CASAMAR POMPANO BEACH - Top 10 Buyer Opportunities

CASAMAR POMPANO BEACH — INVESTOR BUYER REPORT

September 21, 2026 | Buy the Resale Discount

Casamar is becoming a very interesting price-discovery trade. There are currently 14 active sale listings, with an average ask around $1,366/SF. More importantly, 18 units closed in the 12 months through August at a $3.19M median / $1,268/SF median, with the median sale at only 92.4% of final ask and 77.8% of transactions cash.  

Top 10 Buyer Opportunities

1. #406 — $3.000M | 2,590 SF | $1,158/SF

• Lowest asking $/SF among the standard active 3BR inventory.
• 3BR + den with excellent size for the money.
• #1106, same 2,590-SF line, closed at $3.40M despite being higher floor.  
• Negotiation: I’d open around $2.65M–$2.70M and target $2.75M–$2.85M.

2. #1204 — $2.995M | 2,500 SF | $1,198/SF

• Under $3M for a 12th-floor 3BR.
• #1004 closed for $2.72M in March, giving you an excellent same-size benchmark.  
• Asking price has already been reduced from $2.995M according to one current listing feed.  
• Negotiation: Use #1004 hard. Start around $2.60M–$2.65M and target $2.70M–$2.80M.

3. #802 — $3.475M | 2,760 SF | $1,259/SF

• One of my favorite combinations of size + elevation + $/SF.
• Same 2,760-SF floor plan as #1702, which just closed at $3.50M.
• #702 sold for only $3.0M, showing how much negotiating room has existed in this line.  
• Negotiation: I’d anchor around $3.0M and target approximately $3.10M–$3.25M.

4. #606 — $3.395M | 2,590 SF | $1,311/SF

• Ask has reportedly come down from $3.75M.
• Large 3BR + den northeast-corner-style product.
• Same-size #1106 closed for $3.40M, while cheaper #406 gives the buyer leverage.  
• Negotiation: Seller has already shown price flexibility. Start around $2.90M and target $3.0M–$3.15M.

5. #504 — $3.295M | 2,500 SF | $1,318/SF

• 2,500-SF 3BR + den.
• #1004 is the critical comp: $2.72M / roughly $1,160/SF.
• #1204 is now asking below $3M, putting direct pressure on this seller.  
• Negotiation: Make the seller compete against #1204. I’d open around $2.65M and target $2.75M–$2.90M.

6. #1903 — $4.350M | 3,300 SF | $1,318/SF

• 4BR/4.5BA with legitimate primary-residence scale.
• High floor plus 3,300 SF makes this a very different product from the $3M units.
• #1501 closed for $4.665M / $1,376/SF with 3,390 SF, giving useful support to the valuation.  
• Negotiation: I’d start around $3.75M–$3.85M and target approximately $4.0M–$4.15M.

7. #906 — $3.449M | 2,590 SF | $1,332/SF

• Good ninth-floor elevation.
• Same 2,590-SF footprint as #406, #606 and #1506.
• Multiple identical-size sellers give the buyer tremendous leverage.  
• Negotiation: Tell the seller you’re simultaneously considering #406 and #606. Start around $2.9M and target $3.05M–$3.15M.

8. #1506 — $3.599M | 2,590 SF | $1,390/SF

• High-floor version of the popular 06 plan.
• Higher elevation deserves a premium—but not an unlimited one.
• #1106 closed for $3.40M, providing a very clean valuation reference.  
• Negotiation: Anchor around $3.10M. I’d try to buy around $3.25M–$3.35M.

9. #1604 — $3.495M | 2,500 SF | $1,398/SF

• High floor with a relatively manageable ~$3.5M ticket.
• Reportedly reduced from $3.65M.
• But #1004’s $2.72M closing and #1204’s ~$3M ask make the premium very visible.  
• Negotiation: Don’t negotiate off $3.495M. Start around $2.9M–$3.0M and try to stay below ~$3.20M.

10. #505 — $2.575M | 1,700 SF | $1,515/SF

• Lowest absolute purchase price among the current active sale inventory.
• 2BR + den is an easier second-home footprint.
• But #1605, approximately 1,603 SF and fully customized/turnkey, closed at $2.60M—so there’s little reason to stretch.  
• Negotiation: I’d start around $2.25M–$2.30M and target roughly $2.35M–$2.45M.

Recent Sales — This Is the Important Part

The recent closes show buyers have been getting meaningful discounts:

#301: $2.756M after a $2.98M list.
#702: $3.00M after a $3.40M list.
#401: $3.45M after a $4.25M list.
#1004: $2.72M after a $2.899M list.
#1702: $3.50M after a $3.55M list.
#1501: $4.665M after a $4.995M list.  

The broader 12-month data is even more useful: 18 closings, $3.193M median price, $1,268/SF median, 118 median cumulative DOM and only 92.4% median sale/final-list ratio.  

The Casamar Investor Trade

Casamar itself is compelling product: 119 residences, 283 feet of direct oceanfront, Arquitectonica architecture, Rockwell Group interiors, sunrise + sunset pools, private elevators, pickleball and a golf simulator.  

But I wouldn’t pay a generic $1,350–$1,500/SF just because it’s new.

The interesting trade is buying around $1,100–$1,250/SF when seller motivation permits. #904’s recent $2.50M close and #301’s $2.756M close show that lower-basis transactions are actually occurring.  

My first calls: #406 → #1204 → #802 → #606.

I’d put clean offers on 2–3 simultaneously acceptable units with appropriate protective contract language and let the sellers compete. With 14 units currently offered and recent sales routinely below ask, buyer leverage—not chasing the prettiest view—is the trade right now.