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Fort Lauderdale, Broward County · Luxury Condo Tower · Downtown Las Olas · Hotel-Condo · Lock-and-Leave

100 Las Olas Condos for Sale

A straight read on 100 Las Olas — what it actually is, who it fits, and what to check before you write an offer. No spin.

1996
In business since
1,500+
Homes sold
5th
Generation local
Quick answer

100 Las Olas is the tallest building in Fort Lauderdale — a 46-story luxury condo tower on Las Olas Boulevard, developed by Kolter Urban and completed in 2020, with 113 residences sitting above a Hyatt Centric hotel in the heart of downtown, in Broward County. The condos start on the 16th floor, run from around 1,500 to nearly 4,000 square feet, and open to skyline, river, and ocean views, with a residents-only amenity deck. It fits a buyer who wants a lock-and-leave luxury tower lifestyle downtown, walkable to Las Olas. Because it's a condo — and a hotel-condo at that — the checks that decide the buy are the association's financials and reserves, the monthly assessment and what it covers, the specific unit's floor, line, and view, and the building's structural inspection and reserve study.

Free Buyer's Guide Call Brian: 561-201-4717
By Brian Wilder · The Wilder Real Estate Group at Keller Williams Wellington

I've sold homes across South Florida since 1996, including downtown luxury condos. Here's the honest version of 100 Las Olas — the parts that matter in a high-rise hotel-condo, and the parts most listings skip.

What 100 Las Olas actually is

100 Las Olas is a 46-story luxury condominium tower on Las Olas Boulevard in downtown Fort Lauderdale, in Broward County — at 499 feet, the tallest building in the city. Developed by Kolter Urban and completed in 2020, it holds 113 condominium residences that begin on the 16th floor, above a 238-room Hyatt Centric hotel and ground-level restaurants and retail. The residences run across five floor plans from roughly 1,500 to nearly 4,000 square feet, with penthouses larger, and open to skyline, New River, and ocean views. Residents have their own 16th-floor amenity level — a rooftop pool, club room with catering kitchen, fitness center, cabanas, and a news lounge — separate from the hotel.

This is a lock-and-leave luxury tower, so the right buyer wants a walkable downtown lifestyle — Las Olas dining, the arts district, and the water at the door — without the upkeep of a house. Because it's a condominium, and specifically a mixed hotel-condo building, the due diligence is different from a single-family home and specific: the condo association's financials, reserves, and any special assessments; the monthly assessment and exactly what it covers; the specific unit's floor, line, exposure, and view, which drive value more than anything in a tower; the building's structural inspection and reserve study under Florida's condo-safety law; and how the shared hotel-condo arrangement and any rental or short-term-use rules work. That's where I focus before you offer.

Pre-offer checklist for 100 Las Olas

  • The association's financials and reserves: In Florida, this is the single biggest thing that decides a condo purchase. Get the association's budget, reserve balances, reserve study, and any pending or approved special assessments in writing, and read them, since a healthy building and an underfunded one are very different buys even in the same tower.
  • The monthly assessment and what it covers: Confirm the current monthly assessment and exactly what it includes — building insurance, water, amenities, staffing, and the hotel-shared services — since in a full-service tower it's a real and ongoing cost, not an afterthought.
  • The unit's floor, line, exposure, and view: In a tower, the exact floor, line, and exposure drive value more than square footage — a high floor with a water view and a lower floor facing the city are very different homes. Confirm the specific unit's outlook, light, and any obstructions before you offer.
  • The structural inspection and reserve study: Under Florida's condo-safety law, buildings three stories and up must complete milestone structural inspections and structural reserve studies. Confirm the building's status and any resulting work or funding, since it directly affects assessments and value.
  • The hotel-condo arrangement and rental rules: 100 Las Olas shares its building with a Hyatt Centric hotel. Confirm what's shared versus residents-only, how costs are allocated, and the condo's rules on leasing and short-term use, since these shape both lifestyle and investment potential.

The honest trade-off

Who thrives at 100 Las Olas: the buyer who wanted a lock-and-leave luxury tower in the heart of downtown — read the association financials, understood the monthly assessment, chose the right floor and view, and got the walkable Las Olas lifestyle and services they pictured.

