SMART MONEY - Fort Lauderdale Beach Condos

WATERFRONT SMART MONEY™

FORT LAUDERDALE BEACH CONDO TRADE SHEET

September 27, 2026 | BUY THE SPREAD

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj

 

🎯 SMART MONEY SCOREBOARD

#	UNIT	ASK	$/SF	BUY ZONE	TRADE
1	🌊 Las Olas Beach Club #607	$1.195M	$627	$1.08–1.15M	BUY THE OCEAN
2	🏆 Auberge S706	$3.900M	$1,397	$3.60–3.75M	BUY TROPHY VALUE
3	🍸 Paramount #805	$2.375M	$982	$2.15–2.25M	BUY MODERN
4	🏖️ L’Hermitage #607	$2.000M	$858	< $1.90M	BUY THE FOOTPRINT
5	⚡ Jackson #1003F	$890K	$517	$825–875K	BUY + RENOVATE
6	🔥 Selene #1803	$1.850M	$1,306	$1.70–1.78M	BUY PRICE DISCOVERY
7	🌴 Bungalow East #601	$3.029M	$1,071	NEGOTIATE	BUY SCARCITY
8	🚨 Southpoint #606S	$849K	$511	< $800K	BUY DEEP VALUE
9	⚓ Venetian #1507	$910K	$758	< $850K	BUY LOCATION
10	💎 Ritz 551 #901C	$3.832M	$1,597	NEGOTIATE	PRICE THE BRAND
11	👑 Four Seasons #602	$4.000M	$1,808	< $3.80M	BUY TROPHY
12	🛥️ St. Regis #802	$5.120M	~$1,960	NEGOTIATE	PRICE THE ECOSYSTEM

 

🔥 3-BULLET SMART MONEY SUMMARY

1. BUY THE BEACH BEFORE THE BEACH FULLY REPRICES.

• Fort Lauderdale Beach still offers quality waterfront around $500–$1,000/SF.
• New trophy product is pushing toward $2,000–$3,000+/SF.
• That’s an extraordinary pricing gap within just a few miles.
• The opportunity is owning good waterfront below the new luxury pricing curve.

BUY THE DISCOUNT — NOT THE HYPE.

 

2. LET THE $2,000–$3,000/SF BUILDINGS DO THE HEAVY LIFTING.

• St. Regis pushes the marina / ecosystem premium.
• Four Seasons proves branded trophy pricing.
• Ritz 551 creates another new luxury benchmark.
• Auberge proves buyers pay trophy prices for modern oceanfront.
• Selene, Paramount, L’Hermitage and Las Olas Beach Club don’t need to become St. Regis.
• They only need the pricing gap to narrow.

LET NEW LUXURY CREATE THE COMPS.

 

3. DON’T BUY THE BEST BUILDING. BUY THE BEST MISPRICING.

• ~$500/SF: manufacture value.
• ~$700/SF: own the ocean.
• ~$1,000/SF: buy modern luxury.
• ~$1,300–$1,400/SF: hunt trophy oceanfront.
• $2,000+/SF: demand something truly irreplaceable.
• The opportunity is where the price difference is much larger than the quality difference.

THE SMART MONEY TRADE™

BUY BELOW THE NEW LUXURY CURVE.

LET THE TROPHY BUILDINGS SET THE COMPS.

LET THE PRICING GAP COME TO YOU.

 

📊 FORT LAUDERDALE BEACH PRICE LADDER

WHAT DOES YOUR NEXT $300/SF ACTUALLY BUY?

