# Atlantica At Dania Beach: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/atlantica-dania
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-26
> 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

Atlantica is a 2024 garden condominium in Dania Beach where the developer owns 118 of the 124 units after a failed conversion, and the number that decides it is $799 a foot: what two one-bedrooms ask, against the $757 their owners paid in November 2024 and $200 for the 81 Dania condos that closed this year. New, well finished, and priced as if the conversion had worked.

## 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 124 all at once, to the same buyer pool

Closings per year 87 trailing 12 months, 33004, same band

Years of supply 1.4 this building alone

Band closes at $342/sf median of real closings, not asks

| Band, 33004 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400K – $650K | 68 | $505,000 | $342 |
| $650K – $850K | 19 | $710,000 | $431 |

**Six owners and one landlord**

S2 sold six units before handing the building back, and three of them are listed again. The 124 residences equal 1.4 years of the 87 homes that closed between $400,000 and $850,000 in 33004 last year, but 84 of those were not condominiums: three condominiums closed in that band. A condo resale here competes with nothing comparable, and with 118 apartments next door that the developer rents. The postcode holds 7.9 months of supply.

## The market it lands in

Everything for sale in 33004 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 125 homes listed across 33004

Sold, trailing year 191 recorded closings, every price

Months of supply 7.9 under 6 favours sellers, over 12 favours buyers

Asking vs sold $274/sf asked, against $268/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 33004 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at —/sf withheld, 3 resales this year

Movement since — across recently delivered buildings

This building asks $799/sf entry residences

Entry vs new stock — below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 3 | withheld, 3 sales |

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 $652–$799/sf $562K – $756K · 703 – 1,159 sf (asks on the MLS)

Band closes at $342/sf $400K – $650K, trailing 12 months

Listed here today 3 median $799/sf

**No condo market behind the price**

The 2024 buyers paid $532,000 for 703 sf one-bedrooms ($757 a foot) and $756,600 for a 1,159 sf two-bedroom ($653). The relists ask $562,000 and $756,000. No condominium built since 2010 closed in 33004 this past year; its 81 condo closings this year cleared a median $200 a foot. The nearest new comparison, condos built since 2015 across Dania, Hollywood and Hallandale, cleared $666, led by Hyde Beach House on the ocean.

## On the MLS today

3 listings at this address are Active right now, pulled 2026-10-26. 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 |
|---|---|---|---|---|---|---|
| [305](https://bluebaybrokers.com/listing?mls=A12038733) | 1/1 | 703 sf | $562,000 | $799 | $517 | 5 |
| [205](https://bluebaybrokers.com/listing?mls=A12038736) | 1/1 | 703 sf | $562,000 | $799 | $517 | 5 |
| [301](https://bluebaybrokers.com/listing?mls=A12038739) | 3/2 | 1,159 sf | $756,000 | $652 | $856 | 5 |

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 8 photographs carried on MLS listing A12038733 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.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 703 sf.

| HOA at $0.74/sf/month | −$6,243 |
|---|---|
| Property tax at 2.02% of $562,000 | −$11,352 |
| Insurance (HO-6), $3.60/sf | −$2,531 |
| Annual carry, before any income | −$20,126 |

**What it costs to hold, and what it rents for**

Dues run $517 a month on a one-bedroom and $856 on the two-bedroom, about $0.74 a foot. Taxes on the listings are $9,440 and $13,288 a year. #305 leased at $1,999 in December 2025 and #205 at $2,050 in May 2026. At $562,000 that one-bedroom nets about $8,900 a year before insurance, 1.6%. Fannie Mae will not warrant a project where one entity owns over 20% of the units, so plan on cash or a portfolio loan.

## How it was built and sold

| Construction financing | Built and delivered by Prestige in 2024. The $30M loan S2 took to convert it ended in a deed in lieu of foreclosure in September 2026, and the developer now owns 118 of the 124 units. |
|---|---|
| Presold | Not disclosed |
| Delivery | Delivered 2024 as a rental community. The first three condominium closings on the MLS were on 25 November 2024. |
| Developer | Prestige Companies, the original developer, now back in control with MV Real Estate Holdings. S2 Development ran the 2024 condo conversion, marketed by ISG World. |
| Rental policy | Marketed as short-term-rental friendly (broker inventory sheet, read 17 September 2026) |

## Recommendation

BlueBay Brokers · Atlantica At Dania Beach

### A tenant's building today, not a buyer's

The product is sound: built in 2024, low dues, in-unit laundry, a pool, and five minutes from the beach and the airport. The issue is not the building, it is who owns it.

With the developer holding 95% and renting it, a buyer has no resale market and no conventional mortgage. Offer well under the 2024 price, with cash, or wait for Prestige to relaunch sales.

## 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 full closing record unit by unit, what resellers are asking against what they paid, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

You are buying a resale here, so the seller's side pays the co-broke and representation costs you nothing. I argue from the recorded closing prices above, including what the current owner actually paid and when.

#### Once you own it

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

## Read next

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- [38 West Eleventh, Downtown, Delivering Q1 2028](https://bluebaybrokers.com/buildings/38-west-eleventh)
- [501 First Residences, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/501-first)
- [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)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [Commercial Observer, Prestige Companies buys back Dania Beach residential complex at a discount (September 2026)](https://commercialobserver.com/2026/09/prestige-florida-multifamily/)
- [South Florida Agent Magazine, S2 Development begins condo sales at Atlantica at Dania Beach (August 2024)](https://southfloridaagentmagazine.com/2024/08/01/s2-development-atlantica-condo-sales/)
- [Fannie Mae Selling Guide, B4-2.1-03 Ineligible projects (single-entity ownership)](https://selling-guide.fanniemae.com/sel/b4-2.1-03/ineligible-projects)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-26. 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.