AUBERGE FORT LAUDERDALE VS. MIAMI BEACH VS. PALM BEACH

AUBERGE FORT LAUDERDALE VS. MIAMI BEACH VS. PALM BEACH

SAME ATLANTIC COASTLINE. UP TO 55% LESS PER SQUARE FOOT.

WHY INVESTORS SHOULD CONSIDER AUBERGE FORT LAUDERDALE FOR TROPHY OCEANFRONT REAL ESTATE

CRAIG BUJNOWSKI
Luxury Waterfront Real Estate Advisor
Engel & Völkers Fort Lauderdale

CALL/TEXT: 617-784-7504
INSTAGRAM: @craigbuj

PRIVATE AUBERGE SHOWINGS & INVESTMENT OPPORTUNITIES - DM CRAIG

 

TOP 5 AUBERGE FORT LAUDERDALE CONDO OPPORTUNITIES

1. SOUTH TOWER #S906 — BEST DIRECT-OCEAN VALUE

$3,700,000 | 2,661 SF | $1,390/SF

3 BEDROOMS | 3.5 BATHROOMS

• THE OCEANFRONT VALUE PLAY: Direct Atlantic Ocean views, nearly 2,700 SF of luxury living and a ninth-floor vantage point without the high-floor price premium. Approximately 31% below Auberge’s average asking price per square foot. NEGOTIATING STRATEGY: Open at $3.30M–$3.40M; target $3.45M–$3.55M.

 

2. SOUTH TOWER #S706 — BEST OVERSIZED OCEANFRONT RESIDENCE

$3,900,000 | 2,792 SF | $1,397/SF

3 BEDROOMS | 2.5 BATHROOMS

• THE SPACE ADVANTAGE: Nearly 2,800 SF with Atlantic Ocean exposure and an expansive floor plan—131 SF larger than S906 for only $200,000 more. Seventh-floor positioning offers the oceanfront lifestyle without paying a trophy-floor premium. NEGOTIATING STRATEGY: Open at $3.45M–$3.55M; target $3.60M–$3.70M.

 

3. NORTH TOWER #N501 — BEST LARGE LUXURY RESIDENCE

$5,445,000 | 3,422 SF | $1,591/SF

3 BEDROOMS | 5 BATHROOMS

• THE RARE LARGE-FLOOR-PLAN OPPORTUNITY: More than 3,400 SF, five bathrooms and ocean exposure in a residence offering the scale of a luxury waterfront home. Approximately 21% below Auberge’s average asking price per square foot. NEGOTIATING STRATEGY: Open at $4.80M–$4.95M; target $5.00M–$5.15M.

 

4. NORTH TOWER #N206 — BEST ENTRY-PRICE OPPORTUNITY

$2,790,000 | 2,071 SF | $1,347/SF

3 BEDROOMS | 3.5 BATHROOMS

• THE UNDER-$3 MILLION OCEAN-VIEW OPPORTUNITY: Ocean views and east-to-west exposure in a three-bedroom residence at the lowest asking price and price per square foot of these five opportunities. NEGOTIATING STRATEGY: Open at $2.45M–$2.50M; target $2.55M–$2.65M.

 

5. SOUTH TOWER #S1701 — BEST HIGH-FLOOR TROPHY RESIDENCE

$6,399,000 | 3,301 SF | $1,939/SF

3 BEDROOMS | 5 BATHROOMS

• THE TROPHY VIEW OPPORTUNITY: Seventeenth-floor Atlantic Ocean exposure, a flow-through design and more than 3,300 SF of luxury living. Elevated views, privacy and substantial interior space create an attractive alternative to more expensive Miami Beach trophy residences. NEGOTIATING STRATEGY: Open at $5.65M–$5.80M; target $5.90M–$6.05M.

 

1. THE SOUTH FLORIDA TROPHY PROPERTY PRICE GAP

FIVE LUXURY DEVELOPMENTS. VERY DIFFERENT VALUATIONS.

AUBERGE BEACH RESIDENCES | FORT LAUDERDALE

$2,009/SF — AVERAGE ASKING PRICE

• Completed luxury oceanfront resort.
• Approximately 450 feet of Atlantic beachfront.
• Del Mar restaurant, spa and resort amenities.

FAENA HOUSE | MIAMI BEACH

$3,508/SF — ASKING PRICE BENCHMARK

• Exclusive oceanfront residences.
• International luxury positioning.