💰 $500–$650/SF — BUY THE BASIS

Jackson • Southpoint

• Lowest waterfront basis
• Renovation opportunity
• Established locations
• Biggest risk: building economics

 

🌊 $600–$900/SF — BUY THE WATER

Las Olas Beach Club • Venetian • L’Hermitage

• Ocean / Intracoastal
• Proven locations
• Large floor plans
• Huge discount to new construction

 

⚡ $900–$1,200/SF — BUY MODERN

Paramount • Bungalow East

• Modern/new product
• Better finishes
• Boutique scale
• Less brand premium

 

🔥 $1,000–$1,400+/SF — BUY NEW

Selene

• New oceanfront
• Completed
• Modern amenities
• Active resale price discovery

 

🏆 $1,350–$2,400+/SF — BUY TROPHY

Auberge

• Proven modern oceanfront
• Resort experience
• Wide unit-level pricing dispersion
• Opportunity concentrated near bottom of range

 

💎 $1,500–$2,000+/SF — PRICE THE BRAND

Ritz 551

• Ritz-Carlton
• New construction
• Waterfront
• Service
• Scarcity

 

👑 $1,800–$2,500+/SF — PRICE PROVEN TROPHY

Four Seasons

• Completed
• Branded
• Oceanfront
• Established luxury benchmark

 

🛥️ ~$1,900–$3,000+/SF — PRICE THE ECOSYSTEM

St. Regis Bahia Mar

• St. Regis
• Bahia Mar
• Superyacht marina
• Resort
• Restaurants
• Beach
• Future district

 

💰 THE PRICE LADDER IN ONE LINE™

• ~$550/SF → BUY THE BONES
• ~$700/SF → BUY THE OCEAN
• ~$1,000/SF → BUY MODERN
• ~$1,200/SF → BUY NEW
• ~$1,400/SF → BUY TROPHY VALUE
• ~$1,600/SF → BUY THE BRAND
• ~$1,900/SF → BUY PROVEN TROPHY
• ~$2,500+/SF → BUY THE ECOSYSTEM

 

❓ THE $300/SF QUESTION™

Before paying another $300/SF, ask:

• Better ocean?
• Better view?
• Better floor?
• Better floor plan?
• Bigger terrace?
• Newer construction?
• Better service?
• Better brand?
• Marina?
• Scarcity?

OR JUST A MORE EXPENSIVE LOBBY?

NEVER PAY THE NEXT $300/SF WITHOUT KNOWING WHY.

 

🚨 THE 5 BIGGEST DISLOCATIONS

1. LAS OLAS BEACH CLUB #607 → SELENE #1803

$627/SF → $1,306/SF

SPREAD: +$679/SF

What does the extra money buy?

• New construction
• Modern finishes
• New amenities
• New-building cachet

What doesn’t it buy?

A BETTER OCEAN.

BUY WATER BEFORE MARBLE.

 

2. PARAMOUNT #805 → SELENE #1803

$982/SF → $1,306/SF

SPREAD: +$324/SF

Both offer:

• Modern luxury
• Strong amenities
• Fort Lauderdale Beach lifestyle

Selene adds:

• Newer construction
• New-oceanfront positioning

IS NEWER WORTH ANOTHER $324/SF?

 

3. SELENE #1803 → AUBERGE S706

$1,306/SF → $1,397/SF

SPREAD: ONLY +$91/SF

For another ~$91/SF:

• Proven trophy oceanfront
• Auberge resort experience
• Larger residence
• Established resale history

🔥 WATCH THIS SPREAD.

 

4. BUNGALOW EAST #601 → RITZ #901C

$1,071/SF → $1,597/SF

SPREAD: +$526/SF

You’re paying for:

• Ritz brand
• Ritz service
• Waterfront positioning
• Brand recognition

MAKE THE BRAND EARN $526/SF.

 

5. AUBERGE S706 → ST. REGIS #802

$1,397/SF → ~$1,960/SF

SPREAD: +$563/SF

You’re buying:

• St. Regis
• New construction
• Marina
• Resort
• Future ecosystem

HOW MUCH OF TOMORROW ARE YOU PAYING FOR TODAY?

