Ritz-Carlton Residences Pompano Beach Resale: The Opportunity After Closing

Original Buyers Are $300–$1,300/SF Below Today’s Market

The Ritz-Carlton Residences Pompano Beach delivers this October. Original buyers locked in pricing years ago at a blended $1,200 per square foot in the Marina Tower and $1,400 per square foot in the Beachfront Tower. Branded oceanfront pricing in the Fort Lauderdale to Hillsboro Beach corridor has since climbed to $1,700 to $2,500 per square foot. That gap between the original contract price and today’s market is the entire opportunity, measurable residence by residence, not a guess.

The project is nearly sold out, with only two developer residences remaining, and once original buyers close this October, the first wave of resale listings hits the market almost immediately. For sellers, this is the moment to list, while a newly delivered building still carries a demand premium. For buyers who missed their window to buy in at pre-construction pricing, this is where that chance resurfaces. Some original buyers will want to flip quickly, whether for liquidity, financing changes, or plans that simply shifted, and they can afford to price below both today’s market and new construction, since even a real discount still nets them a gain over their original contract.

Most buyers and sellers will not see this clearly on their own. The developer’s sales team is focused on closing units, not advising anyone what to do afterward, and most agents do not run the comp and public-record analysis it takes to quantify the opportunity. The David Siddons Group does.

The Gap Nobody Points Out

Every pre-construction contract locks in a price years before the building exists, reflecting the market at signing, not the market on closing day. That gap determines whether closing and holding makes sense, or whether closing and listing immediately captures more value, and the difference comes down to one thing: where the market has actually moved since the contract was signed. That is a calculation, not a guess.

Running the Actual Numbers

Pull current closed comps for comparable units and measure the dollar-per-square-foot spread against the original contract basis: $1,400/sqft for the Beachfront Tower, $1,200/sqft for the Marina Tower.

Once every pre-construction sale closes, the recorded price for each residence becomes public record on the county property appraiser’s site, residence by residence. The pattern holds throughout the building: whoever bought earliest locked in the lowest basis, and now holds the largest spread.

There’s a cost layer that doesn’t show up in the headline price, though. Early buyers paid a developer fee of roughly 1.5% toward closing costs; later-phase buyers paid that same 1.5% plus an additional 2% branding fee tied to the Ritz-Carlton name. A seller’s true basis is the purchase price plus whichever fee applied, not the sale price alone.

Where the Deals Show Up for Buyers

For buyers, the same gap is the opportunity, from the other direction. With both towers now essentially sold out, the sales office is no longer where the deals are. The window that matters is early post-closing resales, the first wave of listings within weeks of delivery, when original buyers close, get their keys, and sell fast for liquidity, financing changes, or shifted plans.

Because most original buyers share that same low $1,200 to $1,400/sqft basis, a wave of them listing at once creates real competition among sellers, giving buyers unusual room to negotiate even against pricing well below where Waldorf Astoria or Rosewood trades today. That window closes fast, and it rewards whoever is watching the closing calendar in real time, not whoever finds the listing a month later.

Case Study: Selene Fort Lauderdale

This pattern already played out at Selene Oceanfront Residences in Fort Lauderdale. Almost immediately after delivery, 47 residences hit the resale market, driven largely by investor-class buyers looking to sell quickly. Twenty-three of those sales closed within the first seven months, averaging 78 days on market and a 7% average discount. The David Siddons Group worked directly with multiple buyers during that window, placing them in resale residences where sellers had the most negotiating room, and we expect the same dynamic once the Ritz-Carlton’s resale pool opens this October.

One added advantage for buyers: a resale bought within the first year still carries the unused portion of the developer’s one-year warranty, at no additional cost.

The Branded Product Trajectory (as of August 2026)

The Ritz-Carlton’s pricing is the first entry in a clear trajectory across every branded oceanfront residence in the corridor. The figures below reflect remaining developer inventory pricing, not resale comps, showing what the market pays for branded product today, at the source.

Every branded residence to come to market after the Ritz-Carlton has priced meaningfully higher, and the trend holds even for St. Regis Bahia Mar’s 2030 delivery. The Ritz-Carlton’s original $1,200 to $1,400/sqft basis is the floor the rest of the branded market has been pricing above ever since.

About the David Siddons Group

The David Siddons Group, at Douglas Elliman, has guided clients through billions of dollars in South Florida real estate transactions, built on a data-first approach few teams in the region match. The Group is known for its independent analytics: more than 60 condo review videos, Independent Guidance for Buying New Construction,  detailed contract reviews that walk buyers through exactly what they are signing before they sign it, A RealTrends Verified Top Team ranked #4 team in Florida by both volume and sides, the Group’s market forecasts and building reviews have been featured in Bloomberg, CNBC, BBC World, and the Miami Herald.  Read here more the advantages of working with David Siddons.

Get Your Free Spread Report

If you are closing at the Ritz-Carlton this October, or watching it for a resale opportunity, the only real question is what your specific number looks like. We run that calculation for a living, then tell you exactly where you stand. Request your free, no-obligation spread report today. Email [email protected] or call/text 305.508.0899. Prefer to talk it through? Schedule a free 30-minute call.