Miami Pre-Construction Condos With Private Clubs: What Membership Actually Includes (2026)

Miami Pre-Construction Condos With Private Clubs: What Membership Actually Includes

Short answer: if you want a genuine private members' club under your roof, the Miami-Dade pre-construction projects that have announced one are Casa Cipriani Miami Beach, Aman Miami Beach, Ocean Terrace in North Beach, Delano Residences downtown and E11EVEN Residences Beyond. If you want a club that is yours alone as an owner, Villa Miami's Copper Club, 1428 Brickell's Owners Club and Continuum 12000's Mermaid Club are the most developed programs. Only one project, Fisher Island, has a published membership price: a $500,000 club stake and about $40,000 a year in dues, as reported in October 2026.

"Private club" is the most stretched phrase in Miami condo marketing. Of the 146 pre-construction buildings we track across South Florida, 72 mention a club of some kind, and the word covers everything from a global members' club with a six-figure initiation fee to a lounge with a bar on the amenity floor. For a buyer, the differences matter: who else gets in, what it costs after closing, and whether the privilege survives a resale.

We went through the developer materials, press releases and reporting for every Miami-Dade project that advertises a club and sorted them into three kinds. Where a developer has not published a fee, a membership term or a resale rule, we say so rather than guess.

On this page: Key findings · Three kinds of club · Members' clubs in the building · Residents-only clubs · Outside club membership · Beach clubs · What it costs · Our picks · Before you buy · FAQ · Method

Key findings

• Five projects include a true members' club, one open to members who do not live there: Casa Cipriani (Mid-Beach), Aman Miami Beach (Mid-Beach), Ocean Terrace (North Beach), Delano Residences (Park West) and E11EVEN Residences Beyond (Park West), which has both a members' social club for owners and The Clayton, an independent cigar and social club that bought the tower's second-floor space.
• Eight more have a named residents-only club, built as the amenity program itself: Villa Miami's Copper Club, 1428 Brickell's Owners Club, B Residences' B Social Club, Continuum 12000's Mermaid Club, The Well Coconut Grove, Jean-Georges Tropic's level-7 club by THE WELL, HQ Residences' social membership and Atelier's CAYA.
• Nine come with membership or access to a club somewhere else: the Fisher Island Club for Six Fisher Island and the Mansions on Fisher Island, the Miami Beach EDITION beach club for select owners at Twenty-Nine Indian Creek, beach and yacht programs at Pagani Residences and Continuum Club, Boucher Brothers beach clubs for Ella and 72 Carlyle, the Shelborne beach club for Midtown Park, and the Surf Club's amenities for Surf House owners.
• Only Fisher Island publishes the price. The Real Deal reported in October 2026 that the Fisher Island Club stake costs $500,000, with about $40,000 in annual dues plus separate transportation, security and maintenance charges. Six Fisher Island's developer pays the initiation for approved buyers; the dues stay with the owner.
• Two clubs publish prices, but not for owners. Aman's 2023 founder documents list a $200,000 initiation fee and $15,000 in annual dues per club, and Aman says the membership is personal and cannot be resold. The Delano Members Club at the Miami Beach hotel lists a $6,000 joining fee and $12,000 in annual dues for an individual. Neither brand has said what residents of the Miami towers will pay.
• Nobody publishes resale terms. Not one of the 27 projects has said in public whether club rights transfer to the next buyer. It is the first question to put to the sales office.

Three kinds of private club

The same word describes three different arrangements, and the sales material rarely tells you which one you are buying.

A fourth category, the private beach club, usually means pool and beach attendants on the building's own sand. It is a service, not a membership, and we cover those buildings in our guide to Miami condos with private beach club access.

Members' clubs inside the building

These projects have announced a club that admits members beyond the residents. Status and prices are from developer announcements and reporting as of November 2, 2026.