Who regrets it: the buyer who didn't read the reserves or the special-assessment history, or assumed every unit was the same when floor and view drive everything in a tower, or didn't understand the hotel-condo cost-sharing. All knowable up front.

Honest alternative: if you want a yard, a private pool, or space for a family and schools, a downtown tower isn't that — I'll point you to Fort Lauderdale's single-family neighborhoods instead. If you want a deep-water dock for a boat, that's a waterfront home, not this. But if a lock-and-leave, full-service luxury tower on Las Olas is the goal, 100 Las Olas is about as good as downtown gets — I'll just get the association financials, the assessment, the floor-and-view, and the structural picture straight first. That's the job.

Thinking about 100 Las Olas?

Call me at 561-201-4717 and I'll pull the association financials and reserves, compare floors and views, and walk the hotel-condo setup on a specific unit with you. Or grab the free Buyer's Guide first.

100 Las Olas FAQs

What should I check in the condo association at 100 Las Olas?+
In Florida, the association is the single most important thing to check on any condo. At 100 Las Olas, before any offer I get the association's budget, reserve balances, reserve study, insurance, and any pending or approved special assessments in writing and read them, since a well-funded building and an underfunded one are very different purchases even in the same tower. This matters even more in a newer full-service, hotel-condo building where costs are shared, so I never rely on a headline monthly number alone.
What does the monthly assessment cover at 100 Las Olas?+
The monthly assessment in a full-service tower like 100 Las Olas typically covers building insurance, water, the residents-only amenities, staffing and security, and a share of the building's operating costs, though the exact inclusions vary — so before any offer I confirm the current assessment and precisely what it includes for the specific unit. In a high-rise it's a real, ongoing cost that belongs in your math from the start, not an afterthought.
Does the floor and view matter at 100 Las Olas?+
More than almost anything. In a 46-story tower, the exact floor, line, and exposure drive value more than square footage — a high floor with New River or ocean views is a different home than a lower floor facing the city, even in the same floor plan. The residences start on the 16th level, so before any offer I confirm the specific unit's floor, outlook, natural light, and any current or future view obstructions, since that's where the value really sits.
What is the structural inspection status at 100 Las Olas?+
Under Florida's condo-safety law passed after Surfside, buildings three stories and taller must complete milestone structural inspections and structural reserve studies (SIRS). 100 Las Olas was completed in 2020, so it's a newer building, but before any offer I still confirm the building's inspection status, its reserve study, and any resulting work or funding, since structural and reserve obligations directly affect your assessments and the value of the unit.
How does the hotel-condo arrangement work at 100 Las Olas?+
100 Las Olas is a mixed-use building — 113 condominium residences on the upper floors above a 238-room Hyatt Centric hotel, with residents having their own separate 16th-floor amenity deck. Before any offer I confirm what's shared versus residents-only, how costs are allocated between the hotel and the condominium, and the condo's rules on leasing and short-term use, since those details shape both the day-to-day lifestyle and any investment or rental plans you might have.
What amenities does 100 Las Olas have?+
Residents at 100 Las Olas have a private 16th-floor amenity level with a rooftop pool, cabanas, a club room with a catering kitchen, a fitness center, and a news lounge, separate from the hotel's own facilities. The building also offers the conveniences of the Hyatt Centric below — restaurants, bar, and services — plus a walkable downtown Las Olas location. I make sure the amenities and the lifestyle match how you actually want to live before you commit.

Brian Wilder · The Wilder Real Estate Group at Keller Williams Wellington

In business since 1996 · Over 1,500 homes sold · 5th-generation Palm Beach County family

Call/text: 561-201-4717

Information deemed reliable but not guaranteed. Confirm the condo association's financials, reserves, and any special assessments, the monthly assessment and exactly what it covers, the specific unit's floor, line, and view, the building's structural inspection and reserve study status, and the hotel-condo and leasing rules independently before any offer.

Talk to Brian

Call 561-201-4717 Free Buyer's Guide All Fort Lauderdale homes

Brian Wilder has worked South Florida since 1996, with 1,500+ closings, including downtown luxury condos. A 5th-generation local who reads the association financials, the assessment, and the floor-and-view before you write an offer.