Building facts
- Address
- 2699 South Bayshore Drive
- Neighborhood
- Coconut Grove
- Year built
- 2027
- Floors
- 22
- Residences
- 70
- Status
- Pre-Construction
- Developer
- CMC Group
- Pricing
- Starting at $5.8 Million
This is the first standalone Four Seasons residence in Florida — no hotel attached. Twenty storeys and 291 feet at 2699 South Bayshore Drive, developed by Ugo Colombo’s CMC Group with Nadim Ashi’s Fort Partners, architecture by Revuelta, interiors by Michele Bönan of Florence, landscape by Raymond Jungles.
It is also, unusually for a project at this level, actually being built — a $323.8 million Bank OZK construction loan closed at the end of January 2026 against a reported 50-percent-plus presale, and vertical construction began in July 2026. What has never been published is any pricing at all. This page says what is verified, dates it, and is explicit about the gaps.
Four Seasons Private Residences Coconut Grove — Building Facts
- Address
- 2699 South Bayshore Drive, Miami, FL 33133
- Sales Gallery
- 3357 Pan American Drive, Miami
- Neighbourhood
- Coconut Grove
- Developers
- CMC Group (Ugo Colombo) · Fort Partners (Nadim Ashi)
- Brand
- Four Seasons — licensor, not developer
- Architect
- Revuelta Architecture International
- Interior Design
- Bönan Interior Design · Michele Bönan
- Landscape
- Raymond Jungles, Inc.
- Storeys
- 20
- Height
- 291 ft
- Residences
- 70, of which 4 are penthouses (county utility record: 72)
- Residence Sizes
- 2,025–3,975 sq ft · penthouses 6,430–9,690
- Pricing
- Never published by the developer or Four Seasons
- Sales
- Fort Realty · CMC Real Estate
- Construction Loan
- $323.8M, Bank OZK, January 2026
- Presold
- Over 50% as of January 2026
- Status
- Under construction — vertical since July 2026
- Est. Completion
- 2028
Verified 4 August 2026 against the Four Seasons corporate release, the developer’s site, the Miami-Dade Water & Sewer agreement of June 2024, Commercial Observer, The Real Deal, Bisnow and PROFILEmiami. Florida’s first standalone Four Seasons residence — no hotel component.
Key Takeaways
- Florida’s first standalone Four Seasons residence — no hotel component. Twenty storeys, 291 feet, 392,300 square feet, on 1.2 acres.
- 70 residences of 2,025–3,975 sq ft, plus 4 penthouses of 6,430–9,690 sq ft. Some sources report 70 total, some 74, and the county utility agreement says 72. All three are on the record.
- $323.8 million construction loan from Bank OZK, reported 30 January 2026. Colombo said more than ten lenders bid on it.
- Vertical construction began July 2026 above a completed foundation, targeting 2028 delivery. This is a real building going up, not a rendering.
- No pricing has ever been published — not an entry price, not a price per square foot, not a penthouse ask. Not by the developers, not by Four Seasons, not by any trade outlet. Anything you find online came from a brokerage marketing page.
- The service model is à-la-carte, not bundled. Front-of-house staffing is in the association; housekeeping, butler, dining and provisioning are chargeable extras at undisclosed rates.
What Is Actually Being Built
A 20-storey, 291-foot tower of 392,300 square feet on a 1.2-acre parcel at 2699 South Bayshore Drive, with a 5,071-square-foot ground-floor restaurant. Those figures come from the Miami-Dade Water and Sewer agreement executed 25 June 2024 — a public record rather than marketing copy, which is why I lead with them.
The development entity is M-2699 S Bayshore Owner LLC, a joint venture of CMC Group (Ugo Colombo) and Fort Partners (Nadim Ashi). Architecture is Revuelta Architecture International under Luis Revuelta. Interiors are Bönan Interior Design — Michele Bönan, working out of Florence. Landscape is Raymond Jungles, Inc. Sales are in-house through Fort Realty and CMC Real Estate; there is no third-party listing brokerage. Four Seasons Hotels Limited is the brand partner and licensor, not a developer or an owner.
