Ritz-Carlton Residences vs Continuum in South Beach: Deposit strategy & timelines
Quick Summary
- Continuum is a proven SoFi oceanfront community with two delivered towers
- Ritz-Carlton South Beach is a 30-residence boutique oceanfront tower
- Pre-construction favors staged deposits; resale favors contingencies
- Post-Surfside costs make HOA, reserves, and insurance diligence essential
The choice in one sentence: certainty vs. rarity
In Miami Beach, “pre-construction” and “resale” aren’t simply transaction types. They’re two distinct ways of buying certainty, time, and scarcity.
On one side is Continuum on South Beach, an established oceanfront condominium community at 100 South Pointe Drive in the South of Fifth neighborhood. With two delivered towers, it’s a known quantity - amenities, association operations, and day-to-day living are all visible and verifiable.
On the other is The Ritz-Carlton Residences® South Beach, a boutique 15-story oceanfront tower with just 30 residences at 1671 Collins Avenue. Designed by Kobi Karp with interiors by Studio Munge, it’s built for buyers who prefer a smaller resident roster and a brand-oriented residential service experience.
For a sophisticated buyer, the question isn’t which is “better.” It’s which acquisition model aligns with your timeline, your risk tolerance, and the lifestyle rules you’re willing to live under.
Continuum on South Beach: the case for an established oceanfront community
Continuum’s advantage is legibility. The community is long delivered and actively lived in: the South Tower delivered in 2002 and the North Tower delivered in 2008. And here, scale is a feature. The South Tower has 318 units in a 42-story building, and the North Tower has 203 units in a 37-story building.
That footprint supports what many buyers describe as a true resort operating rhythm - from beach service to extensive fitness and tennis offerings. For certain owners, the amenities and staffing are the value proposition, even when they translate into a higher monthly carrying profile.
Resale also delivers immediate, concrete comparables. For example, a marketed 2-bedroom, 2-bath residence of 1,757 square feet has been listed at $7,995,000, which pencils to roughly $4,549 per square foot. Whether you pursue that specific home or not, an established building gives you real-world reference points for pricing, floor plans, views, and association posture.
Continuum is also frequently evaluated through the lens of South-of-fifth, or Sofi, where the micro-market can carry as much weight as the building itself. If you want to explore other ultra-prime SoFi options in the same buyer conversation, Apogee South Beach is often considered for its own brand of privacy and trophy positioning.
The Ritz-Carlton Residences® South Beach: boutique scale and brand-led living
The Ritz-Carlton Residences® South Beach is defined by restraint. Thirty residences in a 15-story tower creates a fundamentally different social and operational experience than a property with hundreds of neighbors. The residence mix spans 1- to 5-bedroom homes, plus duplex penthouses with private rooftop terraces.
The developer team includes Lionstone Development, Ben-Josef Group, and Flag Luxury Group, and the project’s design authorship is publicly disclosed: architecture by Kobi Karp and interiors by Studio Munge.
For buyers drawn to a newer building narrative, the appeal isn’t simply “new finishes.” It’s stepping into a curated residential product designed to run with brand-level consistency. Owners in The Ritz-Carlton Residences model generally receive brand-operated residential services through the Ritz-Carlton residential platform - often a deciding factor for second-home owners who want hotel-caliber service standards in a private setting.
Marketed examples help define entry points. A 1-bedroom residence of 1,197 square feet has been priced at $4,250,000 (about $3,551 per square foot). A 2-bedroom residence of 1,781 square feet has been priced at $5,750,000 (about $3,229 per square foot). These are snapshots, not promises - but they underscore that boutique and branded doesn’t always mean the highest price per square foot. It can mean a different bundle of value.
In the same branded Miami Beach ecosystem, buyers comparing service cultures sometimes also consider Setai Residences Miami Beach or Shore Club Private Collections Miami Beach, each with its own tone and owner profile.
Pre-construction vs. resale: how the deal mechanics change the experience
A high-net-worth buyer can afford either structure, but the mechanics still shape the outcome.
Pre-construction purchases commonly involve staged deposits that total roughly 30% to 50% before closing, with the balance due at closing. The advantage is straightforward: you reserve a future asset with a known deposit schedule and time to plan liquidity. The tradeoff is patience, exposure to timeline variability, and the reality that final specs and operations are governed by offering documents.
Florida law also draws bright lines around deposits in condominium sales. Under Florida Statute §718.202, the first 10% of buyer deposits must be held in escrow and cannot be used for construction. Deposits above 10% must go to a special escrow account and may be used only for actual construction purposes if the contract expressly authorizes it.
