FORT LAUDERDALE BEACH SMART MONEY - Condo Buy List

by Craig Bujnowski

FORT LAUDERDALE BEACH SMART MONEY

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj

The Weekly Condo Buy List | September 26, 2026

Signal	This Week
🏆 Best Risk/Reward	Las Olas Beach Club #702 — $1.449M / $609/SF
💰 Best Low-Basis Luxury Trade	Jackson Tower #1003 — ~$890K / ~$517/SF
🌊 Best Oceanfront Value	Las Olas Beach Club #607 — $1.195M / $627/SF
🔨 Best Renovation Trade	Jackson Tower #2705 — around $900K target
🆕 Best New-Luxury Value	Selene developer #0501E — $2.699M / ~$867/SF
🏙️ Best Modern Resale Value	Paramount lower-priced inventory

🔥 90-Day Takeaway	The beach is not one market: value ranges from ~$500/SF to $2,000+/SF

SMART MONEY COMMENTARY

The biggest Fort Lauderdale Beach opportunity isn’t predicting whether beachfront condos appreciate.

It’s exploiting enormous price dispersion.

You can currently see Jackson Tower around $500–$600/SF, Las Olas Beach Club inventory starting around $609–$627/SF, and trophy beach inventory approaching or exceeding $1,500–$2,000/SF.

The trade is figuring out exactly what you’re receiving for every additional $500/SF.

🏆 SMART MONEY TOP 10

#	Condo	Ask	$/SF	Smart Buy*	Gap	Score	Seller Pain	Call
1	Las Olas Beach Club #702	$1.449M	$609	~$1.375M	5.1%	95	Low/New	🟡 NEGOTIATE
2	Las Olas Beach Club #607	$1.195M	$627	~$1.15M	3.8%	94	Low/New	🟡 NEGOTIATE
3	Jackson Tower #1003	~$890K	~$517	~$850K	~4.5%	92	Medium	🟡 NEGOTIATE
4	Jackson Tower #2705	~$995K	~$603	~$900K	~9.5%	91	High	🟡 NEGOTIATE
5	Selene #0501E	$2.699M	~$867	~$2.60M	3.7%	90	High†	🟡 NEGOTIATE
6	Las Olas Beach Club #907	$1.399M	$734	~$1.325M	5.3%	89	Medium	🟡 NEGOTIATE
7	Paramount #214	$1.795M	~$1,026	~$1.70M	5.3%	87	Medium	🟡 NEGOTIATE
8	511 Bayshore #405‡	~$699K	~$526	~$660K	~5.6%	86	Medium	🟡 NEGOTIATE
9	Venetian #605‡	~$739K	~$616	~$700K	~5.3%	85	Medium	🟡 NEGOTIATE
10	Tiffany House TH3‡	~$1.20M	~$736	~$1.125M	~6.3%	84	Medium	🟡 NEGOTIATE

🎯 SMART MONEY GAP™

🟢 BUY ZONE: within ~3% of estimated Smart Buy
🟡 NEGOTIATE: ~3–10% above
🔵 WATCH: >10% above

This week’s signal:

THE BEST BEACH CONDOS ARE GETTING CLOSE — BUT I’D STILL NEGOTIATE.

The most interesting distinction from Las Olas is that new inventory is appearing at surprisingly competitive $/SF.

That’s particularly visible at Selene and Las Olas Beach Club.

📊 THE FORT LAUDERDALE BEACH VALUE CURVE

~$500–$625/SF

Jackson Tower / selected Bayshore value

~$600–$850/SF

Las Olas Beach Club value inventory / Venetian / selected Tiffany House

~$800–$1,100/SF

Premium established beach condos / Paramount opportunities

~$850–$1,400/SF

Selene price-discovery range

~$1,500–$2,000+/SF

Trophy oceanfront / penthouse / premium Auberge territory

🔥 SMART MONEY TRADE #1

LAS OLAS BEACH CLUB #702

ASK: $1.449M
SIZE: 2,378 SF
ASK: $609/SF

Compare same-size inventory:

#702 — 2,378 SF — $1.449M — $609/SF

#1404 — 2,378 SF — $2.299M — $967/SF

SAME SIZE. $850,000 DIFFERENCE.

Current listing data support both asks.

That’s roughly a 59% price premium for #1404.

THE TRADE

Before paying another $850K, I want to know exactly how much value I’m receiving from floor, view, renovation and condition.

This is currently my favorite pure beach relative-value screen.

