers that create a sense of home rather than corridor.
- Outdoor space deep enough to function as an outdoor room, not a decorative balcony.
- Wellness infrastructure for daily use — gym, spa, plunge pools, programming.
- Family-friendly luxury condos amenities: children’s playrooms, teen lounges, pool clubs, pet services.
- Proximity to top-tier schools, medical care, and walkable retail.
- A branded service model — concierge, butler, in-residence dining, housekeeping.
The seven developments below meet most or all of these criteria.
The Coconut Grove Buildings
Coconut Grove has emerged as the address of choice for relocating families: a walkable village, mature tree canopy, top-tier private schools within minutes, and access to Brickell, Coral Gables, and Miami International Airport.
Four Seasons Private Residences Coconut Grove
CMC Group’s 20-story, 70-residence tower on South Bayshore Drive, with architecture by Revuelta and interiors by Bonan. Residences range from approximately 2,025 to 3,975 square feet, with 10’6″ or higher ceilings, private elevators, Molteni kitchens by Michele Bona, and Italian travertine flooring. The Four Seasons service layer — in-residence dining, butler, grocery provisioning, housekeeping, wellness programming — anchors the building for full-time households. A Surf Club private membership is included with select purchases (subject to approval). Pricing currently begins at $5,620,000; completion targeted for 2027.
THE WELL Coconut Grove
TERRA’s 8-story, 194-residence wellness-led community on Tigertail Avenue, with architecture by Arquitectonica and interiors by Meyer Davis. THE WELL brand anchors the building with a full-service wellness center, plunge pools, indoor/outdoor gym, rooftop pool club, signature restaurant, and built-in WELL Club membership. The unusually wide range of residence sizes — approximately 960 to 4,200 square feet — accommodates everyone from a single executive to a multi-generational family at the same address. Pricing currently begins at $1,500,000; completion targeted for 2028.
The Brickell Buildings
Brickell has been re-engineered for full-time households — larger units, real kitchens, and in-building service infrastructure that makes a high-rise function as home.
The St. Regis Residences, Miami
A 50-story, 152-residence tower at 1809 Brickell Avenue by Related Group and Integra Investments, with architecture by Robert A.M. Stern and interiors by Rockwell Group. Residences are complete with a private elevator and foyer, smart-home technology, and a powder room and laundry room in every home. Amenities include an on-property private marina, fine dining by Michelin-starred chef Fabio Trabocchi, separate children’s and teen rooms, golf simulator, and dual saunas, cold plunge pools, and steam rooms. Pricing currently begins at $3,900,000; completion anticipated in late 2027.
Cipriani Residences Miami
Mast Capital’s 80-story, 397-residence tower at 1420 South Miami Avenue, with architecture by Arquitectonica and interiors by Arquitectonica GEO. The Cipriani service model is the differentiator: round-the-clock in-residence dining catered by Cipriani, reservable private dining rooms, and poolside food and beverage by Cipriani. A four-level wellness center, holistic spa with sauna and ice plunge, screening room, golf simulator, pickleball court, and children’s playrooms support daily use. Residences range from approximately 1,194 to 3,495 square feet, with pricing currently from $1,600,000; completion targeted for 2027.
The Fisher Island Building
The Residences at Six Fisher Island
Related Group’s 10-story, 50-residence enclave on a private, ferry-access island three minutes off Miami Beach. Architecture by Kobi Karp, interiors by Tara Bernerd. Residences range from approximately 3,800 to 15,570 square feet, with 10-foot ceilings, 15-foot-deep terraces, Sub-Zero and Wolf kitchens with integrated dual-fuel range and full-height wine storage, and — in select residences — private pools and outdoor kitchens. The island’s existing K–8 school, Fisher Island Club, beach club, marina, and Links golf course mean on-site Club membership essentially comes with the keys. Pricing currently begins at $15,000,000; completion anticipated for late 2026.
The Palm Beach County Buildings
For many full-time buyers, the move to South Florida is also a move away from urban density. Palm Beach County is the most credible primary residence Palm Beach alternative to Miami.
The Ritz-Carlton Residences, Palm Beach Gardens
Catalfumo Companies’ fourteen-acre, 106-residence Intracoastal waterfront enclave at 2200 PGA Boulevard, with architecture by Spina O’Rourke + Partners. At 7 floors with a private marina on-property, this reads closer to a Palm Beach estate than a Miami tower. Residences range from approximately 2,875 to 4,575 square feet, with panoramic Intracoastal views, impact-resistant glass, and grand 5′-door entry foyers. Amenities include a waterfront entertainment pavilion, spa, pickleball court, landscaped dog park, and 24-hour gatehouse security. Pricing currently begins at $4,500,000; completion targeted for 2026.
Mandarin Oriental, The Residences at West Palm Beach
A 31-story, 87-residence tower on a private shore of the Intracoastal at 5400 N Flagler Drive, developed by Great Gulf with architecture by Safdie Architects and interiors by Studio Munge. Each home offers private elevator access, wraparound terraces, natural stone flooring, midnight bars in primary suites, multi-zone HVAC, and — notably — select residences include en-suite staff quarters with a full bath. Residences range from approximately 2,151 to 3,714 square feet, with pricing currently from $3,500,000; estimated groundbreaking 2027, completion targeted for 2029. Information is preliminary and subject to change.
What Full-Time Buyers Should Compare
Side-by-side, the most useful comparison points are the contractual and structural details — not the marketing taglines.
Developer and architect track record. CMC Group, Related Group, Great Gulf, Mast Capital, TERRA, Integra Investments, and Catalfumo Companies bring different delivery histories; design teams from Robert A.M. Stern, Safdie Architects, Arquitectonica, Kobi Karp, Revuelta, and Spina O’Rourke + Partners bring distinct visual languages.
Brand and service model. Four Seasons, St. Regis, Mandarin Oriental, Ritz-Carlton, Cipriani, and THE WELL each operate under different service standards. Day-to-day full-time residency depends heavily on which brand runs the building.
Delivery timeline. Completion targets range from 2026 (St. Regis Brickell, Ritz-Carlton Palm Beach Gardens) to 2029 (Mandarin Oriental West Palm Beach). Buyers with active relocation timelines should weigh near-term completions; long-horizon buyers may benefit from earlier pre-construction pricing.
Deposit structure. Schedules commonly follow a 10%/10%/10%/10% pattern but vary by building and phase. Buyers should request the current deposit schedule from each development team.
Floor plan, views, and terrace depth. A 15-foot terrace functions as an outdoor room; a 5-foot terrace as a balcony. View orientation (bay, ocean, Intracoastal, skyline, golf course) materially affects daily experience and resale.
Location. School proximity, walkability, airport access, and neighborhood character matter more for full-time use than seasonal use.
Rental policy. Branded residences typically restrict short-term rentals; some prohibit them entirely. Buyers should request current restrictions from each development team.
Resale considerations. Branded residences tend to hold value distinctly from non-branded inventory, but resale dynamics depend on submarket conditions, building reputation, and macroeconomic factors. HL Real Estate Group does not guarantee investment performance, appreciation, or resale outcomes.