There are two Cipriani-branded condo projects in Miami right now, and Miami buyers regularly confuse them.

The first one is Cipriani Residences Brickell, the 80-story supertall on the Miami River, which I covered in detail in my pieces "Cipriani Residences Brickell: The $2,003/SqFt Tower Built Around a Century-Old Dining Empire" and "Cipriani Residences Miami: The 80-Story Riverfront Tower Bringing a 90-Year Italian Legacy to Brickell." That project is still under construction. It is the family's flagship Miami statement.

The second one, and the one nobody talks about as much, is Mr. C Residences Coconut Grove. Same family, different brand, completely different building, and importantly, already delivered. It is the smaller, more residential, bayfront play that the Cipriani sons (Maggio and Ignazio) created under their boutique Mr. C hotel brand. And in 2026, it is one of the most interesting resale stories in Coconut Grove.

Here is the full breakdown.

The Project at a Glance

Mr. C Residences Coconut Grove is a twin-tower bayfront residential development located at 2655 South Bayshore Drive in Coconut Grove, directly on Biscayne Bay. The project consists of two 20-story towers containing a combined 116 residences, ranging from 2-bedroom to 4-bedroom layouts with private terraces facing either the bay or the lush Coconut Grove tree canopy.

The developer is Terra, the Miami-based firm led by David Martin that has been responsible for some of the most architecturally ambitious projects in Coconut Grove and Doral. Architecture is by Arquitectonica, the firm whose work essentially defines the Miami waterfront skyline. The branding and lifestyle layer comes from the Mr. C boutique hotel brand created by Maggio Cipriani and Ignazio Cipriani, the younger generation of the Cipriani hospitality family.

Construction completed in 2023, with substantial delivery and closings through 2024. As of May 2026, the building is fully operational, with a resale market that has developed meaningfully since closings began.

Why the Mr. C Brand, Not the Cipriani Brand

This is the part that matters for understanding the building. The Cipriani family operates two distinct hospitality brands.

The Cipriani brand proper, named after Giuseppe Cipriani who founded Harry's Bar in Venice in 1931, is the formal, restaurant-and-banquet flagship. Cipriani Residences Brickell carries this brand.

Mr. C is the younger, more boutique, more residentially-scaled hotel brand created by Maggio and Ignazio Cipriani in 2010. It has properties in West Hollywood, Seaport, and now Miami. The aesthetic is more relaxed, more contemporary, more vacation-grade. The food and beverage program is still Cipriani-quality (Bellini Bar, Bellinis with white peach purée, the classic carpaccio), but the lifestyle frame is different. Less black-tie banquet, more sun-drenched waterfront.

Mr. C Residences Coconut Grove fits the Mr. C concept exactly. It is bayfront, residential, family-oriented, and quietly luxurious rather than spectacle-grade.

Miami Market Snapshot — May 2026:

- Median condo sale price in Coconut Grove: $1.42M (up 2.4% YoY, the steadiest performing of any luxury Miami neighborhood)

- Coconut Grove condo months of supply: 7.8, tighter than the countywide average

- Mr. C Residences Coconut Grove resale closings YTD 2026: 9 units, averaging 14.8% above original developer pricing

- Average days on market for Mr. C resale listings: 52 days, 30% faster than the Coconut Grove condo average

What the Buildings Actually Feel Like

The two towers sit side by side at the corner of South Bayshore Drive and McFarlane Road, directly across from Dinner Key Marina and adjacent to the lush green of Peacock Park. The site is one of the most coveted in the Grove, the corner where the bay opens up and the village character meets the waterfront.

The architecture is restrained for Arquitectonica's standards. No gimmicks, no spectacle profile, just a clean residential tower form with deep terraces, full-height glass, and the kind of materials palette (limestone, dark wood, blackened metal) that ages well. The result is a building that already feels like it has been there for a decade in the best way.

Inside, the residences typically run 1,500 to 3,500 square feet for standard floors, with penthouses reaching significantly larger. Floor plans favor open-plan living, big balconies (Coconut Grove gets unbelievable bay sunsets, and the building was designed to take advantage of them), and Cipriani-brand interior detail in the kitchen and finish selections.

The Amenity Package That Actually Matters

Most luxury Miami condos publish amenity lists with 30+ items most owners never use. Mr. C Residences Coconut Grove has fewer amenities, but the ones it has are used heavily.

Private marina access. The building has dedicated boat slips available to owners. In Coconut Grove, where Biscayne Bay is the literal social fabric, a boat slip is not an amenity, it is a daily-use asset. The slip availability is one of the largest single drivers of price premium for Mr. C resale units in 2026.