Two cautions. At Aman, the club's own documents say a membership "is personal to a member" and cannot be resold or divided, so it does not ride along with a condo deed; what OKO Group offers owners has not been announced. At E11EVEN Beyond, The Clayton is a commercial neighbor, not an amenity: residents who want in apply like anyone else.

Read more in our guides to Casa Cipriani, Aman Miami Beach, Ocean Terrace, Delano Residences and E11EVEN Beyond.

Residents-only clubs

Here the club is the building's amenity program with a name, a design and, in the better cases, an operator. Nothing in this group has published a fee beyond the condo association budget, and none is open to the public.

Atelier is the only project in this group that treats its club as a membership with a term: one year is included, and the developer's own page says final pricing and access policies are still to be confirmed. Ask what renewal will cost before you count the club as a benefit.

Guides: Villa Miami, 1428 Brickell, B Residences, Continuum 12000, The Well Coconut Grove, Jean-Georges Tropic, HQ Residences and Atelier.

Outside club membership that comes with the unit

These are the arrangements with the most fine print, because the club is a separate business with its own rules.

Indian Creek Residences & Yacht Club in Bay Harbor Islands belongs here with a footnote: its "yacht club" is the building's own six-slip marina with a dockmaster, and at launch one slip was shared while five were sold separately. The nine residences sold out in November 2025.

Guides: Six Fisher Island, Mansions on Fisher Island, Twenty-Nine Indian Creek, Pagani, Continuum Club, Ella, 72 Carlyle, Midtown Park and Surf House.

Beach clubs without a membership

Several of Miami Beach's most expensive new towers advertise a "private beach club" that is really a staffed stretch of their own sand: loungers, umbrellas, food and drink service, no membership and no outside members. That is a strong amenity, and it is simpler than anything above, because it lives inside the condo budget.

• Shore Club Private Collection, South Beach: residents use the Auberge hotel's beach club, spa and restaurants; under construction for a 2027 opening, more than 85% sold, launched from about $6 million. See our Shore Club guide.
• The Perigon, Mid-Beach: private beach club with pool and beach attendants; topped out March 2026, about 85% sold, remaining residences from $12.55 million. See our Perigon guide.
• Bentley Residences, Sunny Isles: landscaped beach club and oceanfront pool deck with cabanas; completion targeted for the first quarter of 2028, from $5.8 million. See our Bentley guide.
• Rosewood Residences at The Raleigh, South Beach: the beach club was announced as a members' club run by Langosteria under the project's previous owner; terms for residents under the current developer are not published. See our Rosewood guide.
• Ritz-Carlton Residences South Beach: hotel beach club service with a José Andrés restaurant program. See our Ritz-Carlton South Beach guide.

Our private beach club guide ranks finished buildings by how much beach service they actually provide.

What club membership costs

This is where disclosure runs out. Of 27 projects, these are the only published figures.

The Fisher Island numbers also show why the terms matter. The October 2026 lawsuit reported by The Real Deal was brought by members who do not own property on the island and who say they were charged community-association fees of $53,378 in 2024, $53,380 in 2025 and $64,495 in 2026 on top of club dues. Whatever the outcome, it is a reminder that a club's charges can change after you close, and that the condo and the club are governed by different boards.

Which club condos are worth a look

Our picks for different buyers, based on what has actually been disclosed. Unit, floor and price matter more than the club, so treat these as a starting shortlist.

Projects that have not broken ground, including Casa Cipriani, Delano, HQ, Jean-Georges Tropic, B Residences and Midtown Park, carry the usual pre-construction timing risk. Our guide to whether Miami pre-construction is a good investment covers how to weigh it.

