# W Pompano Beach: preconstruction prices and deposits

> Source: https://bluebaybrokers.com/buildings/w-pompano
> 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

W Pompano Beach is Related's third tower on this stretch of North Ocean Boulevard, after Solemar and Casamar, both sold and delivered. This one adds a W hotel run by Marriott, so the suite buyer gets a furnished unit and a hotel programme rather than a management problem. Launch prices have already moved: the entry suite was $775,000 in 2024 and the cheapest on the MLS today asks $1.04M. The launch cohort is being validated.

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

Closings per year 281 trailing 12 months, 33062, same band

Years of supply 1.3 this building alone

Band closes at $507/sf median of real closings, not asks

| Band, 33062 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $700,000 – $1.5M | 151 | $925,000 | $507 |
| $1.5M – $3.2M | 99 | $1,907,000 | $919 |
| $3.2M – $6M | 31 | $3,750,000 | $1,298 |

**Absorption and timing**

33062 closed 284 homes across W's three price bands in the last twelve months, so 373 units are about 1.3 years of that market, and the 296 suites alone about 1.2 years of the two lower bands. That is comfortable for an oceanfront tower that has been selling since 2025. The postcode runs 9.4 months of supply, asks $452 a foot against $408 paid, a balanced market. The open question is timing, not demand: no groundbreaking and no construction loan have been reported, so the model holds 39 months.

## 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 615 homes listed across 33062

Sold, trailing year 786 recorded closings, every price

Months of supply 9.4 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 $1,336/sf entry residences

Entry vs new stock +5% 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

$1,336–$1,510/sf

Suites $775,000 – $3.1M at launch, $1.04M – $2.65M on the MLS today · residences from $3.4M · penthouses $6.5M – $15M+

Band closes at $507/sf $700,000 – $1.5M, trailing 12 months

Listed here today 3 median $1,488/sf

**Priced above Casamar, for the hotel and the brand**

The band medians ($514, $912 and $1,306 a foot) are older Pompano stock. The comparison is Related's own deliveries next door: Casamar closed 13 homes in the last year at a median $1,160 a foot, Solemar's genuine resales at $1,091 to $1,209. W asks $1,461 on the 1,815 sf corner suite and $1,510 on the 3,462 sf residence, 25 to 30 percent above Casamar. The studio suite at $1,488 has no local comparable at all: no small furnished hotel unit has been built on this beach. You pay for the W flag and the hotel programme; decide whether that income is worth 25 percent.

## On the MLS today

3 listings in this building 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 |
|---|---|---|---|---|---|---|
| [1410](https://bluebaybrokers.com/listing?mls=A11976827) | 0/1 | 696 sf | $1,035,900 | $1,488 | — | 94 |
| [1403](https://bluebaybrokers.com/listing?mls=A11976815) | 2/3 | 1,815 sf | $2,650,900 | $1,461 | $3,231 | 94 |
| [11A](https://bluebaybrokers.com/listing?mls=F10556393) | 4/— | 3,462 sf | $5,228,900 | $1,510 | $6,279 | 213 |

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 A11976815 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 $1,035,900 at 4.5% simple, 39 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $103,590 | $103,590 | 39 mo | −$15,150 |
| 90 days after contract | 10% | $103,590 | $207,180 | 36 mo | −$13,985 |
| At groundbreaking | 10% | $103,590 | $310,770 | 30 mo | −$11,654 |
| At closing | 70% | $725,130 | $1,035,900 | 0 mo | −$0 |
| Committed before closing |  |  | $1,035,900 |  | −$40,789 |

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 $40,789, 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 580 sf.

| HOA at $1.8/sf/month | −$12,528 |
|---|---|
| Property tax at 2.02% of $1,035,900 | −$20,925 |
| Insurance (HO-6), $3.60/sf | −$2,088 |
| Annual carry, before any income | −$35,541 |

**What to secure before you sign**

The developer has not published a deposit schedule. We assume the Miami standard 10/10/10/70 over a 2029 delivery, which puts 30 percent of the price at work for about three years. On the $1.04M studio suite that is about $311,000 with no income. The association fee on the MLS rows runs about $1.80 a foot a month ($3,231 on the 1,815 sf suite). Get three things in writing: the hotel rental programme split and the owner-use rules, the deposit schedule, and evidence of construction financing before the second 10 percent is due.

## Delivery risk

| Construction financing | No construction loan reported in the sources read (The Real Deal, Florida YIMBY). The site was bought in 2023 and the land is held by the partnership. |
|---|---|
| Presold | Not disclosed |
| Delivery | 2029, per the developer's MLS rows and the broker sheet. No groundbreaking has been reported, so treat 2029 as the target and not a schedule. |
| Developer | Related Group (the Pérez family) and BH Group (Isaac and Liat Toledano), W brand licensed from Marriott, which operates the hotel. Related delivered Solemar (2023) and Casamar (2025) on the same stretch of North Ocean Boulevard. Sales by Fortune International. |
| Rental policy | Condo-hotel suites marketed for nightly rental through the W hotel programme (developer's MLS listing remarks, read 30 September 2026; broker inventory sheet, read 17 September 2026). Rental terms for the 77 private residences are not published |

## Recommendation

BlueBay Brokers · W Pompano Beach

### Buy the suites early, negotiate the residences

A Related oceanfront tower with a Marriott-run W hotel, 1.3 years of band demand and launch prices already up about a third. The residences ask 25 to 30 percent over Casamar, which has closed in volume next door.

For the hotel income, take a suite now and read the programme contract first. For a residence, negotiate toward Casamar's $1,160 line and tie the second deposit to a closed construction loan.

## 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

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

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- [501 First Residences, Downtown, Delivered 2026](https://bluebaybrokers.com/buildings/501-first)
- [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, BH, Related land W brand for Pompano Beach condo-hotel project (Nov 2024)](https://therealdeal.com/miami/2024/11/21/bh-related-land-w-brand-for-pompano-beach-project/)
- [The Real Deal, Related, BH buy Chetrit's Pompano Beach dev site (Jun 2023)](https://therealdeal.com/miami/2023/06/01/related-bh-buy-chetrit-and-pearls-pompano-beach-dev-site-for-48m/)
- [Florida YIMBY, W Pompano Beach Hotel & Residences unveils nine beachfront penthouses (Feb 2026)](https://floridayimby.com/2026/02/w-pompano-beach-hotel-residences-unveils-nine-bespoke-beachfront-penthouses.html)

**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.