100 Las Olas - Weekly Update

100 Las Olas - Weekly Update - Sept 26, 2026

Pricing playbook

Value / motivated: $675–$775/SF

Core good residence: $775–$875/SF

Premium high-floor / strong view: $875–$1,000/SF

Trophy / penthouse: $1,000+

Pay proven premiums for genuinely superior floors/views—not aspirational premiums simply because a seller asks them.  The most important statistic for sellers is that the trailing 12-month building average is only $746/SF, while current asks average $1,211/SF because of trophy inventory.  

Best buyer opportunities

🥇 #3201 —

my favorite value trade

$1.720M | 2,191 SF | $785/SF

This is the lowest $/SF of the normal active inventory.

It has already been reduced approximately 3.9%.  

I’d investigate something around $1.55M–$1.62M, depending heavily on view, renovation and seller feedback.

At $1.60M:

$730/SF

That’s extremely interesting for a 2020-built Las Olas tower.

 

🥈 #3804 — best high-floor comp-supported trade

$1.649M | 1,867 SF | $883/SF

The same-size #3004 just closed at $1.50M/$803, while #4504 achieved $1.81M/$969.

I’d investigate approximately $1.525M–$1.575M, or roughly $817–$844/SF.

If the views/condition are strong, that would look reasonable against both bookend comps.

 

🥉 #1902 — best entry point

$1.280M | 1,404 SF | $912/SF

It’s the cheapest way into the building.

But I’d use #1802’s $1.025M/$730 closing aggressively.

Because #1902 is only ten floors higher, I wouldn’t automatically pay a $255K premium.

I’d want to investigate something closer to $1.15M–$1.20M depending on condition/views.

 

#2802 — best aggressive negotiation

$1.40M / $997/SF.

The #1802 closing is the problem.

I’d probably start around $1.15M–$1.20M and see whether the seller engages.

At $1.20M, you’re still paying a $175K premium to #1802 for the higher floor.

 

#4203 — potentially interesting after another reset

At $2.699M/$1,015, I don’t see the obvious value yet.

But the 15.7% reduction is exactly why I’d keep watching it.

If seller psychology changes again, the 42nd floor could become very interesting.