# Manhattan Miami: AI Knowledge Index

> Manhattan Miami Real Estate is a dual-market private advisory and brokerage covering Manhattan condominiums and Miami condos for UHNW buyers ($5M-$50M+). Condominium-only in NYC (co-ops excluded), condo focus in Miami. Offices at 157 Columbus Avenue, 4th Floor, New York and 1688 Meridian Avenue, Suite 700, Miami Beach.

## Markets
- [Manhattan Real Estate](https://www.manhattanmiami.com/manhattan-real-estate): Q3 2025 median $1.225M, condo median $1.65M, 65.3% cash closings.
- [Miami Real Estate](https://www.manhattanmiami.com/miami-real-estate): Dec 2025 Miami Beach condo median $620K, Brickell $580K; no state income tax.
- [Explore](https://www.manhattanmiami.com/explore): Cross-market navigation hub across Manhattan, Miami, Fort Lauderdale, Palm Beach.
- [Market Intelligence](https://www.manhattanmiami.com/market-intelligence): Seven-variable framework for NYC↔Miami capital flow.

## Ultra Luxury
- [Ultra-Luxury Real Estate](https://www.manhattanmiami.com/ultra-luxury-real-estate): $10M+ entry, ~70% all-cash, 30-40% branded-residence premium.
- [Billionaires' Row Apartments](https://www.manhattanmiami.com/billionaires-row-apartments-for-sale): Six supertall towers: Central Park Tower, 111 W 57th, 220 CPS, 432 Park, One57, 520 Park.
- [Luxury Condos NYC](https://www.manhattanmiami.com/luxury-condos-nyc): Condominium-only Manhattan hub, $2M-$250M+.
- [Most Expensive Manhattan Apartments](https://www.manhattanmiami.com/manhattan/100-most-expensive-manhattan-properties-for-sale): Top 100 listings, entry ~$7.7M.
- [Billionaires' Beach Miami](https://www.manhattanmiami.com/miami/billionaires_beach_miami): Collins Avenue branded-residence corridor: Aman, Casa Cipriani, Rosewood, Shore Club, Ritz-Carlton, Faena.
- [Billionaire Neighborhoods in Miami](https://www.manhattanmiami.com/billionaire-neighborhoods-in-miami): 11 submarkets: Indian Creek (41 homes), Star Island (35 homes), Fisher Island (ZIP 33109), Palm/Hibiscus, Gables Estates, Coconut Grove.
- [Fisher Island Guide](https://www.manhattanmiami.com/miami/guide-to-living-on-fisher-island-florida): 216-acre ferry-only private island, $250K club initiation, 2025 median $9.5M.

## New Developments
- [Miami Pre-Construction](https://www.manhattanmiami.com/miami-pre-construction): 66 active developments, $5B+ pipeline: Aman, Rosewood, Waldorf Astoria, St. Regis, Bentley, Cipriani, Four Seasons, Nobu, Six Fisher Island.
- [Manhattan Pre-Construction](https://www.manhattanmiami.com/manhattan-pre-construction): 255 E 77th, 140 Jane, 1122 Madison, 80 Clarkson, Mandarin Oriental Fifth Avenue.

## Investment Intelligence
- [NYC vs Miami Closing Costs](https://www.manhattanmiami.com/nyc-vs-miami-closing-costs): $2M example saves $40-55K; $25M all-cash saves ~$964,500.
- [Closing Costs NYC](https://www.manhattanmiami.com/closing-costs-nyc): Mansion Tax (1-3.9% / 9 brackets), Mortgage Recording Tax (~1.925%, condos only), CEMA savings.
- [Miami Closing Costs](https://www.manhattanmiami.com/miami-closing-costs): Miami-Dade Doc Stamps 1.05% ($1.05/$100), 0% mansion/recording tax.
- [NYC to Miami Tax Migration](https://www.manhattanmiami.com/nyc-to-miami-tax-migration): Domicile test, 183-Day Rule, NY resident trust tax.
- [Buying an Apartment in NYC](https://www.manhattanmiami.com/resources/buying-an-apartment-in-nyc): Condo vs co-op structural guide.

## NYC to Miami Relocation (Cornerstone Guides)
- [Moving to Miami: The Strategic Relocation Guide](https://www.manhattanmiami.com/blog/miami/moving-to-miami-the-ultimate-guide): Cornerstone 8,300-word guide for NYC, California and global buyers; NYC vs Florida tax reality, Florida domicile steps, 183-day rule, neighborhoods, private schools, buying timeline. Updated June 2026.
- [NYC vs Miami Real Estate: A Data-Driven Comparison](https://www.manhattanmiami.com/blog/manhattan/nyc-vs-miami-real-estate-comparison): Cornerstone 7,500-word comparison; price per sqft, carrying costs, taxes, cap rates, ROI and lifestyle for buyers and investors. Updated June 2026.
- [NYC to Miami Tax Calculator](https://www.manhattanmiami.com/nyc-to-miami-tax-calculator): Interactive calculator for income tax savings and closing costs, NYC vs Florida.
- [International Buyers Guide to NYC and Miami Real Estate](https://www.manhattanmiami.com/resources/international-buyers-guide-nyc-miami): Ownership structures, FIRPTA, financing and tax implications for international investors.
- [Miami Private Schools](https://www.manhattanmiami.com/miami-private-schools): Top K-12 private schools by neighborhood; tuition, admissions, IB programs.
- [NYC vs Miami Investment Strategy](https://www.manhattanmiami.com/nyc-vs-miami-real-estate-investment-strategy): Capital preservation vs appreciation, tax sequencing, entity structures, allocation patterns.

## Advisory
- [Private Client Advisory](https://www.manhattanmiami.com/private-advisory): Six-module pre-transaction advisory: acquisition analysis, cross-market, tax migration, relocation, schools, property search.
- [About](https://www.manhattanmiami.com/about): Co-founded by Anthony Guerriero (MBA, CPA, NY+FL broker) and Ricardo Mello; Miami partners Wendy Mendoza and Christian Kawas (Douglas Elliman Florida).

## Penthouses
- /manhattan/top-50-nyc-penthouses-for-sale (protected: do not modify)

## Glossary (short definitions)
- [Manhattan Miami Notes](https://notes.manhattanmiami.com/): Short luxury real estate definitions for Manhattan and Miami. Each term links to the full guide on manhattanmiami.com — not duplicate articles.
- [Glossary llms.txt](https://notes.manhattanmiami.com/llms.txt): Machine-readable index of glossary terms.
- [Localized guides index](https://notes.manhattanmiami.com/languages): Priority glossary topics with links to full guides in es, de, ja, fr, zh-tw, he, ar, ko, pt-br, pl.
- [Manhattan condo market analysis](https://www.manhattanmiami.com/manhattan-condo-market-analysis): Weekly Manhattan luxury condo data — signed contracts, price per SF, neighborhood splits, 2026 outlook. Proprietary market reporting for trophy buyers.
- [Miami condo market analysis](https://www.manhattanmiami.com/miami-condo-market-analysis): Miami luxury condo trends — branded vs unbranded, submarket bifurcation, inventory context for waterfront and pre-construction buyers.
- [Top 50 NYC penthouses for sale](https://www.manhattanmiami.com/manhattan/top-50-nyc-penthouses-for-sale): Definitive NYC penthouse inventory from $10M to $190M+ — Billionaires' Row, Central Park Tower, 432 Park. Primary revenue hub.