# The Ritz-Carlton Residences Pompano Beach | BlueBay Brokers

> Source: https://bluebaybrokers.com/buildings/ritz-carlton-pompano
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-03
> 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

The Ritz-Carlton Residences Pompano Beach is a 205-residence, two-tower oceanfront condominium by Fortune and Oak Capital, and the number that decides it is $1,672: what the last developer units ask per foot, against $1,313 for Pompano condominiums closed at $3M to $6M and $1,579 for the one condo that closed above $6M. You pay a brand premium, but on a finished building, 90 percent sold, with months of carry rather than years.

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

Closings per year 49 trailing 12 months, 33062, same band

Years of supply 4.2 this building alone

Band closes at $1,896/sf median of real closings, not asks

| Band, 33062 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $6M and above | 10 | $14,165,000 | $1,896 |
| $3M – $6M | 39 | $3,550,000 | $1,282 |

**A sold building, two units on the market**

Pompano Beach (33062) closed 49 homes above $3M in the trailing year, so 205 residences read as 4.2 years of supply. That number overstates the risk: the project was 90 percent presold in December 2023 and only two developer units are on the MLS today. Read the band carefully. Of the 10 closings above $6M, nine are houses on Hillsboro Mile and in Hillsboro Shores, which is why the band median reads $1,896. The condominium figure is the honest one: 29 condo closings at $3M to $6M, median $1,313, mostly Casamar (2025), Solemar (2023) and Sabbia Beach. Condos built since 2023 resold 40 times this year at $1,272.

## The market it lands in

Everything for sale in 33062 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 663 homes listed across 33062

Sold, trailing year 789 recorded closings, every price

Months of supply 10.1 under 6 favours sellers, over 12 favours buyers

Asking vs sold $458/sf asked, against $408/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 33062 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,272/sf median of 40 closings this year

Movement since +13.5% across recently delivered buildings

This building asks $1,672/sf entry residences

Entry vs new stock +31% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2023 | 3 | withheld, 3 sales |
| 2024 | 14 | $1,121 |
| 2025 | 14 | $1,254 |
| 2026 | 40 | $1,272 |

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

$1,672–$1,746/sf

Remaining inventory on the MLS: $6.36M – $6.64M for 3,804 sf (Bridge, 3 Nov 2026) · residences 917 – 6,824 sf (developer, 2022) · no price list published

Band closes at $1,896/sf $6M and above, trailing 12 months

Listed here today 2 median $1,709/sf

**A premium over Pompano, under its best houses**

Units 401 and 501 ask $6,362,000 and $6,640,000 on 3,804 sf, $1,672 and $1,746 a foot. That is about 27 percent over the $1,313 that $3M to $6M condominiums close at in 33062, and about 6 percent over Solemar's $7M closing at $1,579, the only condo above $6M this year. The brand and the 4.7 acres are what the premium buys. The early buyers who signed in 2021 and 2022 paid less, and their resales will set the floor once the building closes: watch the first ones, because they compete with the developer's last two units.

## On the MLS today

2 listings at this address are Active right now, pulled 2026-11-03. 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 |
|---|---|---|---|---|---|---|
| [401](https://bluebaybrokers.com/listing?mls=A12049930) | 4/5 | 3,804 sf | $6,362,000 | $1,672 | $5,744 | 31 |
| [501](https://bluebaybrokers.com/listing?mls=A12049965) | 4/5 | 3,804 sf | $6,640,000 | $1,746 | $5,744 | 31 |

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 20 photographs carried on MLS listing A12049965 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 $6,362,000 at 4.5% simple, 3 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $636,200 | $636,200 | 3 mo | −$7,157 |
| At groundbreaking (passed, due at signing) | 10% | $636,200 | $1,272,400 | 3 mo | −$7,157 |
| At top-off (passed, due at signing) | 10% | $636,200 | $1,908,600 | 3 mo | −$7,157 |
| At closing | 70% | $4,453,400 | $6,362,000 | 0 mo | −$0 |
| Committed before closing |  |  | $6,362,000 |  | −$21,472 |

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 $21,472, 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 3,804 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $6,362,000 | −$128,512 |
| Insurance (HO-6), $3.60/sf | −$13,694 |
| Annual carry, before any income | −$142,207 |

**About $21,500 to carry, and the rental question**

No deposit schedule is published, so the table uses the Miami standard 10/10/10/70, assumed. With the building topped out, a buyer signing now likely puts 30 percent down at once and closes within a few months: on $6.36M that is about $21,500 at 4.5 percent over three months. The rental language is not published either. Get the declaration and the certificate of occupancy date in writing before you sign: at this price they decide residence or rental.

## Delivery risk

| Construction financing | $259M construction loan from Bank OZK, December 2023. |
|---|---|
| Presold | 90% at last disclosure |
| Delivery | Completion expected in 2026 (Florida YIMBY, October 2025: exteriors finished, cranes dismantled). No certificate of occupancy found as of 3 November 2026. |
| Developer | Fortune International Group (Edgardo Defortuna), which also handles sales, with Oak Capital (Ricardo Dunin). Site bought for $27.5M in 2020. |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · The Ritz-Carlton Residences Pompano Beach

### Buy it as a home, negotiate the premium

Delivery risk is close to nil: a finished shell, a $259M loan, 90 percent presold and a developer with a long record on this coast. The question here is price, not completion.

At $1,672 a foot the remaining units ask about 27 percent over what Pompano condos close at. Buy it as a residence, negotiate against the first owner resales, and get the declaration's rental terms in writing.

## 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.

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- [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

- [Commercial Observer, Bank OZK provides $259M to build Ritz-Carlton condo in Pompano Beach, 90% presold (Dec 2023)](https://commercialobserver.com/2023/12/bank-ozk-the-ritz-carlton-residences-pompano-beach-the-ritz-carlton-residences-fortune-international-group/)
- [Florida YIMBY, The Ritz-Carlton Residences, Pompano Beach reaches key construction milestones (Oct 2025)](https://floridayimby.com/2025/10/the-ritz-carlton-residences-pompano-beach-reaches-key-construction-milestones.html)
- [Florida YIMBY, Fortune and Oak Capital reveal sales gallery: towers, unit counts and sizes (May 2022)](https://floridayimby.com/2022/05/fortune-international-group-and-oak-capital-reveal-sales-gallery-for-the-ritz-carlton-residences-pompano-beach.html)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-03. 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.