 

🌊 TRADE #1 — LAS OLAS BEACH CLUB #607

NUMBERS

• Unit: #607
• Ask: $1.195M
• Size: ~1,905 SF
• Ask: ~$627/SF
• Buy Zone: $1.08–$1.15M

WHY IT’S #1

• Direct Atlantic oceanfront
• Roughly $600s/SF
• Large ~1,900 SF floor plan
• Renovation upside
• Huge discount to new oceanfront
• Huge discount to branded trophy
• You’re buying the irreplaceable asset first: the ocean

WHAT CAN YOU RENOVATE?

• Kitchen
• Floors
• Bathrooms
• Lighting
• Millwork
• Furniture

WHAT CAN’T YOU RENOVATE?

THE ATLANTIC OCEAN.

THE TRADE

BUY THE OCEAN BEFORE YOU BUY THE LOGO.

 

🏆 TRADE #2 — AUBERGE S706

NUMBERS

• Ask: $3.900M
• Size: 2,792 SF
• Ask: ~$1,397/SF
• Buy Zone: $3.60–$3.75M

WHY

• Direct ocean
• Proven trophy building
• Resort lifestyle
• Near lower end of Auberge pricing
• Large floor plan

AUBERGE MARKET

• Lower asks: ~$1,350/SF
• Trophy asks: $2,000–$2,400+/SF
• Trailing sold average: ~$1,468/SF

AT $3.70M

~$1,325/SF

THE OPPORTUNITY

Why pay $2,000+/SF for Auberge if another compelling Auberge residence can be acquired around $1,300–$1,400/SF?

THE TRADE

BUY THE AUBERGE UNIT — NOT THE AUBERGE AVERAGE.

 

🍸 TRADE #3 — PARAMOUNT #805

NUMBERS

• Ask: $2.375M
• Size: 2,419 SF
• Ask: ~$982/SF
• Buy Zone: $2.15–$2.25M

WHY

• Modern
• Boutique
• Large floor plan
• Beach lifestyle
• Below $1,000/SF asking
• Huge discount to trophy product

AT $2.20M

~$910/SF

THE TRADE

BUY MODERN BEFORE PAYING TROPHY.

 

🏖️ TRADE #4 — L’HERMITAGE #607

NUMBERS

• Ask: ~$2.00M
• Size: 2,332 SF
• Ask: ~$858/SF
• Buy Zone: < $1.90M

WHY

• Direct ocean
• Large residence
• Huge resort compound
• Established amenities
• Irreplaceable land

THE TRADE

BUY THE FOOTPRINT.

 

⚡ TRADE #5 — JACKSON #1003F

NUMBERS

• Ask: $890K
• Size: 1,722 SF
• Ask: ~$517/SF
• Buy Zone: $825–$875K

WHY

• Low basis
• Views
• Marina proximity
• Beach walkability
• Renovation upside

PLAYBOOK

• Buy
• Renovate
• Modernize
• Reposition
• Capture the spread

THE TRADE

BUY UGLY.

CREATE BEAUTIFUL.

KEEP THE SPREAD.

 

🔥 TRADE #6 — SELENE #1803

NUMBERS

• Ask: $1.850M
• Size: 1,416 SF
• Ask: $1,306/SF
• Buy Zone: $1.70–$1.78M

WHY

• 18th floor
• Completed new luxury
• Lower absolute entry price
• Multiple Selene units create leverage

PRICE HISTORY

• Prior closing: ~$1.625M
• Current ask: ~$225K higher

AT $1.75M

~$1,236/SF

THE TRADE

MAKE THE INVENTORY COMPETE.

 

🌴 TRADE #7 — BUNGALOW EAST #601

NUMBERS

• Ask: $3.029M
• Size: 2,829 SF
• Ask: ~$1,071/SF
• Bedrooms: 4

WHY

• New construction
• Only 34 residences
• Large floor plan
• Oversized terraces
• Boutique privacy
• No full hotel-brand premium

COMPARE

• Bungalow East: ~$1,071/SF
• Ritz: ~$1,597/SF
• St. Regis: ~$1,960+/SF

THE TRADE

BUY SCARCITY BEFORE THE FLAG.

