Make Winter
Optional.
Premium pre-construction properties in the world's most desirable sun destinations — from the Caribbean to Florida, Texas, and beyond.
Grand Cayman, Cayman Islands
Trusted By Thousands of Buyers
30+
Years in Real Estate
30,000+
Units Sold
10+
Global Destinations
100%
Canadian Expertise
Signature Properties
Exclusively Presented
Live Warmer holds exclusive Canadian representation for these landmark residences. Register directly through our team for priority access, floor plans, and pricing.
42 Residences
2,700 ft Ocean Frontage
67 Acres
Mandarin Oriental Residences
Grand Cayman, Cayman Islands
42 exclusive oceanfront residences at St. James' Point
87 Residences
31 Storeys
215 ft Waterfront
Mandarin Oriental Residences
West Palm Beach, Florida
87 bespoke residences on the Intracoastal Waterway
Explore Our Portfolio
From Miami's ultra-luxury towers to Austin's vibrant urban residences — every property in our portfolio is hand-selected for investment quality, brand pedigree, and lifestyle value.
Edgewater, Miami, FL
Villa Miami
Major Food Group
55 Floors · Carbone, Contessa
Fort Lauderdale, FL
St. Regis Resort & Residences
Bahia Mar
250-Slip Marina · Tara Bernerd
West Palm Beach, FL
The Ritz-Carlton Residences
West Palm Beach
138 Residences · Intracoastal
Miami Beach, FL
72 Carlyle
NoBe, Miami Beach
20 Floors · Piero Lissoni
Miami, FL
Edition Residences
Edgewater
800 ft Bayfront · Arquitectonica
Fort Lauderdale, FL
The Ritz-Carlton Residences
Fort Lauderdale Beach
83 Waterfront Residences
Miami, FL
14 ROC
Downtown Miami
283 Residences · STR Approved
Houston, TX
St. Regis Residences
River Oaks, Houston
90 Residences · 3.8 Acres
Austin, TX
Leland South Congress
SoCo, Austin
265 Residences · 35,000 sq ft Amenities
New Project Alerts
We source exclusive pre-construction opportunities before they reach the open market. Join our private list and be the first to receive new project launches, priority pricing, and allocation updates.
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Why Branded Residences?
Hotel-branded residences are the fastest-growing segment of global luxury real estate — and for good reason. Here is why the world’s most sophisticated investors choose them.
15–25% Price Premium at Completion
Hotel-branded residences consistently command a significant premium over comparable non-branded units in the same market. Buyers who purchase at pre-construction pricing capture this premium as equity at closing.
White-Glove Hotel Services
Residents enjoy the full suite of hotel amenities — 24-hour concierge, valet, housekeeping, room service, spa, and dining — without the overhead of managing a private home.
Turnkey Rental Income
When you're not in residence, the hotel operator manages your unit in the rental pool — generating income with zero effort on your part. Mandarin Oriental, Ritz-Carlton, and St. Regis operators are among the world's most trusted.
Global Brand Recognition
Properties bearing the Mandarin Oriental, Four Seasons, Ritz-Carlton, or St. Regis name attract a global buyer pool at resale — dramatically expanding liquidity compared to independent luxury developments.
Currency & Tax Efficiency for Canadians
Purchasing in USD at pre-construction pricing, in markets with no state income tax, while the Canadian dollar is at a discount creates a triple-layered financial advantage unavailable in any Canadian market.
Exclusive Pre-Launch Access
Live Warmer holds Canadian representation agreements with select branded developers. Our clients access pricing, floor plans, and unit allocations before public launch — often at 10–15% below the opening public price.
Three Simple Steps
to Your Warmer Life
Live Warmer makes buying internationally simple, trusted, and exciting — from your first browse to your closing day.
Register Free TodayBrowse Destinations
Explore our curated selection of premium pre-construction properties across the world's best sun destinations — from the Caribbean to Florida, Texas, and beyond.
Register Your Interest
Tell us where you want to be. Our team reaches out personally to answer every question — no automated emails, ever. A Live Warmer specialist will contact you directly.
We Handle The Rest
From first call to closing day, our expert team guides you through every step of buying internationally — due diligence, financing, legal, and beyond.
Trusted by Canadians
From first-time international buyers to seasoned investors, our clients share one thing in common — they made winter optional.
“Eric and the Live Warmer team made the entire pre-construction process seamless. We secured our Grand Cayman residence before public launch — the kind of access you simply can't get without the right team.”
Michael & Sarah T.
Toronto, Ontario
“I'd been thinking about a Florida property for years but didn't know where to start. Live Warmer walked us through every step — tax structure, financing, timing. We closed on the Ritz-Carlton WPB and couldn't be happier.”
James R.
Calgary, Alberta
“The Canadian advantage is real. Live Warmer's knowledge of cross-border purchasing, currency strategy, and branded residences is unmatched. Our St. Regis unit has already appreciated significantly.”
Linda & David K.
Vancouver, British Columbia
“What sets Live Warmer apart is the curation. They only bring projects that make financial sense for Canadians — the right markets, the right brands, the right timing. We trust them completely.”
Robert M.
Ottawa, Ontario
Canadian Buyer Tool
Your Purchasing Power Calculator
See your CAD budget in USD, estimated tax advantages vs. Ontario, and projected rental income — all in one place.
Knowledge for the
Globally Mobile Buyer
Purchasing GuideThe Complete Guide to Buying Pre-Construction Internationally
Everything a Canadian buyer needs to know before signing — from due diligence to deposit structures and closing costs across jurisdictions.
Coming Soon
Tax & FinanceTax Advantages of Owning Property in Sun Destinations
From the Cayman Islands' zero capital gains tax to Florida's homestead exemption — a jurisdiction-by-jurisdiction breakdown for Canadian investors.
Coming Soon
Residency & LifestyleResidency by Investment: Your Path to a Second Home Base
How property ownership in the Caribbean, Florida, and Texas can open doors to residency, banking, and a genuinely warmer life.
Coming Soon
Investment StrategyWhy Pre-Construction Is the Smart Play in Luxury Markets
The case for buying at launch pricing, understanding deposit structures, and how to evaluate developer credibility in international markets.
Coming SoonYour Last Winter
Starts Here.
Register with Live Warmer for exclusive access to pricing, floor plans, and priority allocation across our entire portfolio. Our team will reach out personally — no automated emails, ever.
30+
Years Experience
$2B+
Properties Sold
11
Active Projects
100%
Personal Service
Presented by Live Warmer · Pivot Real Estate Group
Free Registration — No Obligation