Auberge Beach Residences Reviews 2026: Fort Lauderdale
Auberge Beach condo reviews: oceanfront from $2.79M, 90-day lease rules, HOA $1.53/sf, net yield 0.5-1.8%. Rentals vs Airbnb explained.
By Florida Estate Editorial · Updated July 10, 2026 · 21 min read
Quick answer: Auberge Beach Residences reviews praise oceanfront Auberge resort living but warn about carrying costs. Net yield runs 0.5-1.8% on 90-day minimum leases. Entry from approximately $2.79M. HOA approximately $1.53/sf/mo. No nightly Airbnb. Trophy asset, not yield play.
Review snapshot: Reviews highlight private beach club, Auberge service, and 2018-2019 construction. Common negatives: HOA near $3,300+ monthly on a typical three-bedroom, 90-day lease minimum, and sub-1% net yield in most scenarios. Rentals are seasonal executive leases, not Airbnb. Compare Lauderdale Tower for lower entry Fort Lauderdale Beach exposure.
Auberge Beach Residences commands the Fort Lauderdale Beach oceanfront at 2200 North Ocean Boulevard, an ultra-luxury tower completed in 2018-2019 by Related Group, Fortune International, and Fairwinds with architecture by Nichols Brosch and interiors by Meyer Davis. The building contains 171 residential units across a low-density oceanfront footprint with full Auberge resort programming, private beach club access, and floor plans designed for wealthy seasonal residents and executive households who prioritize direct Atlantic exposure over urban walkability.
For foreign investors, Auberge Beach represents Fort Lauderdale’s answer to Miami Beach ultra-luxury, but with a critical difference in operating economics. HOA fees approximate $1.53 per square foot per month, placing Auberge among the most expensive carrying-cost buildings in South Florida. Net yields compress below 1% in many realistic scenarios. What Auberge offers instead is oceanfront scarcity, Auberge brand association, 2018-2019 construction with SB 4-D exemption through the 2040s, and a buyer pool that specifically searches Fort Lauderdale Beach trophy product rather than defaulting to Miami.
This review models net yields with full HOA transparency, explains 90-day rental restrictions, assesses SB 4-D exemption advantages, and compares Auberge against Broward and Miami ultra-luxury peers.
For Fort Lauderdale market context, see our Fort Lauderdale area investment guide. For Broward-wide yield analysis, read the Florida rental yield guide.
What are Auberge Beach Residences building specifications and unit mix?
Florida Estate underwrites building specifications and unit mix with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
Auberge Beach Residences maintains ultra-low density with 171 units, comparable scarcity to Santa Maria Brickell but on oceanfront rather than marina frontage.
| Specification | Detail |
|---|---|
| Address | 2200 N Ocean Blvd, Fort Lauderdale, FL 33305 |
| Stories | 17 (oceanfront low-rise tower profile) |
| Residential units | 171 |
| Year completed | 2018-2019 |
| Developer | Related Group / Fortune International / Fairwinds |
| Architect | Nichols Brosch |
| Interior design | Meyer Davis |
| Neighborhood | Fort Lauderdale Beach oceanfront |
| Unit sizes | 1,800-5,500+ sq ft |
| Beach access | Private beach club |
| Min lease term | 90 days |
| Max leases per year | 4 |
| STR (under 30 days) | Prohibited |
Investment recommendation: Target renovated three-bedroom oceanfront units with direct east exposure for maximum rent and resale liquidity. Corner flow-through units command the highest premiums. Units without direct ocean views trade at substantial discounts, verify sight lines carefully as lower-floor obstructions exist on some lines.
What are Auberge Beach Residences resale prices in Q2 2026?
