# Ombelle Fort Lauderdale: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/ombelle-fll
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-28
> 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

Ombelle is two 44-storey towers, 754 residences, in Flagler Village by Dependable Equities, and the number that decides it is $957 a foot: the median of its ten active asks, against $408 for the condos that closed under $700,000 in 33301 over the past year, none of them built since 2015. Ombelle is the only new small-format condo downtown Fort Lauderdale is getting. That is the case and the price.

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

Closings per year 280 trailing 12 months, 33301, same band

Years of supply 2.7 this building alone

Band closes at $408/sf median of real closings, not asks

| Band, 33301 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $400K – $700K | 108 | $490,000 | $408 |
| $700K – $1.2M | 79 | $949,000 | $563 |
| $1.2M – $2.5M | 93 | $1,650,000 | $659 |

**A big building in a deep band**

The 754 residences equal 2.7 years of the 280 homes that closed between $400,000 and $2.5 million in 33301 over the past year. Below $700,000 the band is real condo demand, 94 of its 108 sales, but all in older buildings. Above that it is houses and townhouses as much as condos. Nine of the 19 MLS listings already show pending, mostly studios and one-bedrooms, at $842 to $967 a foot, which is the sell-through evidence the developer has not published. 33301 holds 9.8 months of supply.

## The market it lands in

Everything for sale in 33301 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 359 homes listed across 33301

Sold, trailing year 441 recorded closings, every price

Months of supply 9.8 under 6 favours sellers, over 12 favours buyers

Asking vs sold $781/sf asked, against $537/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 33301 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,110/sf median of 5 closings this year

Movement since — across recently delivered buildings

This building asks $967/sf entry residences

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

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2024 | 5 | $1,110 |
| 2025 | 2 | withheld, 2 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

$967–$1,179/sf

$461K – $2.45M · 477 – 2,081 sf (asks on the MLS) · launched from the $400Ks

Band closes at $408/sf $400K – $700K, trailing 12 months

Listed here today 10 median $957/sf

**Twice the old stock, near the new**

The ten active listings ask $867 to $1,179 a foot, median $957, from $511,361 for a 587 sf one-bedroom (#301N) to $2,453,717 for 2,081 sf (#2809S); the smallest, 477 sf, is pending at $461,021. Condos under $700,000 in 33301 closed at $408, in buildings decades old. The fairer test is new stock: the 17 condos built since 2015 that closed in 33301 did so at a median $803, 100 Las Olas at $730, all above $1.5 million. Ombelle asks more per foot for smaller homes, which is what small formats cost.

## On the MLS today

10 listings at this address are Active right now, pulled 2026-10-28. 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 |
|---|---|---|---|---|---|---|
| [301n](https://bluebaybrokers.com/listing?mls=B26035293) | 1/1 | 587 sf | $511,361 | $871 | $576 | 129 |
| [303n](https://bluebaybrokers.com/listing?mls=B26035697) | 1/1 | 676 sf | $586,254 | $867 | $628 | 128 |
| [606n](https://bluebaybrokers.com/listing?mls=B26035685) | 1/1 | 750 sf | $693,941 | $925 | $694 | 129 |
| [1908S](https://bluebaybrokers.com/listing?mls=B26082854) | 1/1 | 745 sf | $723,669 | $971 | $756 | 0 |
| [1211s](https://bluebaybrokers.com/listing?mls=B26035691) | 2/2 | 1,056 sf | $967,032 | $916 | $1,029 | 129 |
| [1203S](https://bluebaybrokers.com/listing?mls=B26085985) | 2/2 | 1,029 sf | $1,029,275 | $1,000 | $1,086 | 1 |
| [2210S](https://bluebaybrokers.com/listing?mls=B26086003) | 2/2 | 1,055 sf | $1,086,949 | $1,030 | $1,023 | 1 |
| [3307S](https://bluebaybrokers.com/listing?mls=B26085837) | 3/2 | 1,305 sf | $1,230,022 | $943 | $1,192 | 1 |
| [2703s](https://bluebaybrokers.com/listing?mls=B26035698) | 2/— | 1,605 sf | $1,815,447 | $1,131 | $1,505 | 129 |
| [2809s](https://bluebaybrokers.com/listing?mls=B26035379) | 4/— | 2,081 sf | $2,453,717 | $1,179 | $2,000 | 129 |

