The license under the brand
Four Seasons Private Residences Coconut Grove holds 70 waterfront homes across 20 stories at 2699 South Bayshore Drive. CMC Group and Fort Partners broke ground in November 2025. The Markets of Tomorrow tracker calls the tower the first standalone Four Seasons branded residence in Florida.
The project website publishes the corporate structure in its legal notice. The notice assigns development and sales to M-2699 S Bayshore Owner LLC, a Delaware limited liability company. Four Seasons Hotels Limited licenses the trademarks and trade names, and holds the registered marks in Canada and the United States, with Four Seasons Hotels (Netherlands) Ltd holding them elsewhere. Fort Realty LLC and CMC Real Estate LLC hold exclusive marketing and sales.
Income on this asset class runs through a service agreement and a brand license. Both carry fees, and the public record stops at the license line. The project site and the tracker record publish no fee, no term and no termination clause.
The service program the site publishes
The residence programme carries a serviced pool deck and bar lounge, a library, a spa, an indoor pool, Finnish saunas, a fitness center and a yoga studio. A signature restaurant supplies in-residence dining. Raymond Jungles landscaped the grounds, and the tracker lists concierge and valet among 13 amenities. The spa runs the Caesar Experience through five contrast-therapy rooms at stepped temperatures and humidity.
Each line carries a labour cost. Hotel payroll spreads across occupied rooms, and operators measure it per occupied room. Residence payroll spreads across 70 owners on a fixed calendar, so cost per home rises in a month when staffing holds and occupancy drops.
Seventy homes against $323.8 million
Bank OZK closed a $323.8 million construction loan in January 2026. Divide the loan across 70 homes and it equals $4.63 million per residence, the capital the building must recover from 70 sales.
Construction began in October 2025, and the formal groundbreaking came on 7 November 2025. The tower went vertical on 1 July 2026. The tracker headline dates delivery to 2028, its projection module places delivery in the fourth quarter of 2028, and the loan report cited mid-2028.
How the areas were measured
The disclaimer fixes the method. Stated square footage runs to the exterior boundaries of exterior walls and the centerline of interior demising walls. The declaration defines a unit as interior airspace, and that figure is smaller. Sales material carries the larger number, and the declaration carries the number a service contract bills against.
Layouts run from two to four bedrooms and reach nearly 4,000 square feet, with 11-foot ceilings, curved balconies, private secured elevators and foyers. The Section 718.503 documents hold the budget, the assessments and the service obligations. An operator weighing this asset class reads those first.
Presales and the modelled pace
Sales opened in April 2024. The tracker records more than half of the 70 homes presold by mid-2026, with prices from just under $6 million.
The projection module models $1,850 a square foot at delivery inside a $1,600 to $2,100 band built from six comparable launches nearby. It models an absorption pace of 4.5 homes a month and an 18-month sell-out from launch. Seventy homes at 4.5 a month equals 15.6 months.
Four terms an operator checks
Which entity signs the management agreement, and does Four Seasons Hotels Limited sit on it or a licensed affiliate. Which roles that agreement obligates, and at what staffing floor. Who funds the residences team in a year of low occupancy. What happens to the brand and the service programme when the license ends.
The public record answers none of the four. The developers publish a service promise and a license notice, and the documents that carry the economics come from the developer on request.