No general contractor has ever been publicly named. For a project of this scale that is unusual, and it removes one of the datapoints buyers normally use to gauge execution risk.
“The essence of Coconut Grove and the cultural significance of the location’s past guided each step of the design process.”
Michele Bönan, Bönan Interior Design — Four Seasons announcement, 23 April 2024
On the unit count, three numbers circulate and I am going to give you all three. The developer’s own homepage says 70 waterfront homes, and Four Seasons’ corporate release uses the same figure. PROFILEmiami and Bisnow both report 70 residences plus 4 penthouses, which reads as 74. The executed county utility agreement says 72 units — which is what is permitted for utility connection, not necessarily what is marketed. The most sensible reading is 70 marketed residences of which four are penthouses, but do not let anyone present a single number to you as settled.
Where Construction Stands
This is the part that separates this project from most of what is being marketed in Miami right now: it is real and it is rising.
The site was acquired by Mast Capital in 2014 for $29.5 million; CMC Group took over the ownership entity in 2020. The nine-storey 1972 “Offices in the Grove” building by architect Kenneth Treister was under demolition by July 2023. Renderings and details were revealed in March 2024, with sales launching that April and the Four Seasons corporate announcement following on 23 April 2024.
Construction started in October 2025, with the public groundbreaking ceremony and sales-gallery opening on 10 November 2025 at 3357 Pan American Drive. (Florida YIMBY dates the groundbreaking 7 November; the 10th matches the public ceremony. Minor, but on the record.)
On 30 January 2026 the developers closed a $323.8 million construction loan from Bank OZK. A developer representative put presales at over 50 percent at that point.
“The level of interest was exceptional, with more than 10 lenders providing highly competitive terms.”
Ugo Colombo, Founder, CMC Group — Commercial Observer, 30 January 2026
As of 1 July 2026, the most recent primary source: the foundation is complete, the ground floor is established, reinforced-concrete columns, shear walls and the elevator core are rising, and decking is under way on the southern side. Target completion is 2028.
“Reaching this milestone is a significant moment because it demonstrates that our vision for Four Seasons Private Residences Coconut Grove is becoming a reality.”
Ugo Colombo, Founder, CMC Group — July 2026
One honest note on the schedule: the completion target has already moved once in public reporting, from 2027 to early 2028 to mid-2028. That is normal drift, not a red flag, but it is drift.
The Four Seasons Service Model — Read This Carefully
This is where most coverage of branded residences is lazy, and where the money actually is.
What the association covers — the baseline building staffing, per the developer’s own residences page: a Director of Residences, concierge, 24/7 security, doorman, bellman, valet and 24-hour emergency maintenance.
What is chargeable on request — and this list is from the developer’s own amenities page: in-residence dining, housekeeping, laundry, grocery provisioning, maintenance, butler service, wellness programming with personal trainers, dog grooming, private catering, and car wash and valet.
“Four Seasons service” here is an à-la-carte menu, not a bundle. The exact split, the rate card, the Four Seasons management fee and the HOA budget have never been published by any primary source. If you are modelling carrying cost, that is a document request, not an assumption.
The amenity programme itself is substantial. The spa runs roughly 10,000 square feet and includes an indoor pool for year-round use, a hammam, separate Finnish saunas for men and women, massage rooms and a relaxation lounge. Its centrepiece is “The Caesar Experience” — a Roman contrast-bath circuit across five distinct temperature- and humidity-controlled rooms, with cold plunge, hydromassage pool, ice fountain, and hydrotherapy horizontal and leg showers.
Beyond that: a fitness centre and yoga studio, a resort-style serviced pool deck, a residents-only library, a bar lounge, a children’s area, a private event room and bicycle storage. Residents are also offered the opportunity to apply for a Surf Club Private Membership — Fort Partners’ Four Seasons at The Surf Club in Surfside. Note the verb: apply. It is an application, not an included right.
