# Seaway at The Surf Club: resale prices, rental rules

> Source: https://bluebaybrokers.com/buildings/seaway-surf-club
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-11-14
> Contact: Carolina Peña, broker, new developments, English or Spanish: WhatsApp or phone +1 786 326 8778, carolina@bluebaybrokers.com. Study written by Steve Gabison, broker.
> 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

Seaway at The Surf Club is Fort Partners' 2024 oceanfront building in Surfside, and its one MLS closing, unit 602, went at $4,170 a foot in May 2026. Homes above $8 million in 33154 close at a median $2,997 a foot, and the Four Seasons Surf Club next door at $4,459. You are buying new construction at Surf Club resale prices, not at a premium over them, with the Surf Club's amenities included.

## 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 39 trailing 12 months, 33154, same band

Years of supply 0.9 this building alone

Band closes at $2,997/sf median of real closings, not asks

| Band, 33154 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $8M – $20M | 28 | $11,331,250 | $2,997 |
| $20M and above | 11 | $30,250,000 | $4,490 |

**Most of it is already sold**

34 residences against 39 closings a year above $8 million in 33154, which the card reads as under a year of supply. The real figure is smaller, because the developer has been closing since October 2024: 23 units for $293.5 million by March 2025 with 11 left (Commercial Observer), $320.7 million recorded by July 2025 (The Real Deal), then the $86 million penthouse in November. Nothing is listed on the MLS today, so remaining developer inventory is sold off-market and its size is not published. The one MLS sale took 199 days and closed 5 percent under its $12.5 million ask, which is the pace to plan for on exit.

## The market it lands in

Everything for sale in 33154 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 408 homes listed across 33154

Sold, trailing year 371 recorded closings, every price

Months of supply 13.2 under 6 favours sellers, over 12 favours buyers

Asking vs sold $1,031/sf asked, against $808/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 33154 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,345/sf median of 22 closings this year

Movement since +11.6% across recently delivered buildings

This building asks $4,170/sf entry residences

Entry vs new stock +210% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 5 | $1,205 |
| 2026 | 22 | $1,345 |

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 $4,170–$5,357/sf $11.9M – $86M recorded · 2,848 – 16,053 sf · 34 residences

Band closes at $2,997/sf $8M – $20M, trailing 12 months

Listed here today 0 nothing on the MLS

**Priced at the Surf Club, not above it**

Unit 602, 2,848 sf, closed at $11,875,000 in May 2026, $4,170 a foot. Penthouse PH-11, 16,053 sf, recorded at $86 million, $5,358 a foot (The Real Deal, November 2025). The bands it competes in close at a median $2,997 a foot between $8 and $20 million and $4,490 above. The closer comparable is the Four Seasons Residences at the Surf Club next door, delivered 2017: ten MLS closings in the trailing year at a median $4,459 a foot, from $2,867 to $7,949. Seaway sits inside that range. Ignore the postcode's new-stock card: those post-2023 resales at $1,345 are a different product.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 9149 Collins Ave, Surfside FL 33154, pulled 2026-11-14. The building is being sold off-market by the developer's own sales team, which is normal at this stage and has one consequence worth stating: there is no independent asking price to check the developer's price list against, so every size and price on this page comes from the developer or the trade press rather than from a transaction.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 2,848 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $11,875,000 | −$239,875 |
| Insurance (HO-6), $3.60/sf | −$10,253 |
| Annual carry, before any income | −$250,128 |

**What to secure before you sign**

Three items. The HOA: Seaway's budget and dues are not published; for scale, a Surf Club unit asking $31.5 million carries an estimated $15,123 a month (The Real Deal, May 2026). Property tax alone on unit 602's price is about $240,000 a year. The rental language: not published, and at this price the building is a residence rather than an income asset. The unit count: four reports give 34 residences at 9149 Collins, The Real Deal's May 2026 piece gives 26; this study uses 34. Ask the association for the declaration and the current budget.

