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, with capital phased ~$880K at M0 and the balance at M6.
A rare oversized lot on Fort Lauderdale Beach, re-divided into two trophy build sites.
The site is a 100' × 150' parcel one block from the Atlantic, previously platted as two separate lots. Our zoning attorney has confirmed the split can be re-instated quickly under existing code.
We build two 5,500 SF homes — each three levels, rooftop pool, ocean sightlines — and sell them individually. Two $11–12M homes hit a far deeper buyer pool than one $25M+ estate, and absorb faster.
Vacant beachfront-adjacent land on this 7-mile barrier island is essentially closed inventory — meanwhile South Florida keeps adding more high-net-worth buyers looking for exactly this product.
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 ~$880K is in at M0, with the balance added at M6.
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 ~$880K is in at M0, with the balance added at M6.
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 ~$880K is in at M0, with the balance added at M6.
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 new-construction trades range from $1,672 to $2,527 per SF.
Important: the $1,672–$2,090/SF figures below are bayfront — not oceanfront. Oceanfront product consistently trades at a meaningful premium. Our $2,000/SF base case sits at the low end of the oceanfront band, with $2,200/SF as upside.
Comparable sales within a ~2-mile radius of the subject. Source: prospectus comp set, public records / MLS. Far-out Las Olas Isles trades have been removed at the request of the investor — happy to add more close-in comps as we source them.
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.