# Viceroy Residences Fort Lauderdale: prices and deposits

> Source: https://bluebaybrokers.com/buildings/viceroy-fll
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> 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

Viceroy Fort Lauderdale is a 370-residence Naftali tower in Flagler Village whose entry one-bedrooms ask about $1,018 a foot. New condominiums delivered in 33301 since 2023 resold at a median $1,110 in 2024. So the entry stack is priced about 8 percent under what finished new stock has cleared, with delivery in 2029 and 5 of 15 MLS units already under contract. The open question is financing: no construction loan has been reported.

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

Closings per year 315 trailing 12 months, 33301, same band

Years of supply 1.2 this building alone

Band closes at $464/sf median of real closings, not asks

| Band, 33301 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $500K – $1M | 103 | $699,000 | $464 |
| $1M – $2M | 97 | $1,395,000 | $635 |
| $2M and above | 115 | $3,400,000 | $985 |

**A deep market and a long runway**

The three bands Viceroy sells into closed 315 homes in 33301 over the trailing year: 103 between $500,000 and $1M, 97 between $1M and $2M, 115 above $2M. At 370 residences the building is about 14 months of that, a manageable delivery for a downtown postcode carrying 9.5 months of supply. The entry point has already moved: $520,000 at launch in December 2024, $745,000 for the cheapest unit listed today, a one-bedroom. The smaller plans that carried the launch price are no longer on the MLS, and the list only moves up from here.

## 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 341 homes listed across 33301

Sold, trailing year 431 recorded closings, every price

Months of supply 9.5 under 6 favours sellers, over 12 favours buyers

Asking vs sold $745/sf asked, against $543/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 $1,018/sf entry residences

Entry vs new stock -8% 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

$1,018–$1,706/sf

$745,000 to $4.41M on the MLS today · 732 – 2,585 sf interior · launched from $520,000 in December 2024

Band closes at $464/sf $500K – $1M, trailing 12 months

Listed here today 10 median $1,231/sf

**Priced against new stock, not against the postcode**

One-bedrooms ask $745,000 to $975,000, $1,007 to $1,204 a foot on interior area (the developer publishes interior and terrace separately and the MLS carries the interior). Two-bedrooms run $1.02M to $1.56M. The postcode's $500,000 to $1M band closes at $464 a foot, but that mixes decades-old stock; the like-for-like figure is the $1,110 that 2023-and-later condominiums resold at in 2024, five closings. The value line is two-bedroom 4A: 1,229 sf at $1.02M, $830 a foot, listed since February 2025.

## On the MLS today

10 listings at this address are Active right now, pulled 2026-10-07. 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 |
|---|---|---|---|---|---|---|
| [17K](https://bluebaybrokers.com/listing?mls=A12028512) | 1/1 | 755 sf | $760,000 | $1,007 | $1,017 | 5 |
| [25H](https://bluebaybrokers.com/listing?mls=A11935077) | 1/1 | 810 sf | $975,000 | $1,204 | $1,151 | 164 |
| [4A](https://bluebaybrokers.com/listing?mls=F10486850) | 2/2 | 1,229 sf | $1,020,000 | $830 | $1,606 | 579 |
| [34F](https://bluebaybrokers.com/listing?mls=A11935090) | 2/2 | 1,162 sf | $1,430,000 | $1,231 | $1,662 | 164 |
| [15A](https://bluebaybrokers.com/listing?mls=A11858290) | 3/3 | 1,649 sf | $2,105,000 | $1,277 | $2,392 | 351 |
| [43C](https://bluebaybrokers.com/listing?mls=A11935105) | 2/3 | — | $2,205,000 | — | $1,934 | 164 |
| [34A](https://bluebaybrokers.com/listing?mls=A11935121) | 3/4 | — | $3,675,000 | — | $3,685 | 164 |
| [29B](https://bluebaybrokers.com/listing?mls=A11935131) | 4/5 | — | $3,780,000 | — | $3,681 | 164 |
| [43A](https://bluebaybrokers.com/listing?mls=A11936666) | 3/4 | 2,540 sf | $4,200,000 | $1,654 | $3,685 | 158 |
| [38B](https://bluebaybrokers.com/listing?mls=A11936621) | 4/5 | 2,585 sf | $4,410,000 | $1,706 | $3,681 | 158 |

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 F10486850 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 $745,000 at 4.5% simple, 30 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $74,500 | $74,500 | 30 mo | −$8,381 |
| 90 days after contract (assumed standard) | 10% | $74,500 | $149,000 | 27 mo | −$7,543 |
| At top-off (assumed standard) | 10% | $74,500 | $223,500 | 12 mo | −$3,352 |
| At closing | 70% | $521,500 | $745,000 | 0 mo | −$0 |
| Committed before closing |  |  | $745,000 |  | −$19,277 |

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 $19,277, 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 732 sf.

| HOA at $1.42/sf/month | −$12,473 |
|---|---|
| Property tax at 2.02% of $745,000 | −$15,049 |
| Insurance (HO-6), $3.60/sf | −$2,635 |
| Annual carry, before any income | −$30,157 |

**What to secure before you sign**

Three things. First the financing: Naftali closed $465M for JEM in Miami in November 2025, but no loan for this tower has been reported, and delivery has moved from 2028 at launch to 2029. Ask for the lender and the groundbreaking date in writing. Second the deposit schedule, which is not published, so the carry above uses the Miami standard 10/10/10/70 over 30 months. Third the rental clause in the declaration, also unpublished.

## Delivery risk

| Construction financing | No construction loan reported in the trade press as of 7 October 2026. Naftali bought the site for $20M in 2022. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2029 on the MLS listings and the broker sheet; 2028 when sales launched in December 2024. Groundbreaking not yet reported. |
| Developer | Naftali Group (Miki Naftali), New York and Miami. Also building JEM Residences in downtown Miami, on a $465M loan closed November 2025. |
| Rental policy | Rental policy not published; recorded declaration language to be read |

## Recommendation

BlueBay Brokers · Viceroy Residences Fort Lauderdale

### Buy the entry stack, once the lender is named

A Viceroy-branded Naftali tower whose one-bedrooms ask about $1,018 a foot, roughly 8 percent under what new Fort Lauderdale condominiums resold at, in a postcode that absorbs the whole building in about 14 months.

Take a one-bedroom or the long-listed two-bedroom 4A and negotiate on its time on market. Get the construction lender and the recorded rental clause in writing before the second deposit.

## 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)
- [2200 Brickell, Brickell, 2026](https://bluebaybrokers.com/buildings/2200-brickell)
- [619 Brickell, Brickell, end of 2030 (developer deposit schedule)](https://bluebaybrokers.com/buildings/619-brickell)
- [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, Naftali launches Viceroy-branded Fort Lauderdale condo project (Dec 2024)](https://therealdeal.com/miami/2024/12/03/naftali-launches-viceroy-branded-fort-lauderdale-condos/)
- [Bisnow, Naftali Group launches Viceroy-branded luxury tower in Fort Lauderdale (Dec 2024)](https://www.bisnow.com/south-florida/news/multifamily/naftali-group-launches-viceroy-branded-luxury-tower-in-fort-lauderdale-127039)
- [Commercial Observer, Naftali secures $465M construction loan in downtown Miami (Nov 2025)](https://commercialobserver.com/2025/11/miami-florida-naftali-jem-condo-multifamily-nuveen-construction-finance/)
- [Developer site, availability and pricing](https://viceroyfortlauderdale.com/availability/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. 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.