Resale, by contrast, tends to feel more actively negotiated. Florida condo resale contracts commonly include contingencies, including inspection protections and appraisal or financing protections, which can allow cancellation during defined periods. That contingency window is a form of control: you can verify condition, assess building posture, and confirm the financial and lifestyle fit before you’re fully committed.
Typical Florida resale workflows follow a familiar sequence: contract acceptance, escrow deposit, inspections and any contingency periods, and then closing. The timeline is often shorter than pre-construction, and the asset you walk through is the asset you buy.
Lifestyle rules that matter: rentals, privacy, and daily rhythm
Rules aren’t an afterthought in Miami Beach luxury condominiums. They are the operating framework of your second home.
Continuum’s published rental policy for the South Tower is described as a six-month minimum lease term. For buyers who plan to monetize occupancy, that policy can function as either a stabilizer or a constraint. It often suits owners who prefer a quieter building cadence and a resident-forward community, even if it narrows flexibility.
In a boutique, branded tower, rental rules and service protocols can be just as consequential, even when they’re discussed less openly. Practical guidance is simple: decide your intent first. If you want true long-term residence behavior, prioritize stability and neighbor consistency. If you want more fluid usage, get clarity from the building’s governing documents - not assumptions.
If your Miami Beach search broadens to include newer oceanfront options with a different scale, 57 Ocean Miami Beach is another reference point buyers often use to compare boutique inventory, beachfront presence, and lifestyle positioning.
The post-Surfside reality: due diligence is now a luxury skill
In Florida, condominium ownership has faced heightened attention to rising costs, including insurance, HOA budgets, and maintenance. The most sophisticated buyers now treat building financial diligence as part of the purchase - not a box to check.
For resale, that means reviewing the association’s financials, reserves, planned projects, and governance posture with the same seriousness you would apply to a private equity memo. For pre-construction, it means understanding what is truly fixed versus what remains subject to offering-document discretion, and how operating budgets may evolve as the building enters full service.
A discreet but important mindset shift: in ultra-prime condo ownership, the monthly carrying profile isn’t merely an expense. It’s the price of the operating standard you’re choosing.
A practical decision framework for Miami Beach buyers
Buyers tend to gain clarity when they rank priorities in this order:
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Timeline and control. If you want a known product now, resale is the cleaner path. If you want a specific future vision and can wait, pre-construction can reward patience.
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Scale and social texture. Continuum’s two towers and large unit counts create a true community and a full resort footprint. The Ritz-Carlton Residences® South Beach emphasizes a smaller resident roster and a more intimate service environment.
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Rules and usage. If renting matters, the six-month minimum lease term in Continuum South Tower is a defining data point. In any building, confirm policy in the governing documents before you underwrite a usage plan.
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Value signals. Use marketed examples as directional anchors. Continuum has been shown around $4,549 per square foot in a marketed example, while marketed Ritz-Carlton Residences® South Beach examples have been shown around $3,229 to $3,551 per square foot. Your real decision will be view, layout efficiency, terrace value, and how you price service.
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Service expectations. Some buyers want a building to feel like a private club with strong infrastructure. Others want the cadence of a brand-run residential platform. Neither is universally superior; it’s personal.
FAQs
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Is Continuum on South Beach a resale-only option today? Continuum’s towers are delivered, so purchases are typically resale transactions rather than developer pre-construction.
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How many units are in Continuum’s towers? The South Tower has 318 units and the North Tower has 203 units.
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Where is Continuum located within Miami Beach? It is an oceanfront community at 100 South Pointe Drive in the South of Fifth area.
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What is the rental minimum at Continuum South Tower? The published policy describes a six-month minimum lease term.
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How many residences are in The Ritz-Carlton Residences® South Beach? It is a boutique building with 30 residences.
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Who designed The Ritz-Carlton Residences® South Beach? It is designed by Kobi Karp with interiors by Studio Munge.
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What residence types are offered at The Ritz-Carlton Residences® South Beach? The mix includes 1- to 5-bedroom homes plus duplex penthouses with private rooftop terraces.
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How do pre-construction deposits typically work in Miami? Many deals use staged deposits totaling roughly 30% to 50% before closing, with the remainder due at closing.
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Are condo buyer deposits protected in Florida? Yes, Florida law requires the first 10% to be held in escrow, with additional deposits handled in a special escrow structure.
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What is the biggest practical difference between pre-construction and resale? Pre-construction secures a future home with staged deposits, while resale often allows contingencies and immediate occupancy.
For a confidential assessment and a building-by-building shortlist, connect with MILLION Luxury.
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