# The Blue Resort Doral *Investment Analysis*

> Source: https://bluebaybrokers.com/the-blue-resort-doral
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> 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.

**BlueBay Brokers is an independent broker and manager** — not affiliated with the The Blue Resort Doral front desk or condo association. This page is for buyers, sellers and owners. **Are you a traveler?** [Guest support & FAQ →](https://book.bluebaybrokers.com/the-blue-resort-doral)

Provident Doral at The Blue Resort & Spa · 5300 NW 87th Ave · AAA Four Diamond condo-hotel · Built 2007 · Across from Trump National Doral Golf Course · Daily rentals approved with optional hotel management.

$169k+ Entry price (studio)

$1,089 HOA / mo (all-in)

★★★★ AAA Four Diamond

1 day Min lease

Investment thesis

## Why The Blue Resort *is the hands-off Doral play*

Three reasons The Blue is the lowest-effort STR investment in Miami-Dade County.

01

### $1,089 HOA = everything included

HOA covers ALL utilities (electricity, water, cable, internet) + resort amenities + 24/7 security. Owners get a single predictable monthly cost — no separate bills, no surprises.

02

### Optional Provident Hotel program

Choose your model: (1) Provident hotel program — full hands-off, they handle bookings, housekeeping, marketing. (2) Self-managed Airbnb — keep 100% of net revenue. Switch anytime.

03

### Trump National Doral demand

Across the street from one of the most prestigious golf resorts in the US. Steady demand from golf tourists, business travelers, family vacationers visiting Doral resort and CityPlace.

Cost & rules

## HOA fees and *rental rules*

Real HOA from active MLS listings, May 2026. The Blue's "all-in" structure is unique — most condo-hotels charge HOA + utilities separately.

### Monthly fixed costs

HOA fee (Studio)**~$650 / mo (all-in)**

HOA fee (1BR)**$1,089 / mo (all-in)**

HOA fee (3BR townhouse)**~$2,200 / mo (all-in)**

Includes**Electricity, water, cable, wifi, 24/7 security**

Includes**Pool, spa, gym, restaurant access**

Hotel program fee**~25-30% of revenue (optional)**

### Rental rules

✓ **1-day minimum lease** — Airbnb, VRBO, hotel program all OK

✓ **365 leases per year** — no annual cap

✓ **Hotel program optional** — Provident on-site management available

✕ **Owner occupancy limited** to 6 months/year (preserves hotel status)

✓ **Pet-friendly** for owners (guest pets per program rules)

✓ **Resort amenities** — pool, spa, gym, restaurant, bar, clubhouse

Under management + market comps

## Active *The Blue listings*

We manage in this building. Below: a 1BR plus market comparables covering studio, 1BR and 3BR townhouse options. Revenue figures shown are market estimates, not any owner’s reported results.

Active · Steve A11511510

1BR at The Blue Resort

1BR / 2BA · 1,070 sqft · 8th floor

List price$159,000 Est. STR/yr (market)$43k

[Run Analysis](https://bluebaybrokers.com/simulator?mls=A11511510&s-adr=180&s-occ=65&s-ins=200&s-opex=30&l-ins=200) [View MLS](https://bluebaybrokers.com/listing?mls=A11511510)

Market A11511510

Market: Studio

Studio · 705 sqft

Median price$169k Est. STR/yr (market)$32k

[Run Analysis](https://bluebaybrokers.com/simulator?mls=A11511510&s-adr=180&s-occ=65&s-ins=200&s-opex=30&l-ins=200) [View MLS](https://bluebaybrokers.com/listing?mls=A11511510)

Market A11511510

Market: 3BR Townhouse

3BR / 4BA · 2,070 sqft

Monthly rent$6,500 STR potential$95-115k

[Run Analysis](https://bluebaybrokers.com/simulator?mls=A11511510&s-adr=280&s-occ=62&s-ins=200&s-opex=30&l-ins=200) [View MLS](https://bluebaybrokers.com/listing?mls=A11511510)

AirDNA Doral market data

## The numbers *that matter*

Doral STR market is steady year-round thanks to Trump National Doral, business travel, and CityPlace Doral. Lower seasonal swings vs. Brickell/Beach.

$180 AirDNA ADR

65% AirDNA OCC

$117 RevPAR

$43k Avg 1BR annual

AAA★★★★ Resort rating

Source: AirDNA Doral submarket · May 2026 · The Blue Resort is rated AAA Four Diamond. Across from Trump National Doral Golf Course (4 courses, world-class).

ROI projections

## Year-1 returns by *unit type*

Doral cap rates are higher than Brickell because entry prices are lower. The $1,089 all-in HOA is high vs price, but eliminates all variable costs.

| Unit type | Price | STR rev | HOA/yr | NOI | Cap rate |
|---|---|---|---|---|---|
| Studio · 705 sqft | $169k | $32k | $7.8k | $16k | 9.5% |
| 1BR · 1,070 sqft | $200k | $43k | $13.1k | $21k | 10.5% |
| 3BR Townhouse · 2,070 sqft | $600k | $95k | $26.4k | $48k | 8.0% |

Buy + run · one team

## Turnkey *STR management* after you buy

Blue Resort's HOA includes building-level amenities, but the unit-level rental program is on you. **Property Management Brickell LLC** (BlueBay Brokers' sister entity) runs the Airbnb / Booking / VRBO stack, handles cleaning, and files Florida sales/tourist tax on your behalf.

01

### Listings & dynamic pricing

Multi-channel listings (Airbnb, VRBO, Booking, Furnished Finder where relevant) with dynamic pricing tuned to season, demand events, and comp-set positioning.

02

### Guests & ops

Guest screening, contracts, check-in coordination, cleaning between stays, maintenance triage. Single point of contact for every issue.

03

### Owner reporting

Monthly P&L statement, occupancy & ADR vs. comp set, tax-ready ledgers (Florida sales/tourist tax filed on your behalf where applicable).

04

### Aligned incentives

Management fee is % of revenue, not a fixed retainer. We earn more when your home performs better — same numbers Steve hits on the units in his own portfolio.

Property Management Brickell LLC · Florida licensed · Working alongside BlueBay Brokers. Pricing and scope discussed during your strategy call.