How Buying Here Works
Choose the rung before the unit. Renovators should buy the worst line with good bones and underwrite the staircase: purchase, construction at island rates, approvals and two years of carrying costs. Move-in buyers should pay for finished work honestly, since the finished comps justify it. The expensive mistake is the middle, paying up for partial renovations that still need the work.
The association file reads before any of it. Reserves, inspections and the assessment pipeline on a 1985 oceanfront building decide whether the entry price is real.
The Alternative
The row's next step is 2770 South Ocean, thirty residences of newer construction where trades barely happen. It is the scale-and-scarcity answer, priced well above The Enclave's ladder. The table below shows what skipping the renovation staircase costs on this sand.
BeachesMLS recorded closings, board twins deduplicated.
BeachesMLS recorded closings, board twins deduplicated. Medians inside thin samples are directional.
Timing and Leverage
The Enclave trades on a quick clock when lines price to condition, so renovators should move fast on honest originals. Season matters less than the renovation calendar: closing by late spring lets permits and demolition run through the island's quiet summer, which saves a season of carrying costs.
The Checklist
Before the offer: the association's reserves and assessment history, plus renovation approval rules and working hours. Then a contractor's walk before the inspection window closes, and the finished comps for the exit test. The ladder pays the prepared.
Bottom Line
The Enclave's ladder is the island's most honest arithmetic: entry near two million, a renovation staircase and a finished ceiling that justifies the climb. Pick a rung deliberately, read the 1985 paper first and leave the middle rungs to someone else. The row's scarcer addresses await buyers who would rather skip construction.
The working rule at The Enclave: buy the bottom rung or the top one, and never pay for someone's half-finished staircase.
Every figure is a BeachesMLS recorded closing from November 2024 through October 2026, board twins deduplicated on address and price. The Enclave scope is 3170 South Ocean Boulevard, and the comparison uses 2770 South Ocean Boulevard. Medians on few trades are directional.
BeachesMLS recorded closings via our licensed feed, pulled November 5, 2026.
