# 3000 Waterside: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/3000-waterside-fll
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

3000 Waterside is the only new condominium on this stretch of the Intracoastal, with 13 boat docks, no fixed bridges, two-bedroom plans above 1,100 sf and dues of $1.21 a foot, about half what new Miami Beach towers charge. The developer has built for forty years and is funding the site from his own balance sheet. The price list, from $999,999, asks $1,027 to $1,293 a foot before a shovel is in the ground, and that is the number to negotiate.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 129 all at once, to the same buyer pool

Closings per year 426 trailing 12 months, 33306, 33308, 33304, same band

Years of supply 0.3 this building alone

Band closes at $586/sf median of real closings, not asks

| Band, 33306, 33308, 33304 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $1M – $1.5M | 173 | $1,200,000 | $586 |
| $1.5M – $2.5M | 137 | $1,800,000 | $765 |
| $2.5M and above | 116 | $3,512,500 | $1,067 |

**Absorption is not the risk here; the start date is**

The three bands above clear 439 homes a year across 33306, Galt Ocean Mile and the beach, houses included; on condominiums alone it is about 143. Either way 129 residences represent under a year of demand, and the fact that Fort Lauderdale absorbs this price point is the strongest structural argument for the building. The open question is timing. The 2023 plan promised delivery in spring 2025; the January 2025 relaunch says May 2028; the developer's site now dates the construction start to October or November 2026 and no construction loan has been reported. A reservation today is a bet on that start, and the percentage presold is not published. Ask for both before signing.

## The market it lands in

Everything for sale in 33306, 33308, 33304 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 969 homes listed across 33306, 33308, 33304

Sold, trailing year 1414 recorded closings, every price

Months of supply 8.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $493/sf asked, against $422/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33306, 33308, 33304 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,096/sf median of 28 closings this year

Movement since — across recently delivered buildings

This building asks $1,027/sf entry residences

Entry vs new stock -6% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 1 | withheld, 1 sale |
| 2026 | 28 | $1,096 |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking

$1,027–$1,293/sf

From $999,999 (developer) · listed today $1,148,540 – $3,261,320 · 1,118 – 2,522 sf on the MLS, 1,120 – 2,647 sf published

Band closes at $586/sf $1M – $1.5M, trailing 12 months

Listed here today 6 median $1,176/sf

**Priced at parity with finished oceanfront stock**

The entry residences ask $1,027 to $1,194 a foot; the pending 1804 is under contract at $1,285. Selene, Kolter's 26-storey oceanfront tower delivered in 2025 on Seabreeze Boulevard, closed 27 homes this year at a median $1,101 a foot, resales and late developer closings mixed; new beach condominiums built since 2015 closed at $858 in the $1M to $1.5M band, $1,032 from $1.5M to $2.5M and $1,189 above that. So 3000 Waterside asks roughly what delivered, oceanfront product clears at, for an Intracoastal address delivering in 2028. The band medians on the cards sit far lower because 33306 is a house market: 46 of its 47 closings above $1M this year were single-family homes. Read the cards as depth, not as this building's comps. The case for buying now is the developer's need for contracts ahead of financing, which is when a price list is most negotiable.

## On the MLS today

6 listings at this address are Active right now, pulled 2026-10-07. Leases are excluded: a monthly rent sitting in the price column wrecks any comparison. This is what a buyer can actually transact on today, as opposed to what a price list says.

| Unit | Bd/Ba | Interior | Asking | $/sf | HOA / mo | Days |
|---|---|---|---|---|---|---|
| [1409](https://bluebaybrokers.com/listing?mls=B26030078) | 2/2 | 1,118 sf | $1,148,540 | $1,027 | $1,353 | 120 |
| [1405](https://bluebaybrokers.com/listing?mls=B26030071) | 2/2 | 1,120 sf | $1,336,800 | $1,194 | $1,355 | 120 |
| [1103](https://bluebaybrokers.com/listing?mls=B26030023) | 2/2 | 1,173 sf | $1,359,920 | $1,159 | $1,419 | 126 |
| [601](https://bluebaybrokers.com/listing?mls=B26030043) | 3/2 | 1,450 sf | $1,674,500 | $1,155 | $1,755 | 112 |
| [1503](https://bluebaybrokers.com/listing?mls=B26038212) | 3/— | 2,273 sf | $2,856,320 | $1,257 | $2,750 | 99 |
| [1701](https://bluebaybrokers.com/listing?mls=B26038216) | 3/— | 2,522 sf | $3,261,320 | $1,293 | $3,051 | 113 |

How to read this table

On new construction the MLS area is routinely the total rather than the interior, and it runs larger than the County's recorded figure, by 10 to 30 percent on the units already tested in this pipeline. Treat the $/sf column as the seller's own arithmetic and re-divide by the recorded area before comparing it with anything delivered.

## Photographs

The 13 photographs carried on MLS listing B26030078 at this address. On a building still under construction these are the developer's renders and the sales-gallery material, not the finished product.