On boats: no private marina or dedicated slips are reported for this building by any source. The nearest facility is the City of Miami’s Dinner Key Marina at 3400 Pan American Drive — 587 wet slips taking vessels from 30 to 135 feet, plus a mooring field of more than 250 moorings. Excellent, and public. Do not let anyone imply deeded boat access here.
The Residences
Residences run 2,025 to 3,975 square feet in two-, three- and four-bedroom layouts. The four penthouses run 6,430 to 9,690 square feet. Every residence has water views and private elevator access into a dedicated foyer.
The specification, from the developer and from PROFILEmiami’s groundbreaking coverage:
- Ceiling heights of 10 feet 4 inches to 11 feet 6 inches (the Four Seasons release says “11-foot ceilings throughout”; the developer says “over 11 feet” — take the measured range)
- Terraces over 10 feet deep, with curved balconies
- Molteni&C kitchens, custom Italian, with European appliances
- Italian bathroom cabinetry; Calacatta and Carrara marble; Italian travertine flooring
- Schüco German glass panels, floor to ceiling
- Advanced home automation and lighting control
What It Costs, and What Nobody Has Published
No pricing has ever been publicly released for this project. Not an entry price. Not a price per square foot. Not a penthouse ask. Not a total projected sellout. Not a deposit schedule.
I want to be precise about how thoroughly that holds. The Real Deal’s launch story of 28 March 2024 explicitly reports that pricing was not disclosed. The Four Seasons corporate release of 23 April 2024 contains none. The Commercial Observer and Real Deal loan stories of 30 January 2026 contain none. Bisnow’s deal sheet contains none. PROFILEmiami’s groundbreaking and vertical-construction pieces contain none.
Every price figure circulating online for this building originates with a brokerage marketing page, not a primary source. I am not going to repeat one and dress it up as fact. If you want the number, the sales gallery at 3357 Pan American Drive has the price sheet, and I am happy to go get it with you.
The one aggregate number that is on the record: over 50 percent presold as of the loan close on 30 January 2026, per a developer representative. That is now more than six months old, and presale contracts are not recorded in Miami-Dade, so it cannot be independently verified.
What to Watch Before You Sign
- Model the à-la-carte costs, not just the HOA. Get the rate card and the projected association budget. The brand and management fees sit inside that budget at a magnitude nobody has published.
- Four Seasons is the licensor, not the owner. Licence term, fee structure and termination provisions are not public. Ask.
- The general contractor has never been named. Ask who it is and what their South Florida high-rise record looks like.
- This is not the Four Seasons Hotel Miami residences. That building is at 1435 Brickell Avenue — a hotel-attached condominium, different neighbourhood, different vintage, different sponsor. Its resales are not comparables for this building. Nor is Fort Partners’ Four Seasons at The Surf Club, which is also hotel-attached.
- Sponsor history is relevant, both ways. CMC Group’s most recent Grove delivery, Vita at Grove Isle, completed in December 2025 only after years of litigation. That is not a prediction, it is context worth knowing.
- The presale figure is stale. “Over 50 percent” dates from January 2026 and came from the developer’s own representative.
“The most successful projects are the ones that inspire confidence long before they’re completed.”
Nadim Ashi, CEO, Fort Partners — July 2026
On the whole, this is one of the better-financed and better-advanced projects in this price band anywhere in Miami-Dade. The gaps here are disclosure gaps, not delivery gaps — which is a materially different problem from most of the pre-construction market.
Coconut Grove Around It
Coconut Grove is Miami’s oldest continuously inhabited neighbourhood, on Biscayne Bay south of Brickell and east of Coral Gables — roughly two miles from the University of Miami and minutes from Brickell, downtown, the Gables and Key Biscayne. Federal Realty’s filings describe an area of more than 153,000 residents with average household incomes around $110,000 and roughly a million square feet of nearby office.