 

🚨 TRADE #8 — SOUTHPOINT #606S

NUMBERS

• Ask: $849K
• Size: 1,662 SF
• Ask: ~$511/SF
• Buy Zone: < $800K

WHY

• Direct ocean
• Renovated
• Extremely low waterfront basis

CHECK FIRST

• HOA
• Reserves
• Assessments
• Insurance
• Structural work
• Future capital needs

CHEAP $/SF + BAD BALANCE SHEET ≠ CHEAP REAL ESTATE.

 

⚓ TRADE #9 — VENETIAN #1507

NUMBERS

• Ask: $910K
• Size: 1,200 SF
• Ask: ~$758/SF
• Buy Zone: < $850K

WHY

• Intracoastal
• Las Olas
• Beach
• Boating
• Walkability

THE TRADE

BUY THE LOCATION.

 

💎 TRADE #10 — RITZ 551 #901C

NUMBERS

• Ask: $3.832M
• Size: 2,400 SF
• Ask: ~$1,597/SF

WHY

• Ritz-Carlton
• New construction
• Waterfront
• Service
• Scarcity

COMPARE

• Bungalow East: ~$1,071/SF
• Ritz: ~$1,597/SF

BRAND PREMIUM

~$526/SF

What does the premium buy?

• Brand?
• Service?
• View?
• Water?
• Resale liquidity?
• Scarcity?

THE TRADE

PRICE EACH PREMIUM SEPARATELY.

 

👑 TRADE #11 — FOUR SEASONS #602

NUMBERS

• Ask: $4.00M
• Size: 2,212 SF
• Ask: ~$1,808/SF
• Buy Zone: < $3.80M

WHY

• Proven global brand
• Completed
• Oceanfront
• Established trophy benchmark

HUNT

• Long DOM
• Price reductions
• Vacant residences
• Seller basis
• Competing inventory

THE TRADE

DON’T BUY FOUR SEASONS.

BUY THE MISPRICED FOUR SEASONS.

 

🛥️ TRADE #12 — ST. REGIS #802

NUMBERS

• Ask: ~$5.12M
• Size: 2,611 SF
• Ask: ~$1,960/SF
• 3BR + den

YOU’RE BUYING

• St. Regis
• Bahia Mar
• Superyacht marina
• Resort
• Restaurants
• Beach
• Service
• Future district

THE RISK

You’re paying today for a lot of tomorrow.

THE QUESTION

HOW MUCH OF THE FUTURE IS ALREADY IN THE PRICE?

THE TRADE

LET ST. REGIS SET THE EXPENSIVE COMP.

BUY THE DISCOUNT AROUND IT.

 

🚀 5 REPRICING CATALYSTS

🛥️ 1. ST. REGIS — THE SUPERYACHT EFFECT

• Global brand
• Bahia Mar transformation
• Superyacht marina
• Restaurants + resort
• International HNW buyer pool
• Pushes the trophy ceiling higher

SMART MONEY EFFECT

MAKES EVERYTHING BELOW IT LOOK CHEAPER.

 

👑 2. FOUR SEASONS — THE PROOF

• Completed
• Branded
• Oceanfront
• Proven trophy pricing

SMART MONEY EFFECT

THE CEILING ISN’T THEORETICAL.

 

💎 3. RITZ 551 — BRAND + WATER

• Ritz-Carlton
• New construction
• Waterfront
• Service
• Scarcity

SMART MONEY EFFECT

CREATES ANOTHER HIGHER COMP.

 

🔥 4. SELENE — PRICE DISCOVERY

• Completed
• New oceanfront
• Active resale market
• Multiple units competing
• Real transactions now establish value

SMART MONEY EFFECT

SETS THE NEW-OCEANFRONT BENCHMARK.