Before you buy a club condo

1. Get the club's documents, not the brochure. For an outside club, ask for the membership plan, the bylaws and the current dues schedule. For a club in the building, ask which entity owns the club space and whether the condominium has a right to use it or a lease that can end.
2. Ask who pays what, and for how long. Developer-paid initiation often covers only the first buyer. Ask whether dues start at closing or at completion, and what the club can charge beyond dues.
3. Ask about resale. None of these projects has published whether club rights pass to the next owner. Get the answer in writing; it affects what your unit is worth later.
4. Count the outside members. A members' club in your building means strangers in your spa and restaurant. Ask how many memberships will be sold and whether residents get priority booking.
5. Check the operator's track record elsewhere. Casa Cipriani, Aman, Delano and THE WELL run clubs in other cities; a visit tells you more than a rendering.
6. Read the budget. The condo association's first-year budget shows whether the club is funded by the fees or by a separate charge. Our HOA fees by building guide explains what typical Miami carrying costs look like.

Frequently Asked Questions

Which Miami pre-construction condos have a private members' club?

Casa Cipriani Miami Beach, Aman Miami Beach, Ocean Terrace in North Beach, Delano Residences in Park West and E11EVEN Residences Beyond have all announced a members' club inside the project. Villa Miami, 1428 Brickell, B Residences, Continuum 12000, The Well Coconut Grove, Jean-Georges Tropic, HQ Residences and Atelier have residents-only clubs, and Six Fisher Island and the Mansions on Fisher Island come with Fisher Island Club membership.

How much does a private club membership cost at a Miami condo?

Fisher Island is the only Miami club with published figures that apply to condo owners: a $500,000 membership stake and about $40,000 a year in dues, per October 2026 reporting. Aman's club lists a $200,000 initiation and $15,000 in annual dues, and the Delano Members Club in Miami Beach lists $6,000 to join and $12,000 a year, but neither brand has said what residents of its Miami towers will pay.

Is club membership included when you buy a pre-construction condo?

Sometimes, and usually for a limited time. Six Fisher Island's developer pays the club initiation for approved buyers; Atelier includes one year of CAYA membership; Continuum Club gives buyers a complimentary yacht club membership from contract signing. Most other projects say residents "have access" without saying whether a fee applies. Ask for the terms in writing.

Does a condo's club membership transfer when you sell?

None of the 27 projects in this guide has published a resale rule. Aman's club documents say its membership is personal and cannot be resold, which means it would not pass with the deed. Treat transferability as unknown until the developer or club confirms it.

What is the difference between a private club and a beach club at a Miami condo?

A private club has members and usually a fee; a beach club at most Miami Beach condos is a service, with attendants, loungers and umbrellas on the building's own beach, paid for through the condo fees. Shore Club, The Perigon, Bentley Residences and Ritz-Carlton South Beach fall into the second group.

How we checked

• Scope: pre-construction and under-construction condominiums in Miami-Dade County in REHUB Miami's building records whose marketing mentions a club, 72 of 146 projects, reviewed on November 2, 2026. Projects whose "club" is a club room or lounge were left out; Broward and Palm Beach projects such as the Residences at Shell Bay were left for a separate guide.
• Classification: a members' club means the developer or operator has described a club with its own membership that admits non-residents. A residents-only club means a named amenity program limited to owners. An outside club means membership or access at a club not part of the condominium.
• Facts: developer websites, fact sheets, brochures and press releases, and reporting by The Real Deal, Commercial Observer, Florida YIMBY, PROFILEmiami, Bloomberg and Mann Report, checked November 2, 2026. Where a figure appeared only on a brokerage website, we left it out. Prices are the developer's published starting prices or price ranges and change often.
• Status: construction milestones are from the most recent developer announcement or site reporting we could find. "No groundbreaking" means none had been reported as of the review date.
• Limits: developers rarely publish club membership terms before closing, and the terms can change before completion. Nothing here replaces the condominium documents and the club's own membership plan.

Keep researching

Compare these projects with every Miami pre-construction condo we track, read why buyers choose pre-construction over resale, see which finished buildings offer private beach club access, and check what the island's Fisher Island condo prices look like today. For the latest on any project's club terms, deposit schedule and available units, contact REHUB Miami.