Five residences at Mr. C Tigertail and Ritz-Carlton Coconut Grove offer advertised monthly association fees from $1,289 to $3,357. Here is how their service offerings, listed inclusions and budget considerations compare, without mistaking advertised dues for verified stabilized costs.
For a Coconut Grove owner who divides the year between homes, luxury includes the freedom to leave without an extensive handover. A staffed arrival, maintained common areas and accessible services can make a residence easier to use intermittently. The more consequential question is what that convenience costs-and how reliably it can be budgeted.
The five residences below are in two high-service projects: Mr. C Tigertail and Ritz-Carlton Coconut Grove. They are ranked from lowest to highest advertised monthly association fee, not by service quality, residence size or investment merit. Their disclosed dues are useful starting points, but none constitutes a verified stabilized ownership budget.
For buyers considering Mr. C Tigertail Coconut Grove, the appeal includes concierge, valet, food-and-beverage services and a resort-style pool. Access to those services, however, does not establish that each is included in monthly dues.
A September 8, 2026 snapshot of 30 Coconut Grove listings, retained after exclusions and percentile trimming, showed a median monthly association fee of $3,810. The middle half of the sample ranged from $2,668 to $6,170. Those figures describe a selected listing sample, not the neighborhood's entire condominium inventory.
The September figures also included a median association fee of $1.76 per square foot monthly and a median residence size of 2,246 square feet. These are separate measures, not a formula for estimating a particular apartment's bill. Size, fee allocation and included expenses must be considered at the residence level.
All five advertised fees below fall below that sample's monthly median. This does not establish superior value: a lower bill may reflect a smaller residence or a different set of inclusions. The records also span different dates; they are neither live availability confirmations nor current association quotes.
1. Mr. C Residences Tigertail #1009 - 2678 Tigertail Avenue
At an advertised $1,289 monthly, #1009 carries the lowest documented association fee on this shortlist. Annualized, that figure produces a $15,468 dues baseline before separately charged services or other ownership expenses. It is a unit-specific starting point within the hospitality-oriented Mr. C project.
The key distinction is between access and inclusion. Concierge, valet, food-and-beverage services and the resort-style pool support the project's lock-and-leave appeal, but the advertised fee alone does not establish which services are covered. Request the applicable service schedule before setting a total annual budget.
2. Ritz-Carlton Coconut Grove #1207 - 3350 SW 27th Avenue
The advertised $1,677 monthly fee translates to $20,124 annually at the stated rate. Its listed inclusions are particularly informative: common areas, grounds, pools, recreation facilities, a reserve fund, sewer, security, trash and water.
For an intermittently occupied home, that detail offers a clearer budgeting starting point than a fee without an itemized description. The building's front desk, security, valet and resort pool reinforce its service offering. Still, the inclusion of a reserve fund confirms neither the amount accumulated nor its adequacy for future work.
3. Mr. C Residences Tigertail #911 - 2678 Tigertail Avenue
With advertised dues of $1,878 monthly, #911 provides a second reference point within the same tower. Its annualized dues baseline is $22,536. The difference from #1009 illustrates why a building-level average cannot substitute for the specific residence's assessment.
For buyers comparing these two apartments, the next step is to reconcile each fee with its allocation and written inclusions. A shared project does not mean an identical monthly bill or guarantee that every hospitality service carries the same charge.
4. Ritz-Carlton Coconut Grove #1601 - 3400 SW 27th Avenue
The advertised association fee is $2,795 monthly, equivalent to $33,540 annually at that rate. Water and parking are expressly identified as included, making both useful line items in a side-by-side ownership comparison.
Those stated inclusions should not be read as an exhaustive service schedule. Confirm the parking arrangement and full fee breakdown for this address rather than applying the inclusion list from #1207 at 3350 SW 27th Avenue.
5. Ritz-Carlton Coconut Grove PH-2203 - Penthouse at 3350 SW 27th Avenue
PH-2203 carries advertised dues of $3,357 monthly, or $40,284 annually before any additional costs. Water is identified as included. The highest advertised fee among these five residences, it provides a penthouse-specific budgeting reference.
Its ranking reflects the monthly charge, not a judgment about value. Buyers should evaluate the residence itself and its association documents rather than assume that a penthouse designation guarantees a broader service package or greater budget certainty.
The Ritz-Carlton Coconut Grove fee snapshot shows a $2,340 monthly median across four listings, with a monthly per-square-foot figure of approximately $1.80. Special assessments are expressly excluded. Neither number is an all-in ownership estimate.
Mr. C Tigertail has an average of approximately $2.16 per square foot monthly, while the Bayshore Tower average is approximately $2.63. These are distinct tower references, not interchangeable rates to apply to either Tigertail residence above.
If Four Seasons Residences Coconut Grove is also on a buyer's shortlist, the same discipline should guide the comparison: obtain its applicable budget and written inclusions rather than assume another branded property's costs apply. The brand is a starting point for questions, not a substitute for answers.
A realistic stabilized budget starts with the applicable association budget, reserve information, assessment history and insurance details. Review them together. A reserve contribution is not proof of sufficient reserves, and a monthly charge that excludes special assessments cannot establish the full financial commitment.
Next, obtain written confirmation of separately charged services. Ask whether in-residence oversight during absences is offered, what it covers and what it costs. Front-desk staffing and common-area security should not be mistaken for private-home management.
Apply the same discipline to a comparison involving Park Grove Coconut Grove: use property-specific documents, not the neighborhood median, to establish the budget. Keep recurring dues, separate service charges and potential assessment exposure distinct until each is understood.
The most persuasive lock-and-leave residence is not necessarily the one with the smallest advertised bill. It is the one whose services suit the owner's routine and whose financial obligations are clear enough to make time away feel uncomplicated.
For a discreet conversation about Coconut Grove residences and ownership priorities, connect with MILLION.
If branded residences are on your mind — as a home or as an allocation — we would be glad to share what we are seeing, privately.
Begin a quiet conversationIt ranks five individual residences across Mr. C Tigertail and Ritz-Carlton Coconut Grove from lowest to highest advertised monthly HOA. It does not rank service quality or verified stabilized budgets.
Mr. C Residences Tigertail 1009 at 2678 Tigertail Avenue has the lowest advertised fee in the shortlist at $1,289 monthly.
No. Advertised fees do not establish reserve adequacy, insurance sufficiency or the absence of future assessments.
Its $1,677 monthly fee lists common areas, grounds, pools, recreation facilities, a reserve fund, sewer, security, trash and water as inclusions.
The service offering includes concierge, valet, food-and-beverage services and a resort-style pool. The disclosed information does not establish that every service is included in monthly dues.
The advertised association fee is $1,878 monthly, equivalent to $22,536 annually at that rate before additional ownership costs.
The residence at 3400 SW 27th Avenue lists water and parking as included in its advertised $2,795 monthly HOA fee.
PH-2203 at 3350 SW 27th Avenue lists $3,357 monthly, with water identified as included. That is a $40,284 annual dues baseline, not an all-in ownership budget.
No. It describes a September 8, 2026 snapshot of 30 listings retained after exclusions and percentile trimming, not the entire condominium inventory.
Obtain the applicable association budget, reserve information, assessment history and insurance details. Also confirm the exact unit's dues and any separately charged services in writing.
