Auberge Fort Lauderdale - Top 10 Buyer Opportunities

AUBERGE BEACH RESIDENCES — INVESTOR BUYER REPORT

September 2026 | Buy the Resale Discount

Auberge is a different trade from Selene or Las Olas Beach Club: it is already an established, true-on-the-sand luxury building with 171 residences, 450 feet of beachfront, Auberge services, spa, restaurants and resort amenities.  

Top 10 Buyer Opportunities

1. N206 — $2.790M | 2,071 SF | $1,347/SF

• Cheapest 3BR opportunity.
• True oceanfront Auberge lifestyle below $3M.
• Two exposures and large terrace give it strong second-home appeal.  
• Negotiation: Start around $2.40M–$2.45M. Target $2.50M–$2.60M. Make seller compete with S906/S706 on $/SF and absolute dollars.

2. S906 — $3.700M | 2,661 SF | $1,390/SF

• 3BR/3.5BA with significantly more space than N206.
• One of the more compelling current asking bases in the building.
• ~$5,127 monthly HOA needs to be incorporated into the investor’s carrying-cost analysis.  
• Negotiation: Start around $3.20M–$3.25M. Target $3.35M–$3.50M.

3. S706 — $3.900M | 2,792 SF | $1,397/SF

• Almost 2,800 SF for under $4M.
• Corner residence with ocean and skyline exposure.
• Has been marketed for an extended period, which is worth testing for motivation.  
• Negotiation: I’d start around $3.30M–$3.40M and target $3.50M–$3.65M. Use S906 aggressively.

4. S903 — $4.299M | 2,787 SF | ~$1,543/SF

• Strong 3BR/3.5BA family/second-home size.
• Good middle ground between the ~$3.7–$3.9M inventory and $5M+ residences.
• Seller’s 2019 purchase history provides useful context when negotiating.  
• Negotiation: S706 and S906 are the obvious leverage. Start around $3.60M–$3.70M and test whether $3.8M–$4.0M gets it done.

5. N501 — $5.445M | 3,422 SF | ~$1,591/SF

• Huge 3BR footprint.
• Much lower $/SF than several higher-end Auberge offerings.
• 3,400+ SF makes it a legitimate primary residence, not simply a vacation condo.  
• Negotiation: Attack the absolute price using S903/S706. I’d start around $4.6M and explore $4.8M–$5.0M.

6. N804 — $5.370M | ~2,500 SF

• Better elevation than the low-floor value plays.
• 3BR configuration.
• At this price, buyer should demand a substantial view/condition premium over S706/S906.  
• Negotiation: Don’t negotiate from $5.37M. Negotiate from competing Auberge $/SF. Low-$4Ms would be my opening conversation.

7. S1701 — $6.399M | 3,301 SF | $1,939/SF

• High-floor trophy positioning.
• Custom interiors, flow-through design and ocean/sunset exposure.
• Current asking price has already moved from $6.499M to $6.399M.  
• Negotiation: The premium is the issue. Start around $5.3M–$5.5M and make the seller justify nearly $2,000/SF. I’d want a deal materially below ask.

8. N605 — $8.150M | 3,767 SF | $2,164/SF

• Full-floor-style privacy with 4BR/4.5BA.
• Extraordinary 2,688-SF terrace, private spa and multiple parking/storage features.
• But it has also accumulated significant market time, creating a potential motivation trade.  
• Negotiation: This is where I’d be aggressive. Open around $6.5M–$6.75M and test $7.0M–$7.4M.

9. S1704/05 — $9.995M | combined residence

• Combined high-floor residence creates scarcity.
• Much harder product to replicate than a standard 3BR.
• Trophy buyer rather than pure $/SF investor trade.  
• Negotiation: Focus on discount to replacement/trophy alternatives, not standard Auberge comps. I’d test seller motivation with an offer meaningfully below $9M.

10. S1604/1605 — $10.995M | combined residence

• Another rare combined high-floor offering.
• Large-format oceanfront residences become increasingly difficult to reproduce.
• Competes with newer ultra-luxury product, giving a buyer considerable alternatives at this price.  
• Negotiation: Make the seller compete against S1704/05 directly. I would not bid against myself—submit on both and see which seller becomes aggressive.

Recent Sales Activity

Auberge has demonstrated genuine liquidity at the high end. Reported historical sales include S2201 at $10.104M, S1805/1806 at $7.15M, N1501 at $6.70M, S1501 at $6.495M, N803 at $6.0M, S501 at $5.60M and N1003 at $5.055M.  

That matters because this isn’t a speculative new-development building waiting for price discovery. There is an established luxury resale history.

The Investor Trade

Selene: newer + lower entry price + greater potential repricing.

Auberge: established luxury + true beachfront + larger residences + proven trophy sales.

The sweet spot at Auberge looks like the $1,350–$1,550/SF resale inventory, particularly N206, S906, S706 and S903. Current listings such as N605 asking above $2,100/SF demonstrate how wide the valuation spread inside the same building can become.  

Negotiation strategy: I’d identify three Auberge units you’d genuinely buy, write clean offers on all three with appropriate protective language, and let seller motivation determine which becomes the investment. At Auberge, I would rather buy the motivated seller at $1,350–$1,500/SF than pay a trophy premium simply for a few floors of elevation.