 

🌴 5. BUNGALOW EAST — BOUTIQUE SCARCITY

• Only 34 residences
• Large floor plans
• Huge terraces
• New construction
• Alternative to hotel-branded luxury

SMART MONEY EFFECT

SCARCITY BECOMES THE AMENITY.

 

⚡ THE REPRICING CHAIN™

ST. REGIS

Sets ultra-trophy ecosystem pricing

↓

FOUR SEASONS

Proves branded trophy

↓

RITZ 551

Adds new branded waterfront pricing

↓

AUBERGE

Proves modern trophy oceanfront

↓

SELENE + BUNGALOW EAST

Set new / boutique price discovery

↓

PARAMOUNT + L’HERMITAGE + LAS OLAS BEACH CLUB

Become relative-value trades

↓

JACKSON + SOUTHPOINT + VENETIAN

Provide the basis

EVERY EXPENSIVE NEW COMP MAKES THE DISCOUNT BELOW IT MORE VISIBLE.

 

🚨 SELLER CAPITULATION WATCH™

WHAT I’M HUNTING

• 100+ DOM
• Second price cut
• Third price cut
• Vacant residence
• Multiple competing units
• Developer inventory
• High carrying costs
• Low seller basis
• Furnished seller ready to exit
• Ask well above recent closed comps

WHERE I’M HUNTING HARDEST

AUBERGE

• Huge internal $/SF spread
• Trophy asks versus lower-priced units

SELENE

• Active resale price discovery
• Multiple competing residences

JACKSON

• Similar units create leverage
• Renovation opportunities

LAS OLAS BEACH CLUB

• Older product
• Direct ocean
• Expensive new luxury nearby

FOUR SEASONS

• Large absolute carrying costs
• Small percentage discount = meaningful dollars

SOUTHPOINT

• Deep-value oceanfront
• Building economics must work

DON’T CHASE THE NEWEST LISTING.

HUNT THE MOST MOTIVATED SELLER.

 

🧠 5 SMART MONEY RULES™

• 1. BUY WATER BEFORE MARBLE.
• 2. BUY VIEW BEFORE BRAND.
• 3. BUY FLOOR PLAN BEFORE FURNITURE.
• 4. BUY SELLER MOTIVATION BEFORE MARKETING HYPE.
• 5. BUY THE UNIT — NOT THE BUILDING.

 

🏆 MY FORT LAUDERDALE BEACH PLAYBOOK™

UNDER $600/SF

BUY THE BASIS.

UNDER $750/SF DIRECT OCEAN

BUY THE WATER.

UNDER $1,000/SF MODERN

BUY THE GAP.

~$1,300–$1,400/SF AUBERGE

BUY TROPHY VALUE.

$1,500–$2,000/SF

MAKE THE BRAND EARN ITS PREMIUM.

$2,000+/SF

DEMAND SOMETHING IRREPLACEABLE.

 

🏆 THE BIG IDEA™

Fort Lauderdale Beach isn’t one condo market.

It’s a pricing ladder from roughly:

$500/SF

to

$3,000+/SF.

All within a few miles.

THAT SPREAD IS THE OPPORTUNITY.

Don’t ask:

WHICH BUILDING IS THE NICEST?

Ask:

WHAT AM I GETTING FOR THE NEXT $300/SF?

Then ask:

WHERE DOES THE PRICE JUMP FASTER THAN THE QUALITY?

That’s where Smart Money should own the asset immediately below the gap.

 

DON’T BUY THE MOST EXPENSIVE STORY.

BUY THE BEST BASIS.

BUY THE WATER.

BUY THE SELLER MOTIVATION.

BUY THE MISPRICING.

LET NEW LUXURY DO THE REPRICING FOR YOU.

CRAIG BUJNOWSKI | 617-784-7504 | @craigbuj

OWN THE WATERFRONT!