What Auberge Beach Residences actually is

Auberge Beach Residences & Spa is a direct-oceanfront, ultra-luxury condominium on Fort Lauderdale Beach, in Broward County, at 2200 North Ocean Boulevard. Developed by the Related Group with Fortune International and the Fairwinds Group and completed in 2018, it's built as two contemporary glass towers — a 17-story north tower with 57 residences and a 20-story south tower with 114 — for 171 homes in all, directly on 450 feet of private Atlantic beach. Residences run from around 1,400 to nearly 5,900 square feet, each with private elevator access and entry foyers, floor-to-ceiling impact glass, oversized terraces, and private pools in select homes, with ocean, Intracoastal, coastline, and city views. The building is Auberge-managed, bringing the hospitality brand's resort-level service to the residences.

This is a branded, lock-and-leave, direct-oceanfront residence, so the right buyer wants the beach and full service at the door without the upkeep of a house. The amenities are central to the value: DUNE, an oceanfront restaurant from Auberge's Michelin-star portfolio, the Spa at Auberge Beach, multiple oceanfront pools, a five-star beach club on 450 feet of sand, a wine room, cigar lounge, golf simulator, and a mechanized valet garage. Because it's an oceanfront, brand-managed condominium, the due diligence is specific and different from a house: the condo association's financials, reserves, and any special assessments; the monthly assessment and exactly what it covers, which runs high in a branded full-service oceanfront building; which tower, floor, and line the unit is in and its exact ocean exposure; the building's structural inspection and reserve study under Florida's condo-safety law; and the coastal realities — impact glass, the flood zone, and windstorm insurance. That's where I focus before you offer.

Pre-offer checklist for Auberge Beach Residences

• The association's financials and reserves: In Florida, this is the single biggest thing that decides a condo purchase, and it matters even more on a branded oceanfront building where service levels and salt-air exposure drive the budget. 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.
• The monthly assessment and what it covers: Confirm the current monthly assessment and exactly what it includes — building insurance, water, the Auberge-managed service, staffing, and the amenities — since in a branded, full-service oceanfront tower it runs high and is a real, ongoing cost, not an afterthought.
• Which tower, floor, and line: Auberge is two towers — a 17-story north and a 20-story south — and in a beachfront building the tower, floor, line, and ocean exposure drive value more than square footage. Confirm exactly which tower and stack the unit is in, its outlook, and its light before you offer, since a direct-ocean line high in the south tower is a different home than a lower or side unit.
• 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. Auberge was completed in 2018, so it's a newer building, but confirm its inspection status, reserve study, and any resulting work or funding, since on the ocean these obligations directly affect assessments and value.
• The coastal realities — insurance and flood: On the ocean, confirm the impact glass and building envelope, the flood zone and elevation certificate, and the windstorm and flood insurance picture before any offer, not after inspection. On a direct-oceanfront building these can be material to your annual cost, so I get them in writing up front.