The zoning is the whole story here. The Coconut Grove Neighborhood Conservation District, NCD-3 under Miami 21, caps most residential structures at 25 feet to the eave or roof midpoint, imposes minimum 70-foot yard setbacks on South Bayshore Drive properties in its larger lot categories, requires green space of at least 0.3 times lot area, and requires a waiver plus Planning Department review under the Tree Preservation Ordinance for every demolition permit.
A 20-storey tower exists here only because the South Bayshore corridor carries a transect that permits it — while the fabric around it is regulated for the opposite. The practical consequence for a buyer is straightforward and valuable: the views from this building are protected by neighbourhood regulation to a degree that Brickell and Edgewater views simply are not. Developers in the Grove routinely describe the zoning as restrictive. That restriction is the asset.
CocoWalk, the village-centre retail anchor at Main Highway and Grand Avenue, was 198,000 square feet when Federal Realty and partners bought an 80-percent interest for $87.5 million in 2015; after redevelopment and the addition of the One CocoWalk office component it reached 273,000 square feet and 100 percent leased by May 2023.
Schools are a genuine draw. Ransom Everglades — founded 1903, 1,246 students, grades 6 through 12, average student-teacher ratio of 1 to 8 — has its Middle School at 2045 South Bayshore Drive, roughly half a mile up the same corridor, and its Upper School at 3575 Main Highway. Carrollton School of the Sacred Heart, founded 1961, sits at 3747 Main Highway.
How the Grove differs from Brickell and Edgewater is worth stating plainly, because buyers often shop all three. Brickell and Edgewater are high-density transects delivering thousands of units simultaneously. The Grove in early 2023 had no office buildings under construction, an office vacancy rate of 4.4 percent — the lowest of any tracked Miami submarket — and a residential pipeline measured in individual boutique projects rather than thousands of units. Average Grove condo pricing in Q1 2023 was reported at $2.9 million, up more than 125 percent year over year, in the same window Ken Griffin paid $107 million for two properties on four acres.
The trade is honest: you give up Brickell’s service density, late-night options and transit choice. You get canopy, waterfront, schools and constrained supply. For a certain buyer that is not close.
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Verified 4 August 2026. Specifications are drawn from the Four Seasons corporate press release of 23 April 2024, the developer’s own project site, the Miami-Dade Water and Sewer agreement executed 25 June 2024, and reporting by The Real Deal, Commercial Observer, Bisnow and PROFILEmiami. Unit count is reported variously as 70, 72 and 74; all three figures appear above. No pricing of any kind — entry price, price per square foot, penthouse ask, sellout or deposit schedule — has ever been published by the developers, by Four Seasons or by any trade outlet. The general contractor has never been named. Pre-construction figures change. Confirm every number against the current price sheet and the recorded condominium documents before you sign.
Four Seasons Private Residences Coconut Grove — Frequently Asked Questions
Where is Four Seasons Private Residences Coconut Grove?
2699 South Bayshore Drive, Miami, FL 33133, on a 1.2-acre site in Coconut Grove opposite the Grove waterfront. The sales gallery is at 3357 Pan American Drive, a short walk from Dinner Key Marina.
How much do residences cost at Four Seasons Private Residences Coconut Grove?
No pricing has ever been published. Not an entry price, not a price per square foot, not a penthouse ask, not a deposit schedule — not by CMC Group, not by Fort Partners, not by Four Seasons, and not by The Real Deal, Commercial Observer, Bisnow or PROFILEmiami. Any figure circulating online originates with a brokerage marketing page rather than a primary source. Current pricing is available from the sales gallery.
Is this the same as the Four Seasons Hotel Miami residences in Brickell?
No. The Four Seasons Hotel Miami at 1435 Brickell Avenue is a hotel-attached condominium in a different neighbourhood, of a different vintage and sponsor. 2699 South Bayshore is Four Seasons’ first standalone condominium in Florida with no hotel component. Brickell resales are not comparables for this building.
How many residences are there?