EIGHTY SEVEN PARK | MIAMI BEACH

$3,106/SF — MEDIAN ASKING PRICE

• Direct Atlantic oceanfront.
• Renzo Piano-designed architecture.

THE BRISTOL | WEST PALM BEACH

$3,218/SF — MEDIAN CLOSED PRICE

• Ultra-luxury Intracoastal residences.
• Panoramic Palm Beach Island views.

SOUTH FLAGLER HOUSE | WEST PALM BEACH

$4,475/SF — AVERAGE ASKING PRICE

• New ultra-luxury waterfront development.
• Intracoastal views overlooking Palm Beach Island.

INVESTOR TAKEAWAY

AUBERGE OFFERS ESTABLISHED OCEANFRONT LUXURY AT A SUBSTANTIALLY LOWER AVERAGE ASKING PRICE PER SQUARE FOOT.

 

2. THE TROPHY WATERFRONT PRICE GAP: UP TO 55% LESS PER SF

WHY PAY A PREMIUM WHEN FORT LAUDERDALE OFFERS OCEANFRONT LUXURY FOR LESS?

AUBERGE AVERAGE ASKING PRICE — $2,000/SF

VERSUS FAENA HOUSE — MIAMI BEACH

• Faena House: $3,508/SF
• AUBERGE COSTS 43% LESS PER SF

VERSUS EIGHTY SEVEN PARK — MIAMI BEACH

• Eighty Seven Park: $3,106/SF
• AUBERGE COSTS 35% LESS PER SF

VERSUS THE BRISTOL — WEST PALM BEACH

• The Bristol: $3,218/SF
• AUBERGE COSTS 38% LESS PER SF

VERSUS SOUTH FLAGLER HOUSE — WEST PALM BEACH

• South Flagler House: $4,475/SF
• AUBERGE COSTS 55% LESS PER SF

INVESTOR TAKEAWAY

WHY PAY $3,000–$4,500/SF WHEN AUBERGE AVERAGES APPROXIMATELY $2,000/SF?

 

3. THE LUXURY CONDO CARRYING-COST GAP

THE PURCHASE PRICE IS ONLY HALF THE INVESTMENT STORY.

WHAT DOES IT COST TO OWN APPROXIMATELY 2,500 SF?

AUBERGE — FORT LAUDERDALE

ESTIMATED ANNUAL HOA + PROPERTY TAXES: $158,000

• Purchase Value: Approximately $5.02M
• Estimated Annual HOA: $58,000
• Estimated Annual Property Taxes: $100,000

FAENA HOUSE — MIAMI BEACH

ESTIMATED ANNUAL HOA + PROPERTY TAXES: $284,000

• Purchase Value: Approximately $8.77M
• Estimated Annual HOA: $109,000
• Estimated Annual Property Taxes: $175,000

EIGHTY SEVEN PARK — MIAMI BEACH

ESTIMATED ANNUAL HOA + PROPERTY TAXES: $263,000

• Purchase Value: Approximately $7.77M
• Estimated Annual HOA: $108,000
• Estimated Annual Property Taxes: $155,000

THE BRISTOL — WEST PALM BEACH

ESTIMATED ANNUAL HOA + PROPERTY TAXES: $209,000

• Purchase Value: Approximately $8.05M
• Average HOA: $1.60/SF per month
• Estimated Monthly HOA: $4,000
• Estimated Annual HOA: $48,000
• Estimated Annual Property Taxes: $161,000

SOUTH FLAGLER HOUSE — WEST PALM BEACH

ESTIMATED ANNUAL HOA + PROPERTY TAXES: $290,000

• Purchase Value: Approximately $11.19M
• Estimated Annual HOA: $66,000
• Estimated Annual Property Taxes: $224,000

THE AUBERGE OWNERSHIP-COST ADVANTAGE

ESTIMATED ANNUAL SAVINGS FOR A SIMILAR-SIZED 2,500 SF RESIDENCE:

• VERSUS FAENA HOUSE: $126,000 annually.
• VERSUS EIGHTY SEVEN PARK: $105,000 annually.
• VERSUS THE BRISTOL: $51,000 annually.
• VERSUS SOUTH FLAGLER HOUSE: $132,000 annually.

THE TEN-YEAR INVESTOR PERSPECTIVE

ESTIMATED TEN-YEAR SAVINGS AT AUBERGE:

• FAENA HOUSE: $1.26M
• EIGHTY SEVEN PARK: $1.05M
• THE BRISTOL: $510,000
• SOUTH FLAGLER HOUSE: $1.32M

4. WHAT DOES $5 MILLION BUY?

SAME $5 MILLION. DRAMATICALLY MORE LIVING SPACE.