🔥 SMART MONEY TRADE #2

JACKSON TOWER #2705

Working ask:

~$995K / 1,650 SF / ~$603/SF

SMART MONEY:

~$900K

At $900K:

~$545/SF

Illustrative renovation:

Purchase — $900K
Renovation — $125K
Closing/carry reserve — $50K

ALL-IN ≈ $1.075M / ~$652/SF

Jackson Tower’s current public inventory averages roughly $600/SF asking, with eight units active on one current feed.

THE TRADE

This isn’t simply a cheap condo.

It’s an attempt to buy high-floor beach/marina real estate around $545/SF and manufacture a luxury interior.

🔥 SMART MONEY TRADE #3

SELENE #0501E

ASK: $2.699M
SIZE: 3,112 SF

~$867/SF

Previous advertised pricing:

$3.799M

Reduction:

$1.10 MILLION / ~29%

Selene’s developer currently highlights both substantial residence reductions and more than $40M in closings during a recent 60-day period.

THE TRADE

This changes the Selene discussion.

At ~$867/SF for brand-new 3,112-SF inventory, you’re no longer simply comparing Selene against other new oceanfront product.

You’re comparing it against older premium resale buildings.

That is exactly the kind of pricing dislocation Smart Money should investigate.

📈 90-DAY SIGNAL BOARD

Building	What Matters	Smart Money Read
Jackson Tower	~8 active / ~$600/SF average ask	🟢 HUNT $500s/SF
Las Olas Beach Club	13 active; ~$609–$1,870/SF spread	🟢 BUY LOW-BASIS LARGE UNITS
Venetian	Lower-basis boating/Intracoastal alternative	🟢 HUNT $600s/SF
511 Bayshore	Lower-entry Intracoastal opportunity	🟢 VALUE SCREEN
Paramount	Modern established luxury	🟡 BUY THE DISCOUNT
Tiffany House	Investor/rental angle requires rule verification	🟡 SELECTIVE
Selene	Developer price discovery/reset	🟢 REUNDERWRITE NOW
Auberge	Established ultra-luxury benchmark	⚪ BENCHMARK

Las Olas Beach Club currently has approximately 12 units available , while one six-month dataset shows approximately $747/SF average closed pricing versus $1,127/SF average current asking pricing—a major gap partly driven by premium inventory mix.

🚨 SELLER CAPITULATION WATCH™

LAS OLAS BEACH CLUB #1502

Current:

$1.975M / $830/SF

Reported reduction:

~17%

LAS OLAS BEACH CLUB PH2703

Current:

$4.75M / $1,480/SF

Reported reduction:

~13.6%

This is exactly what we want to monitor:

GOOD BUILDING + LARGE PRICE CUT + BASIS APPROACHING RESALE COMPS

💥 SAME BUILDING. SAME SIZE.™

LAS OLAS BEACH CLUB

2,378 SF

#702 — $1.449M / $609/SF

#1404 — $2.299M / $967/SF

$850,000 SPREAD

1,905 SF

#607 — $1.195M / $627/SF

#907 — $1.399M / $734/SF

#1107 — $1.599M / $839/SF

#1706 — $1.695M / $890/SF

#1806 — $1.945M / $1,021/SF

$750,000 LOW-TO-HIGH SPREAD

That may be the most compelling dataset in the entire beach report.

Same building. Same 1,905 SF. $750K difference.

🏗️ CATALYST MONITOR

SELENE: completed new oceanfront inventory is establishing real transaction pricing rather than hypothetical preconstruction pricing.

LAS OLAS BEACH CLUB: large floor plans and central beach location become increasingly interesting when lower-floor units fall into the $600s/SF.

PARAMOUNT: provides an established modern-luxury benchmark between older resale and newest oceanfront product.

AUBERGE: remains the key established true-oceanfront ultra-luxury benchmark.

FORT LAUDERDALE BEACH: continued restaurant, hospitality and luxury residential investment supports the broader lifestyle proposition—but does not guarantee condo appreciation.

🥇 TOP 3 TO TOUR THIS WEEK

1 — LAS OLAS BEACH CLUB #702

$1.449M | 2,378 SF | $609/SF

Smart Money investigation:

~$1.35–$1.40M

Why: same-size #1404 asks $850K more.

2 — JACKSON TOWER #2705

Working ask:

~$995K | 1,650 SF | ~$603/SF

Smart Money investigation:

~$875K–$925K

Why: around $900K creates approximately $545/SF acquisition basis with renovation optionality.