# Bungalow East Fort Lauderdale: prices and deposits

> Source: https://bluebaybrokers.com/buildings/bungalow-east-fll
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-27
> 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

Bungalow East is a 14-storey building of 34 large residences one block from the ocean on Fort Lauderdale Beach, and the number that decides it is $1,071 a foot: what its listed four-bedroom asks, against $1,159 for condominiums that closed between $3 million and $4.5 million in 33304 over the past year. New, small, and priced under the stock it will compete with.

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

Closings per year 59 trailing 12 months, 33304, same band

Years of supply 0.6 this building alone

Band closes at $949/sf median of real closings, not asks

| Band, 33304 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $2M – $3M | 39 | $2,340,500 | $949 |
| $3M – $4.5M | 20 | $3,350,000 | $1,111 |

**Thirty-four homes in a deep band**

The 34 residences equal 0.6 years of the 59 homes that closed between $2 million and $4.5 million in 33304 over the past year, and 32 of those were condominiums, 30 of them built since 2015. That is a working condo market at this price, which is exactly what a resale needs, and a building this small cannot flood its own band. The postcode holds 10.9 months of supply, so a buyer has room to negotiate today. With 34 units the price list has few steps to climb, and the only other listing, a three-bedroom at $2,250,000, is under contract.

## The market it lands in

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

Active inventory 442 homes listed across 33304

Sold, trailing year 486 recorded closings, every price

Months of supply 10.9 under 6 favours sellers, over 12 favours buyers

Asking vs sold $594/sf asked, against $490/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 33304 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,090/sf median of 29 closings this year

Movement since — across recently delivered buildings

This building asks $950/sf entry residences

Entry vs new stock -13% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 1 | withheld, 1 sale |
| 2026 | 29 | $1,090 |

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 $950–$1,000/sf $2M – $4M · 2,105 – 4,000 sf · two penthouses of about 4,000 sf

Band closes at $949/sf $2M – $3M, trailing 12 months

Listed here today 1 median $1,071/sf

**New, under the new stock**

#601 asks $3,029,000 for 2,829 sf, $1,071 a foot; the published range, $2 million to $4 million across 2,105 to 4,000 sf, works out at $950 to $1,000. Condominiums in 33304 cleared $1,106 a foot between $2 million and $3 million, and $1,159 between $3 million and $4.5 million. Selene on N Seabreeze Blvd and the Four Seasons, the only condos delivered in 33304 since 2023, cleared 29 closings this year at a median $1,090. Bungalow East sits a block back from the sand, which is the discount you are paid for; the Conrad beach club membership narrows it.

## On the MLS today

1 listing at this address is Active right now, pulled 2026-10-27. 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 |
|---|---|---|---|---|---|---|
| [601](https://bluebaybrokers.com/listing?mls=A11775619) | 4/4 | 2,829 sf | $3,029,000 | $1,071 | $4,545 | 542 |

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 14 photographs carried on MLS listing A11775619 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 $2,250,000 at 4.5% simple, 20 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $225,000 | $225,000 | 20 mo | −$16,875 |
| At groundbreaking | 10% | $225,000 | $450,000 | 18 mo | −$15,188 |
| At top-off | 10% | $225,000 | $675,000 | 8 mo | −$6,750 |
| At closing | 70% | $1,575,000 | $2,250,000 | 0 mo | −$0 |
| Committed before closing |  |  | $2,250,000 |  | −$38,812 |

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 $38,812, 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 2,105 sf.

| HOA at $1.61/sf/month | −$40,669 |
|---|---|
| Property tax at 2.02% of $2,250,000 | −$45,450 |
| Insurance (HO-6), $3.60/sf | −$7,578 |
| Annual carry, before any income | −$93,697 |

**What to get before you sign**

No construction loan and no presale figure have been published. Construction was announced for late 2025 on an 18-month build; no dated source confirms groundbreaking, while the listings still say 2027. The carry above assumes the Miami standard 10/10/10/70 over 20 months because Merrimac has not published a schedule. Dues on the listings run $1.61 a foot, $3,200 a month on the three-bedroom and $4,545 on the four. Fort Lauderdale cannot ban short stays; the recorded declaration will decide, and none is recorded yet. Ask for the loan, the schedule and the rental clause.

## Delivery risk

| Construction financing | No construction loan reported as of October 2026. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2027, per the developer and the MLS. Construction was announced for late 2025 on an 18-month build; no dated source confirms groundbreaking. |
| Developer | Merrimac Ventures, the Motwani family firm. Sales by OneWorld Properties, architecture by Swedroe, interiors by Adriana Hoyos Design Studio. |
| Rental policy | Not published; Fort Lauderdale cannot ban short stays, the recorded declaration will decide (none recorded yet) |

## Recommendation

BlueBay Brokers · Bungalow East Fort Lauderdale

### A small building priced under its band

Bungalow East has what a resale needs: a block from the ocean, a band where 32 condominiums closed last year, and an ask under what new condos in that band clear. Adriana Hoyos interiors and the Conrad beach and yacht club come with it.

Buy a three-bedroom near $1,000 a foot, where the gap to the band is widest, once the construction loan is announced. Get the deposit schedule and the rental clause in writing first.

## 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

- [3000 Waterside, Fort Lauderdale, Delivering 2028](https://bluebaybrokers.com/buildings/3000-waterside-fll)
- [Andare by Pininfarina Fort Lauderdale, Fort Lauderdale, Delivering 2027](https://bluebaybrokers.com/buildings/andare-pininfarina-fll)
- [Viceroy Residences Fort Lauderdale, Fort Lauderdale, Delivering 2029](https://bluebaybrokers.com/buildings/viceroy-fll)
- [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, Merrimac Ventures launches sales of Fort Lauderdale condos (November 2024)](https://therealdeal.com/miami/2024/11/19/merrimac-launches-sales-of-fort-lauderdale-condos/)
- [Florida YIMBY, Plans unveiled for Bungalow East at 530 North Birch Road (November 2024)](https://floridayimby.com/2024/11/plans-unveiled-for-bungalow-east-a-14-story-condo-at-530-north-birch-road-in-fort-lauderdale-beach.html)
- [City of Fort Lauderdale Code, chapter 15 article X, vacation rentals](https://library.municode.com/fl/fort_lauderdale/codes/code_of_ordinances?nodeId=COOR_CH15BUTAREMIBURE_ARTXVARE)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-27. 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.