## How it was built and sold

| Construction financing | $169M construction loan from Bank OZK (2022); after delivery, a $45M EB-5 inventory loan from Bether Capital against three unsold units (Commercial Observer, March 2025). |
|---|---|
| Presold | Not disclosed |
| Delivery | Delivered October 2024; the first 13 deeds recorded that month (The Real Deal). |
| Developer | Fort Partners, Nadim Ashi; seller of record SCR Residences LLC. Architect Joseph Dirand, landscape Peter Wirtz. Sister building Seaway North (9165 Collins, 10 units) sold $386.4M (The Real Deal, May 2026). |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · Seaway at The Surf Club

### A residence bought at the Surf Club's price

Fort Partners delivered in October 2024 on Bank OZK construction financing and has sold most of the building, the $86 million penthouse included. This is the block that set Miami-Dade's condo price records in 2024 and 2025, and the product is proven.

Buy it as a home at Surf Club pricing, not as a trade: unit 602 closed at $4,170 a foot, under the $4,459 Surf Club median. Negotiate from its 199 days and 5 percent discount, and get the budget and the declaration first.

## Questions buyers ask

### Does Seaway at The Surf Club allow short-term rentals such as Airbnb?

Rental policy not published; recorded declaration language to be read. Until the developer publishes it and the condominium declaration is recorded, nothing can be stated either way.

### What do residences at Seaway at The Surf Club cost?

$11.9M – $86M recorded · 2,848 – 16,053 sf · 34 residences. The study above sets these figures against what actually closed nearby.

### When does Seaway at The Surf Club deliver?

Delivered October 2024; the first 13 deeds recorded that month (The Real Deal).

### Who is developing Seaway at The Surf Club?

Fort Partners, Nadim Ashi; seller of record SCR Residences LLC. Architect Joseph Dirand, landscape Peter Wirtz. Sister building Seaway North (9165 Collins, 10 units) sold $386.4M (The Real Deal, May 2026).

### Who can I talk to about buying at Seaway at The Surf Club?

Carolina Peña, broker at BlueBay Brokers (Florida licence BK3288753), handles new developments, in English or Spanish: WhatsApp or phone +1 786 326 8778, carolina@bluebaybrokers.com. This study is independent, written by Steve Gabison, broker (BK3411036), from recorded County deeds and MLS closings.

## 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.

#### 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

- [The Delmore, Surfside, Delivering 2029](https://bluebaybrokers.com/buildings/the-delmore)
- [La Baia North, Bay Harbor Islands, Q1 2027](https://bluebaybrokers.com/buildings/la-baia-north)
- [Onda Residences, Bay Harbor Islands, Delivered 2024](https://bluebaybrokers.com/buildings/onda-residences)
- [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

- [The Real Deal, Closings underway at Fort Partners' Seaway at the Surf Club (Oct 2024)](https://therealdeal.com/miami/2024/10/11/closings-underway-at-fort-partners-seaway-at-the-surf-club)
- [Commercial Observer, Fort Partners $45M inventory loan for Seaway (Mar 2025)](https://commercialobserver.com/2025/03/surfside-florida-seaway-at-the-surf-club-fort-partners-bether-condo-finance/)
- [The Real Deal, Fort Partners drops $25M on Seaway condo, $320.7M closed (Jul 2025)](https://therealdeal.com/miami/2025/07/22/fort-partners-drops-25m-on-seaway-surfside-condo)
- [The Real Deal, Seaway penthouse sells for record $86M (Nov 2025)](https://therealdeal.com/miami/2025/11/24/fort-partners-sells-oceanfront-seaway-penthouse-for-record-86m/)
- [The Real Deal, Seaway North nears $400M sellout (May 2026)](https://therealdeal.com/miami/2026/05/06/nadim-ashis-seaway-north-condos-near-400-million-sellout/)
- [MIAMI MLS via Bridge: A11899325 (unit 602) and Surf Club closings, pulled 14 Nov 2026](https://bluebaybrokers.com/new-developments)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-11-14. 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.