AUBERGE BEACH RESIDENCES - INVESTOR REPORT

AUBERGE BEACH RESIDENCES - INVESTOR REPORT

September 28, 2026 | 2200 N Ocean Blvd | Fort Lauderdale Beach

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj

 

🎯 AUBERGE SMART MONEY BUY LIST™

UNIT	ASK	BUY ZONE	TARGET $/SF	THESIS
N206	$2.790M	$2.45–2.60M	$1,183–1,255	Entry 3BR
S906	$3.700M	$3.35–3.50M	$1,259–1,315	Direct-ocean value
S706	$3.900M	$3.50–3.65M	$1,254–1,307	Large-plan value
N501	$5.445M	$4.90–5.10M	$1,432–1,490	Large 3BR value
S1701	$6.399M	$5.60–5.85M	$1,696–1,772	High-floor trophy

 

🌊 AUBERGE CATALYST WATCH™

• NEW CONSTRUCTION IS RAISING THE CEILING — As the next generation of Fort Lauderdale Beach luxury pushes pricing higher, Auberge’s completed direct-oceanfront product can look increasingly compelling by comparison.
• YOU CAN BUILD ANOTHER CONDO. YOU CAN’T BUILD ANOTHER BEACH. — Auberge controls roughly 450 feet of direct Atlantic frontage. That scarcity is the long-term investment thesis.
• BUY TODAY. LIVE TODAY. — No construction wait and no development risk. Buyers get completed oceanfront luxury, established amenities and immediate use.
• THE DISCOUNT IS THE OPPORTUNITY — Recent sales show a meaningful gap between seller expectations and clearing prices. That’s where disciplined buyers can create their return.

SMART MONEY TAKE

NEW CONSTRUCTION SETS THE CEILING.

AUBERGE LETS YOU BUY THE OCEANFRONT FOR LESS.

 

🏆 SMART MONEY SCOREBOARD

TOP 5 INVESTMENTS

🥇 N206 — THE ENTRY 3BR

3 BR | 3.5 BA | 2,071 SF

ASK $2.790M | $1,347/SF

SMART MONEY: $2.45–2.60M | $1,183–1,255/SF

• Why Smart Money Buys: One of the lowest absolute acquisition prices for a three-bedroom residence at Auberge.
• Investment Edge: Get into direct-oceanfront Auberge at a materially lower basis than larger trophy residences.

INVESTMENT THESIS: BUY AUBERGE BELOW $1,300/SF.

 

🥈 S906 — THE DIRECT-OCEAN VALUE

3 BR | 3.5 BA | 2,661 SF

ASK $3.700M | ~$1,390/SF

SMART MONEY: $3.35–3.50M | ~$1,259–1,315/SF

• Why Smart Money Buys: Nearly 2,700 SF at a materially lower basis than Auberge’s trophy inventory.
• Investment Edge: Direct-ocean lifestyle without paying the highest high-floor premium.

INVESTMENT THESIS: BUY THE OCEAN, NOT THE TROPHY PREMIUM.

 

🥉 S706 — THE LARGE-PLAN VALUE

3 BR | ~2,792 SF

ASK $3.900M | ~$1,397/SF

SMART MONEY: $3.50–3.65M | ~$1,254–1,307/SF

• Why Smart Money Buys: Almost 2,800 SF at an ask below $1,400/SF.
• Investment Edge: Large oceanfront footprint with negotiation potential.

INVESTMENT THESIS: LET MARKET TIME CREATE THE DISCOUNT.

 

#4 — N501 — THE LARGE 3BR

3 BR | 5 BA | 3,422 SF

ASK $5.445M | ~$1,591/SF

SMART MONEY: $4.90–5.10M | ~$1,432–1,490/SF

• Why Smart Money Buys: More than 3,400 interior SF with significant oceanfront scale.
• Investment Edge: Buy the large footprint without moving into Auberge’s highest trophy pricing.

INVESTMENT THESIS: BUY THE SQUARE FOOTAGE BEFORE PAYING FOR THE FLOOR.

 

#5 — S1701 — THE HIGH-FLOOR TROPHY

3 BR | 5 BA | 3,301 SF

ASK $6.399M | $1,939/SF

SMART MONEY: $5.60–5.85M | ~$1,696–1,772/SF

• Views: High-floor ocean exposure with flow-through design.
• Why Smart Money Buys: Premium residence—but only if the basis reflects the negotiating environment.

INVESTMENT THESIS: BUY THE TROPHY. DON’T PAY THE TROPHY ASK.