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 24 photographs carried on MLS listing B26035698 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 $461,021 at 4.5% simple, 26 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (per the listings) | 5% | $23,051 | $23,051 | 26 mo | −$2,247 |
| During construction (assumed) | 15% | $69,153 | $92,204 | 20 mo | −$5,186 |
| At top-off (assumed) | 10% | $46,102 | $138,306 | 11 mo | −$1,902 |
| At closing | 70% | $322,715 | $461,021 | 0 mo | −$0 |
| Committed before closing |  |  | $461,021 |  | −$9,336 |

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 $9,336, 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 477 sf.

| HOA at $1.0/sf/month | −$5,724 |
|---|---|
| Property tax at 2.02% of $461,021 | −$9,313 |
| Insurance (HO-6), $3.60/sf | −$1,717 |
| Annual carry, before any income | −$16,754 |

**What to get before you sign**

Financing is partial: a $50 million preconstruction loan from Dwight Mortgage Trust in April 2026, described as the first part of a roughly $350 million package that has not been reported closed. Florida YIMBY reported construction under way in August 2026, delivery 2028. The listings advertise 5% at contract; the rest of the schedule is not published, so the carry above assumes 30% before closing. Dues on the listings run about $1.00 a foot, $464 a month on 477 sf. Furniture is an option, not included.

## Delivery risk

| Construction financing | $50 million preconstruction loan from Dwight Mortgage Trust (April 2026); the full construction loan, about $350 million, not yet reported closed. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2028 (Florida YIMBY, August 2026; YearBuilt on the MLS). Construction under way since summer 2026. |
| Developer | Dependable Equities, affiliate of Sky Equity Group of Isaac Schlesinger and Simon Dushinsky, also general contractor; site bought for $27 million in 2021. Architecture by ODA. Sales by Douglas Elliman. |
| Rental policy | Marketed with a 30-day minimum, no daily rentals (The Real Report, November 2024); a broker inventory sheet read 17 September 2026 says annual only. The recorded declaration will decide |

## Recommendation

BlueBay Brokers · Ombelle Fort Lauderdale

### Buy early, but after the loan

Ombelle offers what downtown Fort Lauderdale does not have: new studios and one-bedrooms from $461,021, furnished on option, 5% at contract, a developer that has owned the site since 2021, and a sales pace the pending listings make visible.

At $957 a foot it asks more than twice what older condos close at. Reserve at 5% now if you want the low floors, but commit the next payment only once the full construction loan is announced.

## 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.

#### After delivery

This building is monthly, not nightly, so Property Management Brickell LLC would run it as mid-term. Different rate, different occupancy, and I will show you that pro forma rather than a nightly one.

## Read next

- [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)
- [3000 Waterside, Fort Lauderdale, Delivering 2028](https://bluebaybrokers.com/buildings/3000-waterside-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

- [Florida YIMBY, two-tower Ombelle starts construction (August 2026)](https://floridayimby.com/2026/08/two-tower-43-story-ombelle-starts-construction-at-316-ne-4th-st-fort-lauderdale-fl.html)
- [citybiz, Ombelle Fort Lauderdale secures $50 million financing (April 2026)](https://www.citybiz.co/article/833002/ombelle-fort-lauderdale-secures-50-million-financing-as-development-advances-through-pre-construction/)
- [The Real Report, Dependable Equities launches condo sales of massive Fort Lauderdale project (November 2024)](https://realreport.beehiiv.com/p/dependable-equities-launches-condo-sales-of-massive-fort-lauderdale-project)
- [Florida YIMBY, 1,110-unit complex proposed for 300 Northeast 3rd Avenue (May 2022)](https://floridayimby.com/2022/05/1110-unit-complex-proposed-for-300-northeast-3rd-avenue-fort-lauderdale-florida-33301.html)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-28. 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.