Florida Estate tracks Auberge Beach Residences resale pricing with MLS trailing data and HOA estoppel packages before recommending any wire. Urban and coastal towers corrected 10% to 16% from 2022 peaks while non-homestead tax near 1% to 2% of assessed value and insurance binders from $2,000 to $8,000 still compress net yield to roughly 2% to 4% on many units in 2026.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
Auberge Beach Residences resale prices reflect ultra-luxury oceanfront scarcity in Broward County. Prices corrected 6-10% from 2022 peaks with selective stabilization in 2026 as ultra-luxury Fort Lauderdale inventory found buyer support from domestic and Latin American ultra-HNW segments.
| Unit type | Size range (sq ft) | Price range (Q2 2026) | Price per sq ft |
|---|---|---|---|
| 2 bedroom | 1,800-2,400 | $2,790,000-$4,200,000 | $1,200-$1,600 |
| 3 bedroom | 2,400-3,500 | $3,500,000-$6,500,000 | $1,300-$1,800 |
| 4 bedroom / penthouse | 3,500-5,500+ | $5,500,000-$12,000,000+ | $1,500-$2,000+ |
Auberge trades at a premium per square foot versus downtown Fort Lauderdale towers like Lauderdale Tower and above most Miami-Dade ultra-luxury on HOA-adjusted basis. The oceanfront positioning and Auberge brand justify premium pricing for buyers who specifically want Fort Lauderdale Beach rather than Miami Beach exposure.
What net rental yield can investors expect at Auberge Beach Residences?
Florida Estate underwrites net rental yield model: three scenarios with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
The following model uses a representative three-bedroom unit at $3,200,000 purchase price (2,200 sq ft, mid-floor, direct ocean view). Assumptions reflect 90-day minimum seasonal leases and annual executive relocations.
Revenue context: Ultra-luxury Fort Lauderdale Beach three-bedrooms at Auberge command $12,000-$18,000 per month on three- to twelve-month leases. Oceanfront exposure, Auberge resort amenities, and Meyer Davis interiors justify top-tier Broward rents, but the tenant pool is narrow, wealthy seasonal residents, yachting community members, and corporate executive relocations.
| Cost line | Conservative | Base case | Optimistic |
|---|---|---|---|
| Monthly rent | $12,000 | $14,500 | $18,000 |
| Annual gross rent | $144,000 | $174,000 | $216,000 |
| Vacancy (12% / 9% / 6%) | −$17,280 | −$15,660 | −$12,960 |
| Effective gross income | $126,720 | $158,340 | $203,040 |
| Property management (10% / 8% / 6%) | −$12,672 | −$12,667 | −$12,182 |
| Property tax (non-homestead ~1.8%) | −$57,600 | −$57,600 | −$57,600 |
| Insurance (HO-6 + umbrella + flood) | −$8,500 | −$7,500 | −$6,500 |
| HOA fees ($3,366/mo at $1.53/sf) | −$40,392 | −$40,392 | −$40,392 |
| Capex / reserve (2%) | −$2,534 | −$3,167 | −$4,061 |
| Net Operating Income | $9,226 | $33,268 | $56,327 |
| Net yield on $3,200,000 | 0.3% | 1.0% | 1.8% |
Adjusted for owner self-management with seasonal tenant relationships:
| Cost line | Conservative | Base case | Optimistic |
|---|---|---|---|
| Monthly rent | $13,000 | $15,000 | $18,000 |
| Annual gross rent | $156,000 | $180,000 | $216,000 |
| Vacancy (10% / 7% / 5%) | −$15,600 | −$12,600 | −$10,800 |
| Effective gross income | $140,400 | $167,400 | $205,200 |
| Property management (hybrid 5%) | −$7,020 | −$8,370 | −$10,260 |
| Property tax (~1.8%) | −$57,600 | −$57,600 | −$57,600 |
| Insurance (HO-6 + flood) | −$8,000 | −$7,200 | −$6,500 |
| HOA fees ($3,366/mo) | −$40,392 | −$40,392 | −$40,392 |
| Capex reserve (1.5%) | −$2,106 | −$2,511 | −$3,078 |
| Net Operating Income | $17,482 | $48,919 | $54,472 |
| Net yield on $3,200,000 | 0.5% | 1.5% | 1.7% |
The base-case 1.5% net yield for a well-connected owner confirms Auberge is a trophy and personal-use asset, not an income investment. HOA fees alone consume approximately $40,000 per year on a 2,200 square foot unit before tax, insurance, or management.
What HOA rental restrictions apply at Auberge Beach Residences?
Florida Estate underwrites hoa rental restrictions with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Auberge Beach Residences permits longer minimum leases than many ultra-luxury buildings but still prohibits nightly short-term rental income.
Rental rules for Auberge Beach residential units:
- Minimum lease term: 90 days
- Maximum leases per year: four (90-day minimum each)
- Short-term rental (under 30 days): prohibited
- Platform rental (Airbnb nightly, VRBO nightly): prohibited
- Quarterly seasonal leases: permitted under 90-day minimum
- Lease approval: management and board review required; application fee $750-$1,500
- Background and credit check on tenant: required
- Pet restrictions: confirm current declaration, often restrictive in ultra-luxury resort buildings
- Move-in fee: $1,500-$3,000 non-refundable plus substantial refundable deposit
- Resort amenity access for tenants: typically included during approved lease terms
90-day minimum strategic implication:
The 90-day minimum allows quarterly seasonal leasing, a meaningful advantage over Santa Maria’s six-month minimum and Carbonell’s one-year minimum for wealthy seasonal residents who want winter quarters without annual commitment. However, nightly STR income remains prohibited regardless of Broward County licensing rules.
Enforcement reality:
Auberge’s resort management team enforces rental restrictions to protect resident privacy and brand standards. Unauthorized nightly listings are identified and fined. The building’s ultra-luxury resident base actively reports violations.
How does SB 4-D affect Auberge Beach Residences reserves and inspections?
Florida Estate underwrites sb 4-d compliance, milestone inspection, and reserve health with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Auberge Beach Residences’ 2018-2019 completion provides the longest SB 4-D exemption runway of any building in this review batch.
Auberge Beach SB 4-D compliance timeline:
| Milestone | Status (mid-2026) |
|---|---|
| Phase 1 milestone inspection required | Not until ~2043-2044 |
| Phase 2 inspection | Not applicable until Phase 1 |
| SIRS reserve study | Adopted per statute |
| Reserve funding method | Ongoing HOA reserve contributions |
| Special assessment for SB 4-D | None expected for decades |
| New construction systems | Modern HVAC, facade, and structural systems |
Investor assessment:
Auberge’s SB 4-D exemption through the 2040s is a structural advantage versus Santa Maria Brickell (inspection completed circa 2022) and Infinity at Brickell (completed 2024). Investors pay exceptionally high HOA fees partly because reserves are being funded from day one under post-SB 4-D statutory requirements, but without emergency milestone inspection capital calls.
Oceanfront infrastructure, seawalls, pool decks, beach club facilities, still requires ongoing reserve funding. Request whether beach erosion mitigation and seawall maintenance appear as dedicated line items in the SIRS report.
What to verify before purchase:
- Request current SIRS report and 10-year reserve funding schedule
- Confirm oceanfront infrastructure reserve line items (seawall, beach club, pool deck)
- Review master insurance renewal and windstorm premium trajectory
- Verify no pending special assessments for amenity upgrades
- Confirm flood zone classification and elevation certificate for your floor
For full SB 4-D due diligence methodology, see our Florida condo safety guide.
What insurance costs apply at Auberge Beach Residences?
Florida Estate underwrites insurance cost profile with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
Auberge’s direct oceanfront exposure places it in the highest insurance brackets for Broward County residential buildings.
| Insurance component | Estimated per-unit allocation (3BR, 2,200 sf) | Annual trend |
|---|---|---|
| Master policy (wind + property) | ~$12,000-$18,000/yr allocated | +8-14% per year since 2022 |
| HO-6 (unit interior + contents) | $5,000-$8,000/yr | +6-10% per year |
| Flood (oceanfront mandatory) | $3,000-$6,000/yr | Moderate to high increase |
| Loss assessment coverage (recommended) | $500-$1,000/yr | Stable |
Much of the insurance cost flows through the $1.53 per square foot HOA fee rather than direct HO-6 billing, but investors must model total carrying cost regardless of allocation method. Oceanfront windstorm premiums are a permanent drag on net yield.
What are the advantages of investing in Auberge Beach Residences?
Florida Estate underwrites advantages of investing in auberge beach residences with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
- Direct oceanfront positioning on Fort Lauderdale Beach, scarce ultra-luxury product in Broward
- Auberge resort brand association and Meyer Davis interiors support trophy pricing
- 2018-2019 construction with SB 4-D exemption until circa 2043-2044
- Only 171 units create genuine scarcity in Fort Lauderdale ultra-luxury oceanfront segment
- 90-day minimum lease allows quarterly seasonal leasing versus stricter annual minimums elsewhere
- Private beach club and full resort amenity stack unmatched in Broward County
- Related Group and Fortune International development pedigree supports buyer confidence
- Modern building systems reduce near-term mechanical replacement risk versus vintage towers
What are the main risks at Auberge Beach Residences?
Florida Estate underwrites disadvantages and risk factors with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
- HOA fees at approximately $1.53 per square foot per month, among South Florida’s highest
- Net yield below 1.5% in most realistic scenarios, depends entirely on appreciation
- Oceanfront windstorm and flood insurance trajectory permanently elevates carrying costs
- Broward exit liquidity narrower than Miami for international ultra-HNW buyer pool
- Ultra-luxury tenant pool limits rental demand to wealthy seasonal and executive segments
- High vacancy carrying cost, $3,366+ monthly HOA during unleased periods with no income offset
- Broward non-homestead property tax near 1.8% creates $50,000-$100,000+ annual drag on large units
- Nightly STR prohibited, cannot capture vacation rental income despite oceanfront positioning
- New oceanfront supply along Fort Lauderdale Beach corridor competes for ultra-luxury tenants
- Personal use temptation reduces rental income when owners occupy seasonally
Who should consider Auberge Beach Residences as an investment?
Florida Estate underwrites buyer profile: who should consider auberge beach residences with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
This building works for:
Ultra-high-net-worth foreign buyers seeking Fort Lauderdale Beach oceanfront trophy product with resort amenities. Cash buyers who prioritize personal seasonal use with optional quarterly leasing income. Investors who believe Fort Lauderdale ultra-luxury oceanfront scarcity will appreciate faster than Miami Beach equivalents. Buyers from yachting and boating communities who value Fort Lauderdale’s marine infrastructure alongside oceanfront residence.
This building does not work for:
Yield-focused investors, the HOA math alone eliminates income thesis. Buyers who need Miami-level international exit liquidity without local marketing effort. Investors uncomfortable with $40,000+ annual HOA on a 2,200 square foot unit during vacancy. Budget-conscious buyers who achieve better total returns in downtown Fort Lauderdale value towers.
What does a five-year hold look like at Auberge Beach Residences?
Florida Estate underwrites five-year hold projection with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
Projection for a $3,200,000 three-bedroom, direct ocean view, base-case assumptions:
| Year | Gross rent | NOI (net) | Cumulative cash | Estimated value (3% appreciation) |
|---|---|---|---|---|
| 2026 | $180,000 | $48,919 | $48,919 | $3,296,000 |
| 2027 | $185,400 | $48,500 | $99,419 | $3,392,480 |
| 2028 | $190,962 | $48,200 | $147,719 | $3,491,254 |
| 2029 | $196,691 | $48,400 | $200,119 | $3,607,992 |
| 2030 | $202,731 | $48,600 | $248,719 | $3,728,192 |
Five-year total return: approximately $248,719 cumulative NOI + $528,192 unrealized appreciation = $780,911 gross total return, or approximately 24.4% cumulative (4.5% annualized). Ultra-luxury oceanfront appreciation assumption of 3% reflects Fort Lauderdale Beach scarcity premium.
This projection does not account for FIRPTA withholding on sale, transaction costs of approximately 6-7% on exit, or carrying costs during extended personal use periods.
How does Auberge Beach compare to Broward and Miami ultra-luxury peers?
Florida Estate underwrites comparison: auberge beach vs broward and miami ultra-luxury peers with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Metric | Auberge Beach (2018-19) | Turnberry Ocean Colony | Faena House Miami Beach |
|---|---|---|---|
| Entry price (3BR) | $3,500,000-$6,500,000 | $2,800,000-$5,000,000 | $5,000,000-$10,000,000+ |
| Units in building | 171 | ~150 (twin towers) | 43 |
| HOA per sq ft/mo | ~$1.53 | ~$1.00-$1.30 | ~$1.80-$2.20 |
| Min lease term | 90 days | 6 months | 6 months |
| Oceanfront | Direct Atlantic | Direct Atlantic | Direct Atlantic |
| SB 4-D Phase 1 | Exempt until ~2043 | Completed (vintage) | Exempt until ~2040 |
| Net yield estimate | 0.5-1.8% | 0.8-2.0% | 0.3-1.2% |
Auberge offers the longest SB 4-D runway and Auberge brand programming. Turnberry offers lower HOA per square foot on vintage basis. Faena House offers maximum Miami Beach prestige at even higher carrying costs.
What due diligence priorities apply at Auberge Beach Residences?
Florida Estate underwrites due diligence priorities for auberge beach residences with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Before making an offer at Auberge Beach Residences, prioritize these verification steps:
- Confirm direct ocean view versus partial or obstructed exposure: pricing spreads are extreme
- Model full HOA at $1.53 per square foot per month on your target unit size: do not underestimate
- Request current SIRS report and oceanfront infrastructure reserve line items
- Review master insurance renewal and windstorm premium history
- Verify flood zone, elevation certificate, and floor height for insurance quotes
- Check for pending special assessments or amenity upgrade assessments
- Confirm beach club access terms for tenants on approved leases
- Review board minutes for any discussed capital projects
- Assess Meyer Davis interior condition: some units may need refresh despite 2018-2019 delivery
- Compare Broward property tax assessment to purchase price: appeals may be warranted
For the complete Florida condo due diligence framework, see our due diligence guide. Also review the Fort Lauderdale area guide.
What is Florida Estate’s final assessment of Auberge Beach Residences?
Auberge Beach Residences is a trophy oceanfront asset for ultra-high-net-worth buyers who value Fort Lauderdale Beach positioning, Auberge resort programming, and SB 4-D exemption through the 2040s over current operating income. Net yields below 1.5% mean investors must believe in ultra-luxury Fort Lauderdale appreciation of 3-5% annually and accept $40,000+ annual HOA carrying costs as the price of oceanfront scarcity.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
The right buyer searches specifically for Fort Lauderdale Beach ultra-luxury with resort amenities, a pool that consistently returns Auberge alongside Turnberry Ocean Colony and a handful of alternatives. That scarcity supports exit pricing when marketed through ultra-HNW channels with yachting and seasonal resident networks. The wrong buyer expects cash-flow returns comparable to Lauderdale Tower or downtown Fort Lauderdale value product, the HOA math makes that impossible at Auberge’s basis and fee structure.
What market context should Auberge Beach Residences investors verify?
Florida Estate underwrites market context and commercial intake with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
See the Fort Lauderdale area overview for supply, foreign buyer share, and Broward STR rules.
Want a shortlist that includes this building? Submit budget on invest in Fort Lauderdale.
Compare nearby towers:
What developer due diligence applies at Auberge Beach Residences?
Florida Estate underwrites developer due diligence profile with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Before you wire pre-con or resale earnest money, read the Fortune International Realty / Turnberry developer dossier for deposit escrow rules, delivery history, foreign buyer concentration, and sourced red-flag research steps tied to this tower.
Co-developer or partner profiles on overlapping projects:
Pair the developer dossier with the Florida due diligence checklist and SB 4-D condo safety guide when buying Miami-Dade condominiums.
What pre-construction review steps apply at Auberge Beach Residences?
Florida Estate underwrites pre-construction project review with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges: gross yield 3% to 10% by market, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, combined STR taxes near 12% to 13% in major counties, and coastal insurance binders from $2,000 to $8,000 annually. This section requires written HOA estoppel, tax registration proof, and insurance declarations matched to your operating model.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
This tower also has a dedicated pre-construction lens covering deposit escrow, delivery timeline, and foreign buyer compliance: Auberge Beach Residences: Fort Lauderdale pre-con review.
Use the project review for reservation decisions and the building review for stabilized yield, HOA fees, and rental restrictions after certificate of occupancy.
Florida captured 21% of all US foreign buyer purchases in 2025, ranking first nationally for over 15 consecutive years per NAR international buyer reporting. Transaction volume reached 16,401 deals worth $10.4 billion, up roughly 50% year over year. Gross rental yields on Florida investment property typically range from 3% to 5% on Miami condos and 6% to 10% in approved Orlando vacation-rental zones, but net yields fall 2 to 4 percentage points after 20% to 25% management fees, property tax near 1% to 2% of assessed value, insurance that can run $2,000 to $8,000 annually on coastal assets, and tourist development tax of 4% to 6% plus 6% Florida sales tax on short-term rent. Florida Estate underwrites each page against those line items before recommending any wire transfer.
