OCEANFRONT PENTHOUSE TRACKER - HOA + TAXES

OCEANFRONT PENTHOUSE TRACKER™

Buy the View. Renovate the Interior. You Can’t Renovate Your Carrying Costs. 

1. AQUAZUL MPH02 —

Best Overall Value

$2.695M | 2,572 SF | $1,047/SF

• HOA: ~$2,807/month
• Est. taxes: $48,510/year
• Total carry: ~$6,876/month
• Private elevator + direct oceanfront
• Ocean east + Intracoastal sunsets west
• Renovation arbitrage with potential to be under $3M all-in
• Lowest acquisition price + lowest carrying cost on the Tracker

2. CASAMAR MPH02 

Best New-Construction Alternative

$4.444M | 2,760 SF | $1,610/SF

• HOA: ~$3,250/month
• Est. taxes: $88,880/year
• Total carry: ~$10,657/month
• Brand-new and turnkey
• Only 188 SF larger than Aquazul
• Approximately $1.75M more
• Target: $3.85M–$4.05M

3. LAS OLAS BEACH CLUB #2601 —

Best $/SF

$4.750M | 4,320 SF | ~$1,100/SF

• HOA: ~$5,791/month
• Est. taxes: $85,500/year
• Total carry: ~$12,916/month
• Massive 4,320 SF oceanfront footprint
• Extremely difficult to replicate at this basis
• Target: $4.10M–$4.30M

4. LAS OLAS BEACH CLUB PH2703 —

Best Turnkey FTL Trade

$4.750M | 3,210 SF | ~$1,480/SF

• HOA: ~$4,303/month
• Est. taxes: $85,500/year
• Total carry: ~$11,428/month
• Ocean + Intracoastal + skyline views
• 1,700+ SF terraces
• Extensively renovated
• Target: $4.20M–$4.40M

5. SALATO PH905 —

Boutique New-Construction Trophy

$4.895M | 2,132 SF | ~$2,296/SF

• HOA: ~$2,894/month
• Est. taxes: $97,900/year
• Total carry: ~$11,052/month
• Brand-new boutique oceanfront product
• ~$2,300/SF illustrates the new-construction premium
• Target: $4.25M–$4.50M

6. AQUAZUL UPH01 —

Mega-Penthouse Value

$7.280M | 6,480 SF | ~$1,123/SF

• HOA: ~$7,890/month
• Est. taxes: $145,600/year
• Total carry: ~$20,023/month
• Massive 6,480 SF
• Same beach + same direct-oceanfront building as MPH02
• Target: $6.25M–$6.60M

7. SELENE PH2601S —

New FTL Beach Benchmark

$9.999M | 5,435 Interior SF | 6,630 Total SF

• HOA: ~$6,630/month
• Est. taxes: $179,982/year
• Total carry: ~$21,629/month
• Brand-new trophy penthouse
• Ocean + Intracoastal + skyline panorama
• Target: $9.00M–$9.40M

8. RITZ-CARLTON #2102 —

Branded Trophy

$10.495M | 7,031 SF | ~$1,493/SF

• HOA: ~$12,375/month
• Est. taxes: $188,910/year
• Total carry: ~$28,118/month
• Largest residence on the Tracker
• Ritz-Carlton branding + service
• Target: $9.00M–$9.50M

9. LAS OLAS BEACH CLUB #2905 —

FTL Beach Trophy

$10.650M | 5,695 SF | ~$1,870/SF

• HOA: ~$7,634/month
• Est. taxes: $191,700/year
• Total carry: ~$23,609/month
• Nearly 5,700 SF directly on Fort Lauderdale Beach
• Irreplaceable scale and location
• Target: $9.00M–$9.60M

10. AUBERGE N1701/N1801 —

Ultimate Trophy

$13.850M | 5,822 SF | ~$2,379/SF

• HOA: ~$10,148/month
• Est. taxes: $249,300/year
• Total carry: ~$30,923/month
• Direct-on-the-sand trophy residence
• Highest carrying cost on the Tracker

You can change the kitchen. You can change the bathrooms. You can change every finish.

You can’t change the view. And you can’t renovate away your carrying costs.

HOA + Taxes / Month:

Aquazul MPH02  ~$6,876/month

Casamar  ~$10,657/month

Salato  ~$11,052/month

LOB PH2703  ~$11,428/month

LOB #2601  ~$12,916/month

Aquazul UPH01  ~$20,023/month

Selene  ~$21,629/month

LOB #2905  ~$23,609/month

Ritz-Carlton  ~$28,118/month

Auberge  ~$30,923/month