Tiara
Condos for Sale

Monthly fees vary with unit size. The fee bundle at Tiara is broader than at most competing buildings: it covers building insurance (not individual unit contents), both the Marquis and Gazebo restaurant operations, 24-hour front desk and valet, all amenity access, water, cable, and building maintenance.

A direct fee comparison with Oasis or Ocean’s Edge will make Tiara appear more expensive on paper, but those buildings do not include on-site dining or the same staffing depth in their assessments. The meaningful comparison is total monthly carrying cost, not the HOA line item alone. We can prepare a side-by-side carrying cost analysis for any unit you are evaluating.

Tiara generally trades at a lower price per square foot than Oasis, Ocean’s Edge, or the Ritz-Carlton Residences. That discount reflects the age of the structural shell (1977), the variability in individual unit finishes, and the absence of a hotel brand.

The gap narrows considerably for high-floor, fully renovated Tiara units, which can approach or overlap the entry pricing at newer buildings. At that point, the decision becomes less about value and more about whether the buyer prefers Tiara’s dining program and established community or the contemporary architecture and newer systems at Oasis or Ocean’s Edge. We track closed sales across all four buildings and can show you exactly where the pricing overlaps and diverges.

The two buildings serve different buyer profiles. The Ritz-Carlton Residences is a branded hotel-condominium with Ritz-Carlton management, a hotel rental program that generates income when owners are away, and the service infrastructure of a luxury hotel. Tiara is a traditional condominium association with no hotel component, but offers something the Ritz-Carlton does not: a resident-only 43rd-floor restaurant and a second poolside dining venue, both funded through the HOA.

Tiara’s entry point per square foot is lower, and with 320 units versus the Ritz-Carlton’s roughly 250 hotel-condo keys, inventory turns over more frequently. The core trade-off is branded service and rental income potential versus lower carrying cost, a more owner-occupied community, and an on-site dining program that most residents use regularly.

Three areas to diligence before making an offer. First, building insurance: as a 43-story oceanfront tower, Tiara’s windstorm and flood premiums are a significant share of the HOA budget, and Florida’s coastal insurance market has repriced materially since 2022. Request the current master policy summary, including deductible structure.

Second, reserves: Florida’s post-Surfside legislation (SB 4-D) requires buildings over three stories and 30 years old to complete milestone structural inspections and maintain fully funded reserves. Tiara, built in 1977, falls squarely within this mandate. Ask for the most recent Structural Integrity Reserve Study and confirm whether the building has completed its milestone inspection.

Third, special assessments: request a five-year history. The age of the post-renovation systems (approaching 20 years) means capital expenditures for mechanical, electrical, or plumbing work may be on the horizon. These are standard diligence items for any South Florida coastal condominium, but they carry particular weight in a building of this age and height.

Unit condition is the single most important variable when evaluating a specific Tiara residence. The building-wide renovation (post-2005) brought every unit to a common baseline: new windows, new plumbing, new electrical, reconstructed interiors. In the roughly 20 years since, some owners have invested significantly in upgrades, installing custom kitchens, designer bathrooms, and premium flooring. Others have not.

The result is that two units with the same layout on the same floor can trade at materially different prices. A renovated two-bedroom on a high floor and an un-updated two-bedroom on a mid-floor are effectively different products despite sharing the same building address. We photograph and evaluate the interior condition of every Tiara unit we tour, and we can advise on whether a specific asking price reflects the unit’s current state or leaves room for negotiation.

Direct east-facing units with unobstructed Atlantic views command the highest per-square-foot prices, with premiums increasing materially above roughly the 25th floor as sightlines extend and neighboring rooftops drop below the line of sight. West-facing units offer Intracoastal and sunset views at a lower price point, which appeals to buyers who prioritize value over direct ocean frontage. Corner units with wrap-around exposures trade at a premium to in-line units on the same floor.

The practical question for most buyers is whether the premium for a top-ten-floor unit justifies the incremental cost versus a mid-building unit with similar renovation quality. In many cases, a fully renovated unit on the 18th floor will outperform an un-updated unit on the 35th floor in both livability and resale appeal. We can walk you through recent closed comparables floor by floor to help frame that decision.