• AUBERGE — FORT LAUDERDALE: 2,489 SF
• FAENA HOUSE — MIAMI BEACH: 1,425 SF
• EIGHTY SEVEN PARK — MIAMI BEACH: 1,610 SF
• THE BRISTOL — WEST PALM BEACH: 1,554 SF
• SOUTH FLAGLER HOUSE — WEST PALM BEACH: 1,117 SF

AUBERGE OFFERS NEARLY 2X MORE INTERIOR SPACE AT THE SAME $5 MILLION INVESTMENT.

MORE SPACE. LOWER PRICE PER SQUARE FOOT. DIRECT ATLANTIC BEACHFRONT.

INVESTOR TAKEAWAY

WHY SETTLE FOR 1,100–1,600 SF AT THESE TROPHY BENCHMARKS WHEN $5 MILLION EQUATES TO APPROXIMATELY 2,500 SF AT AUBERGE?

 

SEVEN REASONS AUBERGE MAY BE THE SMARTER OCEANFRONT PURCHASE

1. YOU CAN’T MANUFACTURE MORE BEACHFRONT

• IRREPLACEABLE REAL ESTATE: Approximately 450 feet of direct Atlantic beachfront in a market where opportunities to develop comparable luxury oceanfront properties are increasingly limited.

2. LUXURY WITHOUT THE MIAMI BEACH PREMIUM

• BUY THE LIFESTYLE, NOT THE ZIP CODE: Auberge averages approximately $2,009/SF versus more than $3,000/SF at selected Miami Beach trophy developments.

3. FIVE-STAR RESORT LIVING

• YOUR PRIVATE OCEANFRONT RESORT: Del Mar restaurant, luxury spa, beachfront pools, private cabanas and concierge services deliver a resort-style experience without leaving home.

4. MORE SPACE FOR THE SAME INVESTMENT

• MORE REAL ESTATE FOR YOUR MONEY: A $5 million investment equates to approximately 2,489 SF at Auberge versus just 1,117–1,610 SF at the selected Miami Beach and West Palm Beach benchmarks.

5. NO PRECONSTRUCTION RISK OR WAITING

• SEE IT. TOUCH IT. OWN IT: Unlike developments still under construction, Auberge offers completed residences where buyers can evaluate the actual views, finishes and amenities before purchasing.

6. SELLERS ARE NEGOTIATING

• YOUR RETURN STARTS WITH THE PURCHASE PRICE: Transactions in the earlier Auberge market snapshot averaged approximately 12% below final asking prices, creating a potential opportunity for disciplined buyers to negotiate.

7. A COMPELLING RELATIVE-VALUE OPPORTUNITY

• THE SMART MONEY LOOKS FOR PRICE DISLOCATIONS: Auberge combines direct Atlantic beachfront, established luxury amenities and an average asking price approximately 35%–55% below selected Miami Beach and West Palm Beach luxury benchmarks.

 

THE INVESTMENT THESIS

MIAMI HAS THE GLOBAL BRAND.

PALM BEACH HAS THE PRESTIGE.

FORT LAUDERDALE HAS THE PRICE ADVANTAGE.

THREE REASONS AUBERGE BELONGS ON YOUR BUY LIST

1. OCEANFRONT SCARCITY

• Direct Atlantic beachfront real estate is difficult to replicate.
• Completed resort-style luxury with immediate occupancy potential.

2. RELATIVE VALUE

• Auberge’s average asking price is approximately 35%–55% below the selected luxury waterfront benchmarks.
• Lower prices per square foot create opportunities for disciplined buyers.

3. CAPITAL EFFICIENCY

• Nearly twice the illustrative interior space at a $5 million investment.
• Potentially lower long-term ownership expenses for similarly sized residences.

 

CRAIG BUJNOWSKI
Luxury Waterfront Real Estate Advisor
Engel & Völkers Fort Lauderdale

CALL/TEXT: 617-784-7504
INSTAGRAM: @craigbuj

PRIVATE AUBERGE SHOWINGS | INVESTMENT ANALYSIS | EXCLUSIVE OCEANFRONT OPPORTUNITIES

DM CRAIG FOR CURRENT PRICING & PRIVATE SHOWINGS