Sources differ. The developer’s own homepage and the Four Seasons release say 70. PROFILEmiami and Bisnow report 70 residences plus 4 penthouses, which reads as 74. The executed Miami-Dade utility agreement of June 2024 says 72, which is the utility-permitted count. The most likely reading is 70 marketed residences of which four are penthouses, sized 6,430 to 9,690 square feet.
Is Four Seasons Coconut Grove actually under construction?
Yes. Construction started in October 2025, the public groundbreaking was 10 November 2025, a $323.8 million Bank OZK construction loan closed at the end of January 2026, and vertical construction began above a completed foundation in July 2026. Delivery is targeted for 2028.
What does Four Seasons service actually include here?
The association covers baseline building staffing: Director of Residences, concierge, 24/7 security, doorman, bellman, valet and 24-hour emergency maintenance. Everything beyond that — housekeeping, butler, in-residence dining, laundry, grocery provisioning, catering, personal training, dog grooming, car wash — is à-la-carte and chargeable. The rate card, the Four Seasons management fee and the association budget have not been published.
Are there boat slips at Four Seasons Coconut Grove?
No private marina or dedicated slips are reported for this building by any source. The nearest facility is the City of Miami’s Dinner Key Marina at 3400 Pan American Drive, with 587 wet slips for vessels of 30 to 135 feet and a mooring field of over 250 moorings. It is public, not deeded to the building.
Sources and further reading
- First Standalone Four Seasons Branded Residences in Florida — Four Seasons Hotels and ResortsThe brand’s own announcement of 23 April 2024: 20 storeys, unit and penthouse counts and sizes, and the Colombo, Ashi, Carnahan and Bönan quotes.
- Four Seasons Private Residences Coconut Grove — official project siteThe developer’s own specification: 70 residences, unit sizes, ceiling heights, included building staffing and the sales gallery address.
- Four Seasons Private Residences Coconut Grove — development teamNames the development entity M-2699 S Bayshore Owner LLC, Revuelta, Bönan, Raymond Jungles, and Fort Realty and CMC Real Estate as exclusive sales agents.
- CMC and Fort Partners Secure $324M to Build Miami Four Seasons Condo — Commercial Observer30 January 2026: the $323.8 million Bank OZK loan, the 1.2-acre site, the October 2025 construction start, the over-50-percent presale and Colombo’s lender quote.
- Ugo Colombo, Fort Partners score $324M loan for Four Seasons Coconut Grove — The Real Deal30 January 2026: independent confirmation of the loan, the 70-unit count and the mid-2028 delivery target.
- Details, renderings revealed of planned Four Seasons in Coconut Grove — The Real Deal28 March 2024 sales-launch coverage, which explicitly reports that pricing was not disclosed.
- Ugo Colombo plans Four Seasons in Coconut Grove — The Real Deal31 July 2023: site history — the $29.5 million Mast Capital purchase in 2014, CMC’s 2020 entity acquisition, and demolition of the 1972 Kenneth Treister building.
- CMC Group and Fort Partners Commence Vertical Construction — PROFILEmiami1 July 2026, the most recent status: foundation complete, superstructure rising, the ~10,000 square foot spa, unit sizes and the 2028 target.
- CMC Group and Fort Partners Break Ground on Four Seasons Coconut Grove — PROFILEmiami10 November 2025: groundbreaking and sales-gallery opening, the full amenity programme, ceiling-height detail and the Colombo and Ashi quotes.
- Miami 21 Neighborhood Conservation District NCD-3 (Coconut Grove) — City of MiamiThe official zoning overlay: the 25-foot residential height cap, the 70-foot South Bayshore setback and the tree-preservation waiver requirement.
- Dinner Key Marina and Mooring Facility — City of MiamiThe county seat’s own marina record: 587 wet slips for vessels 30 to 135 feet, plus a mooring field of more than 250 moorings.
- Ken Griffin’s Miami Neighborhood Of Choice Rises To Meet Its Moment — Bisnow5 May 2023: Coconut Grove market data — average condo pricing, office vacancy, the development pipeline and the zoning constraint.