THE BOARD

N206 ENTRY • S906 OCEAN VALUE • S706 LARGE-PLAN • N501 SCALE • S1701 TROPHY

 

🔑 RENTAL MARKET PULSE

UNIT	SIZE	ASKING RENT
S606	2,661 SF	$30,000
S406	2,792 SF	$22,500
N504	1,885 SF	$20,000
S905	1,294 SF	$11,000
S605	1,294 SF	$10,800

 

🚀 TOP 3 AUBERGE REPRICING CATALYSTS

1. NEW CONSTRUCTION RESETS THE LUXURY CEILING

• New Fort Lauderdale Beach luxury is establishing higher replacement-cost pricing.
• Auberge offers completed direct-oceanfront luxury today at a potentially lower basis.
• Every higher-priced new project strengthens Auberge’s relative-value argument.

2. PRICE DISCOVERY CREATES THE OPPORTUNITY

UNIT	SOLD	SIZE	SOLD $/SF
N201	$2.300M	1,990 SF	~$1,156
N403	$2.300M	1,870 SF	~$1,230
S1801	$4.250M	~3,500 SF	~$1,214
S903	$3.800M	2,787 SF	~$1,364
N1003	$5.055M	3,591 SF	~$1,408

• The spread shows that Auberge does not have one price.
• Floor, tower, view, condition and seller motivation can create hundreds of dollars per SF of difference.
• That’s where disciplined buyers look for alpha.

3. DIRECT-OCEAN PRODUCT CAN’T BE RECREATED

• Approximately 450 feet of beachfront.
• Large residences + substantial terraces.
• Resort-level amenities.
• Direct Atlantic Ocean frontage.
• Scarcity becomes increasingly valuable as Fort Lauderdale Beach develops around it.

SMART MONEY TAKE

THE BUILDING IS TROPHY.

THE OPPORTUNITY IS THE BASIS.

 

📊 AUBERGE INVESTMENT THESIS

RECENT PRICE DISCOVERY: ROUGHLY $1,150–1,400/SF

versus

ASKING PRICES THAT CAN REACH ~$1,400–2,000+/SF

That spread creates the opportunity.

The goal isn’t simply to buy Auberge.

BUY THE RIGHT RESIDENCE AT THE RIGHT BASIS.

SMART MONEY DOESN’T ASK WHETHER AUBERGE IS A GREAT BUILDING. IT ASKS WHAT PRICE MAKES THE RESIDENCE A GREAT INVESTMENT.

 

🏆 AUBERGE RESIDENCE INTELLIGENCE™

🥇 HIGH-FLOOR SOUTH TOWER

• Investment Edge: Trophy ocean exposure + scarcity + strongest emotional resale appeal.

🥈 LARGE NORTH TOWER 3BR

• Investment Edge: Large interiors with the potential for a lower $/SF basis than trophy South Tower residences.

🥉 MID-FLOOR SOUTH 3BR

• Investment Edge: Direct-ocean lifestyle without paying penthouse/high-floor pricing.

#4 — NORTH TOWER 2–3BR VALUE

• Investment Edge: Lower absolute acquisition cost can create an attractive entry point into Auberge.

#5 — COMBINED / TROPHY RESIDENCES

• Investment Edge: Extreme scarcity, but valuation discipline matters as the buyer pool narrows at the highest price points.

 

🔑 WHY BUY WITH CRAIG?

• FORT LAUDERDALE BEACH MARKET KNOWLEDGE — Compare Auberge against Selene, Las Olas Beach Club, Paramount and upcoming luxury supply.
• 20+ YEARS ON WALL STREET — Analyze every purchase through valuation, risk, catalysts and exit strategy.
• FIND THE MISPRICING — Focus on market time, seller motivation, floor, views, condition and $/SF.
• NEGOTIATE THE BASIS — Establish the target price, $/SF and walk-away number before making the offer.

BUY THE OCEANFRONT. DON’T OVERPAY FOR IT.

 

📱 WHY LIST WITH CRAIG?

• FORT LAUDERDALE BEACH + LAS OLAS SPECIALIST
• STAND OUT. SELL FOR TOP DOLLAR. — Position Auberge against competing luxury oceanfront inventory instead of marketing it like another condo.
• 10M+ INSTAGRAM VIEWS IN 2026
• 1M+ MONTHLY REACH
• 20+ YEARS WALL STREET INVESTMENT EXPERIENCE
• GLOBAL LUXURY BUYER EXPOSURE
• SELL THE AUBERGE LIFESTYLE — Direct beach, ocean views, resort amenities, dining and Fort Lauderdale.
• MORE EXPOSURE → MORE BUYERS → MORE COMPETITION

SELL THE RESIDENCE. SELL THE OCEAN. SELL THE LIFESTYLE.

 

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj