Two ultra-luxury homes,
one rare beachfront parcel.
A 24–36 month new-construction project delivering two 5,500 SF residences with rooftop pools and ocean views — projected 72%–144% return on investor equity.
Capital is phased: only ~$800K at closing, plus ~$2.2M roughly 12 months later — so cash-on-cash returns are materially higher than headline ROE.
A single oversized lot, re-divided into two of the most desirable build sites on the beach.
The site is a 100' × 150' parcel one block from the Atlantic. It was previously platted as two separate lots, and our zoning attorney has confirmed that the lot split can be re-instated quickly under existing code — the survey and prior plat support it.
We build two architecturally distinct homes — each 5,500 SF over three levels with a rooftop pool, sun deck, and direct ocean sightlines — and sell them individually. Selling two smaller trophy homes is materially faster than selling one $40M+ estate.
Land on the water in Fort Lauderdale Beach is functionally finished inventory.
Fort Lauderdale Beach is a roughly 7-mile barrier island between the Atlantic and the Intracoastal. Almost every parcel that touches A1A and the sand is already built — high-rise condos, hotels, or trophy homes that rarely trade. Vacant beachfront-adjacent land is essentially a closed inventory.
The buyer pool is the opposite. South Florida added the most net-new high-net-worth households of any U.S. metro over the last five years. They want walk-to-the-beach, single-family, brand-new product — and there is almost nothing being built to give them that.
15,000 SF of vacant land, directly across from the sand.
One of the last undeveloped beachfront-adjacent parcels of this size on Fort Lauderdale Beach. Across the street is direct deeded beach access — no waterfront setback, no seawall maintenance.
5,500 SF of vertical, ocean-facing luxury.
Each home is engineered for the modern beachfront buyer — open volumes, floor-to-ceiling glass, primary suite with terrace, and a rooftop pool watching the Atlantic. Renderings below are an early concept set; final architecture in design development.
The numbers, in one page.
Two homes × 5,500 SF, hard construction at $575/SF, and a $1.4M interest reserve sized for a 24–36 month build & sell.
Land — purchase price for the two existing lot rights at $5.8M, paid at closing.
Hard construction — everything physically built: foundations, framing, MEP, finishes. 11,000 SF × $575/SF.
Soft costs — architect, engineering, permits, surveys, legal, insurance during construction.
Developer fee — 3% of construction; below the 5–6% market standard.
Interest reserve — the loan accrues interest while we build (no income yet). The reserve pre-funds those interest payments out of the loan itself, so investor equity is never used to pay interest.
Phased deployment shortens effective capital exposure to roughly 18–28 months — not the full 24–36 month build & sell cycle.
Three scenarios. All work.
We sell two finished homes. After paying the bank back and the cost of selling (broker + closing ≈ 7%), the remaining profit is split 50 / 50 between you (the investor) and the developer.
On $2,855,950 of equity, the investor receives about $4,923,075 back — a 72% gain on top of the original capital returned.
Cash-on-cash is higher: only ~$800K is in for year 1, with ~$2.2M added at M12.
On $2,855,950 of equity, the investor receives about $5,946,075 back — a 108% gain on top of the original capital returned.
Cash-on-cash is higher: only ~$800K is in for year 1, with ~$2.2M added at M12.
On $2,855,950 of equity, the investor receives about $6,969,075 back — a 144% gain on top of the original capital returned.
Cash-on-cash is higher: only ~$800K is in for year 1, with ~$2.2M added at M12.
24–36 months, end to end.
Build cycle is roughly 24 months. We've underwritten interest reserve and capital exposure to a 36-month outside case to absorb permit slippage and a longer sale window.
What luxury waterfront product is actually trading at.
Recent ocean- and bay-front new-construction trades range from $1,672 to $2,527 per SF. Our $2,000/SF base case sits at the lower end of the oceanfront band, with $2,200/SF as upside.
Source: prospectus comp set, public records. Premium oceanfront average ≈ $2,144/SF; waterfront premium typically +15–20% vs. inland luxury.
ZoningRS-8 dimensional check (Sec. 47-5.31)Optional — every line of the zoning code vs. our planned design.▾
Each home sits on a 50' × 150' lot — the parcel was previously platted this way and the recorded survey confirms it. Every dimensional requirement is met by-right; no variance required.
Source: City of Fort Lauderdale Code of Ordinances, Sec. 47-5.31.
The lot split is documented.
The parcel was previously platted as two separate lots. The recorded survey and the City of Fort Lauderdale RS-8 zoning table both confirm the split is permissible.
Ask anything — we'll email you back.
Underwriting detail, timeline, plans, structure — whatever you need to get comfortable.