Two pools. One is the daytime pool, larger and quieter. The other is the social pool, attached to the Bellini Bar.

Bellini Bar by Cipriani. This is the meaningful amenity that turns the building into a daily destination. The Bellini Bar serves the Cipriani brand's classic cocktail and a curated menu in a casual indoor-outdoor format. Owners can charge to their residence. The bar is also open to outside guests and operates as an actual restaurant, which keeps the energy and the standard high. As I covered in "Living in Coconut Grove: The Miami Neighborhood Guide for People Who Want Trees, Boats, and Real Community," the social anchors in the Grove are what make the neighborhood. A residential building with a real restaurant in the lobby plays into that culture.

Fitness center, spa, and the standard luxury amenities round out the package, but the marina and the Bellini Bar are the headliners.

The Resale Story in 2026

Mr. C Residences Coconut Grove sold out at the developer level by 2023 to 2024. The resale story since has been one of steady, almost boring, appreciation. Resale closings in 2026 are averaging roughly 14.8% above original developer pricing, depending on unit type, floor, and orientation. Bay-facing units carry a 15% to 22% premium over tree-canopy-facing units. Boat slip availability adds approximately $250K to $400K in transacted value.

Active resale inventory in May 2026 is thin: typically 4 to 7 listings at any moment, with average days on market around 52 days. Sellers are not desperate; they are mostly second-home owners moving up or repositioning across Miami. Buyers are mostly Coconut Grove devotees who want into the building specifically and have been waiting for the right unit.

This is the opposite of the dynamic in some new Brickell or Edgewater pre-construction towers. There is no fire sale, no inventory overhang, no developer urgency. The resale market is mature and the pricing is honest.

Who Mr. C Residences Is Right For

For Coconut Grove buyers between $2M and $5M who want bayfront, Cipriani-grade hospitality, marina access, and a quiet residential building that already has its character set. For Miami business owners who are looking for a primary residence that doubles as an entertaining venue (the Bellini Bar in the lobby changes the math on hosting). For families with older children or empty-nesters who want walkable village access (CocoWalk, the Grove's restaurants and shops) without giving up the waterfront.

Less ideal for short-term rental investors (the building has rental restrictions consistent with luxury Coconut Grove norms), for buyers who want a high-rise spectacle building (this is restrained residential, not Brickell skyline), and for buyers who need ground-up new construction (Mr. C Residences is delivered, not pre-construction).

How To Access Available Inventory

Mr. C Residences resale inventory does not always reach the MLS. A meaningful share of transactions happens off-market through brokers with direct relationships in the building. If you are interested in current availability, contact a Miami real estate agent who actively works in Coconut Grove and has direct seller-side relationships at Mr. C. Walk-in buyers see a thinner slice of the inventory than represented buyers do.

Frequently Asked Questions

Q: How much does a unit at Mr. C Residences Coconut Grove cost in 2026?

A: As of May 2026, resale pricing typically runs from approximately $2.2M for entry 2-bedroom units to $7M+ for premium bay-facing and penthouse units. Pricing has appreciated roughly 14.8% above original developer pricing on average. Final pricing depends on floor, orientation, view, and whether a boat slip is included in the sale.

Q: Is Mr. C Residences Coconut Grove the same as Cipriani Residences Brickell?

A: No. They are two distinct projects by the same Cipriani family. Mr. C Residences Coconut Grove is a delivered twin-tower bayfront project under the Cipriani family's boutique Mr. C brand. Cipriani Residences Brickell is a separate 80-story tower under construction on the Miami River using the formal Cipriani brand.

Q: Does Mr. C Residences Coconut Grove allow short-term rentals?

A: The building's rental policy is consistent with luxury Coconut Grove norms, which generally restrict short-term rentals (typically requiring 6-month or 12-month minimum lease terms). Specific rental rules should be confirmed with the HOA before any investment-focused purchase. The building is positioned primarily for owner-occupants and traditional long-term rentals.

Q: What makes Mr. C Residences different from other Coconut Grove luxury condos?

A: Three things: the Cipriani family's Bellini Bar restaurant inside the building, private marina access with boat slips available to owners, and the boutique scale (only 116 residences across two towers) that keeps the building feeling residential rather than commercial. The combination is rare in Coconut Grove at this price point.

¿Listo para hacer tu movimiento? Llámame.

Carlos Cabale / Partnership Realty Inc / +1 (561) 629-0358 / carloscabalerealtor.com