**Photographs** © SEFMLS, displayed from the MLS under the same licence that permits display of the listing itself. Renders are the developer's own and are subject to change.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $1,148,540 at 4.5% simple, 20 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $114,854 | $114,854 | 20 mo | −$8,614 |
| At groundbreaking | 10% | $114,854 | $229,708 | 18 mo | −$7,753 |
| At top-off | 10% | $114,854 | $344,562 | 8 mo | −$3,446 |
| At closing | 70% | $803,978 | $1,148,540 | 0 mo | −$0 |
| Committed before closing |  |  | $1,148,540 |  | −$19,812 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $19,812, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 1,118 sf.

| HOA at $1.21/sf/month | −$16,233 |
|---|---|
| Property tax at 2.02% of $1,148,540 | −$23,201 |
| Insurance (HO-6), $3.60/sf | −$4,025 |
| Annual carry, before any income | −$43,459 |

**What to secure before you sign**

Three things, all ordinary requests. First the rental clause: a broker inventory sheet markets the building as short-term-rental friendly, a broker account of the January 2025 launch says three leases a year with a three-month minimum, and the developer's own fact sheet says nothing, so get the draft Declaration language in writing. Second the deposit schedule: the carry above assumes the Miami standard 10/10/10/70 because Claridge has not published one. Third the construction loan or the developer's written commitment to self-fund, because a schedule without financing is a target. Dues of $1.21 a foot per month are on every listing and are the genuine positive on the running cost.

## Delivery risk

| Construction financing | Not published. No construction financing for 3000 Waterside has been reported in the trade press, and the developer's site states that construction is slated to begin in October/November 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | May 2028, per the developer's January 2025 relaunch. The original 2023 plan promised spring 2025. Construction has not started: the developer's own site dates the start to October/November 2026, so the schedule is neither funded nor under way today. |
| Developer | Claridge Homes, Ottawa, founded 1986 by Bill Malhotra. First US project. The site was bought in February 2022 and an office building demolished; sales opened with Douglas Elliman in 2022, moved to ISG World in May 2023 at 25 percent presold of the old 103-unit plan, and relaunched in January 2025 on the 129-unit design by FSMY Architects. |
| Rental policy | Contested. A broker inventory sheet lists the building as short-term-rental friendly (read 17 September 2026); a broker write-up of the January 2025 sales launch reports leases capped at three a year with a three-month minimum and no short-term rental. The developer's September 2026 fact sheet is silent. Only the recorded Declaration settles it, and it is not recorded yet. |

## Recommendation

BlueBay Brokers · 3000 Waterside

### Reserve the entry stack only at a negotiated price, with the rental clause in hand

The product is real and the location is scarce: a 129-home tower on the Intracoastal with docks, large two-bedroom plans and the lowest dues of any new building this desk tracks, from a developer with forty years of completions and a balance sheet that does not depend on a lender. Fort Lauderdale absorbs this price point in under a year.

What is not there yet is the start, the loan and the rental clause, and the price list already asks what finished oceanfront stock clears at. Use that: a developer collecting contracts ahead of financing negotiates. Aim under $1,000 a foot on the 1,118 to 1,173 sf plans, get the rental language and the deposit schedule in writing, and this is a sound early position. At list, with the policy unresolved, buy the delivered beach stock instead.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

#### Before anything else

The rental policy here is not published, so I will not sell you a management plan on it. I will get the recorded declaration language and tell you what is actually permitted. That has to be true before the rest matters.

## Read next

- [Viceroy Residences Fort Lauderdale, Fort Lauderdale, Delivering 2029](https://bluebaybrokers.com/buildings/viceroy-fll)
- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [619 Brickell, Brickell, end of 2030 (developer deposit schedule)](https://bluebaybrokers.com/buildings/619-brickell)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [The Real Deal, ISG takes over sales from Elliman on Fort Lauderdale condo project (May 2023)](https://therealdeal.com/miami/2023/05/12/isg-takes-over-sales-from-elliman-on-fort-lauderdale-condo-project/)
- [The Real Deal, Broward County's condo development pipeline (Jan 2025)](https://therealdeal.com/miami/2025/01/15/inside-broward-countys-condo-development-pipeline/)
- [Florida YIMBY, Refined design unveiled for 3000 Waterside (Jan 2025)](https://floridayimby.com/2025/01/refined-design-unveiled-for-3000-waterside-in-fort-lauderdale.html)
- [Florida YIMBY, Developer proposes 19-story tower at 3000 East Oakland Park Boulevard (May 2024)](https://floridayimby.com/2024/05/developer-proposes-19-story-intracoastal-facing-condo-tower-at-3000-east-oakland-park-boulevard-in-fort-lauderdale.html)
- [Developer fact sheet, September 2026](https://3000waterside.com/wp-content/uploads/2026/09/3000-Waterside-Factsheet-2026-unbranded.pdf)
- [Developer site, 3000waterside.com](https://3000waterside.com/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.