Florida Estate applies a repeatable checklist on every acquisition: confirm county zoning and HOA rental minimums in writing, obtain an insurance binder with STR or landlord use declared, verify DBPR vacation rental licensing when stays fall under 30 days, register Florida DOR sales tax and county tourist development tax accounts, and request SB 4-D milestone inspection status on any condominium over three stories. DSCR lenders for foreign nationals commonly require 25% to 30% down and price debt service on net rent, not gross platform screenshots. Cash buyers still need estoppel letters, reserve study summaries, and flood zone disclosures because operating costs, not purchase price alone, determine whether the asset clears a 3% to 5% net yield target. Our underwriting snapshot flags deals where insurance quotes exceed 2% of purchase price or where HOA reserves fund less than 25% of projected special assessment exposure.
What is Florida Estate’s insider tip for Auberge Beach Residences investors?
Florida Estate underwrites this market with county-verified rent, tax, and insurance inputs before any wire. Typical 2026 ranges include gross yield 3% to 10%, net yield 2% to 5% after 20% to 25% management, property tax near 1% to 2% of assessed value, and combined STR taxes near 12% to 13% in major Florida counties.
Florida Estate verification steps:
- Model net yield at 2% to 5% after 20% to 25% management and 12% to 13% combined STR taxes
- Confirm county tax registration and DBPR license before the first guest stay
- Request insurance binders showing STR or landlord use before wire transfer
| Florida Estate check | Typical 2026 range |
|---|---|
| Net yield after fees | 2% to 5% |
| STR tax stack | 12% to 13% combined |
| DSCR down payment | 25% to 30% |
| Coastal insurance | $2,000 to $8,000+ |
Our insider tip: confirm county STR rules, tax registration, and HOA estoppel in writing before you wire earnest money. Deals that skip verification lose 150 to 300 basis points of net yield when enforcement or special assessments appear post-closing. Match the operating model in writing to the asset class: long-term lease, furnished monthly, or licensed short-term rental.
Who we are (citable snapshot)
Florida Estate is an independent English-language research desk focused on Florida residential property for investors in the US, Canada, the UK, and Latin America. We publish net-yield models, county short-term rental rules, condo milestone inspection context, and foreign-buyer due diligence checklists. We are not a developer and not a listing portal. Enquiries may be referred to Florida-licensed brokers after a free shortlist review. Contact: info@florida-estate.com. For a budget-matched shortlist, use /get-shortlist/ with target market, USD budget, and rental strategy.
Frequently Asked Questions
Reviews praise oceanfront Auberge resort service, private beach club, and Meyer Davis interiors. Criticisms focus on HOA near $1.53 per square foot monthly, 90-day lease minimums, and net yields often below 1%. Most buyers treat it as trophy housing, not cash-flow property.
Yes on 90-day minimum leases with up to four terms per year. Nightly Airbnb is prohibited. Realistic income comes from seasonal executive tenants, not vacation rental yields comparable to licensed STR elsewhere in Broward.
Net rental yields range from 0.5% (conservative) to 1.8% (optimistic) on a $3,200,000 three-bedroom. Base-case net yield is approximately 1.0-1.5% after HOA fees of approximately $1.53 per square foot per month and Broward property tax near 1.8%.
No for nightly stays. Auberge requires minimum 90-day leases with maximum four lease terms per year. Quarterly seasonal leases are permitted but nightly short-term rentals under 30 days are prohibited.
Auberge Beach completed in 2018-2019 and remains exempt from Phase 1 milestone inspection until approximately 2043-2044, the longest exemption runway among comparable ultra-luxury South Florida towers.
HOA fees approximate $1.53 per square foot per month covering oceanfront windstorm insurance, resort amenities, beach club, concierge, valet, and post-SB 4-D reserve funding from day one. A 2,200 square foot unit pays approximately $3,366 per month in HOA alone.
Auberge offers lower entry than Faena House with longer SB 4-D exemption and Fort Lauderdale Beach positioning. Miami Beach offers deeper international exit liquidity. Choose Auberge for Fort Lauderdale lifestyle and exemption runway; choose Miami Beach for maximum global buyer recognition.
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