The Question This Tower Puts to the Market
Four Seasons Private Residences Coconut Grove will deliver 70 homes to a waterfront parcel in 2028 with no hotel on the site. That combination makes the tower a test. A branded residence has to justify its premium twice, once at contract and once at resale.
My answer: the price holds to delivery on this file. The premium past delivery rests on a document the developer has not published.
Seventy Homes Inside Twenty Stories
Seventy residences plus four penthouses give 74 homes across 20 floors. The homes run 2,025 to 3,975 square feet and the penthouses reach 9,690. The scarcity argument rests on that arithmetic. A buyer at this address joins a building of 74 owners, and the developer sells a fixed quantity.
Fixed quantity cuts both ways through a delivery cycle. It protects the developer from cutting price to clear the last units. It also leaves no second tranche to reset the price upward after opening.
What the License Buys and What It Leaves Open
The legal notice is precise. The residences are not owned, developed or sold by Four Seasons Hotels Limited. The developer is M-2699 S Bayshore Owner LLC, and that entity uses the marks under a license. The buyer's recourse on marketing, development and sales runs to the developer alone.
The brand arrives as a contract between two companies. The notice names the documents required by Section 718.503, Florida Statutes, as the place where representations become binding. It names the New York offering as CPS-12 file CP24-0072.
The Service Promise Without a Published Budget
Four Seasons managed services carry the premium. Florida YIMBY lists the roles: a Director of Residences, a Lifestyle Manager, housekeeping and butler service, valet, in-residence dining and wellness programming. The tracker carries a serviced pool deck and bar lounge.
None of the fetched sources states who pays those roles, what the fee is, how long the agreement runs, or what ends it. A resident paying a Four Seasons premium buys a service level, and the record prices the asset while leaving the service unfunded on paper.
That gap matters more at resale than at contract. A resale buyer arrives after the developer has sold out, and the operating agreement is the document that tells that buyer what continues.
Pricing From Just Under Six Million
The tracker records more than 50 percent presold by mid-2026 and pricing from just under $6 million. Its model puts delivery value at $1,850 per square foot inside a $1,600 to $2,100 band. At the base rate the smallest home prices at $3.75 million and the largest at $7.35 million. A 9,690 square foot penthouse prices at $17.93 million.
The entry price sits $2.25 million above the base rate applied to the smallest home, a gap of 60 percent. The entry homes therefore run larger than 2,025 square feet, or the achieved rate runs above the model, or both.
Four Competing Deliveries Inside a Mile
The tracker lists The Lincoln at 0.3 mi for Q3 2028, OPUS Coconut Grove at 0.4 mi for 2027 and Roble One at 1.0 mi for late 2026. Arbor Coconut Grove at 0.4 mi opened in March 2026. Only The Lincoln hands over in the same window as this tower.
A buyer comparing two new buildings a few hundred meters apart weighs the fee against what the building does. The brand has to show up in the operations for that fee to carry through the comparison.
Two Outputs From One Model
The model gives a sell-out of 18 months from launch and an absorption of 4.5 homes a month. Seventy homes at 4.5 a month take 15.6 months. The two outputs sit 2.4 months apart on the same page.
The pace figure runs ahead of the record. Sales opened in April 2024. At 4.5 homes a month the tower would have sold 117 homes by June 2026, against the tracker's own line of just over half of 70. The observed pace over those 26 months reads nearer 1.4 homes a month.
The Verdict and the Tests That Confirm It
The price holds to delivery. Presale of more than half before the first elevated level, a fixed 74-home inventory and a lender that committed $323.8 million support that reading.
The branded premium past delivery is a separate proposition. It rests on a management agreement, a fee and a staffing commitment that no fetched source publishes.
Three tests will settle it. The condominium documents filed under Section 718.503 will show the service obligations. The first resale after 2028 will show whether a buyer pays for the mark on a building with no hotel. The terms behind the license will show how long the arrangement can run.
Until those documents surface, the standalone model carries a price and an unpriced service promise.