The project
321 at Water's Edge is a completed 11-story, 23-residence condominium at 321 N Birch Road on the Intracoastal Waterway in Fort Lauderdale's Central Beach area, developed by SobelCo with architecture by Adache Group Architects and interiors by Interiors by Steven G. The building offers one residence per floor on residential levels plus three penthouses.
Delivered in 2020, the building now trades on the resale market from about $2.3M. Confirm specific unit pricing with your advisor. Source: developer reporting and Condo Black Book, verified October 2026.
Project snapshot
321 at Water's Edge at a glance.
The facts below are drawn from this guide and from the developer's published materials. Where a fact is not verified, the page says so plainly rather than guessing.
- Location / County
- Fort Lauderdale (Central Beach), Broward County
- Residence types
- Boutique condominium residences
- Status
- Completed
- Estimated completion
- Delivered (built about 2020)
- Published pricing
- Resale listings about $2.2M-$5.7M+
- Developer
- SobelCo
- Rental restrictions
- Contact for current information
Information reviewed October 2026. Prices, availability, and completion dates change frequently. Confirm current terms with the developer or a licensed advisor.
- Developer SobelCo with original sales and marketing by Douglas Elliman Development Marketing: Source: Release and developer reporting, verified October 2026
- 23 residences over 11 stories with three penthouse suites; architecture by Adache Group Architects: Source: Condo Black Book and developer reporting, verified October 2026
- Delivered about 2020 at 321 N Birch Road in Fort Lauderdale; now a resale market, not pre-construction: Source: Condo Black Book, verified October 2026
- Residences about 2,663-3,817 sq ft interior (to about 4,158 sq ft gross); 2026 resale listings about $2.2M-$5.7M+: Source: Current resale listings, verified October 2026
Sources consulted for this guide
- 321 at Water's Edge (Condo Black Book)
- SobelCo and Douglas Elliman announcement (Durée & Company)
- 321 at Water's Edge condos for sale (Skyrise Lab)
Source links open in a new tab and are provided for verification only. Facts carry the verification date recorded above; prices, availability, and timelines change and require sales-gallery confirmation.
Verified facts carry the source links above, each pointing to the original public source where one is available. Everything else on this page is marked Not verified or Contact for current information. This page never hosts or hotlinks external files, renderings, brochures, or floor plans; where a document exists only on the developer's site, the source link above is the reference.
At a glance
321 at Water's Edge in Central Beach, in numbers.
County
Broward
City
Fort Lauderdale
Neighborhood
Central BeachDeveloper
SobelCo
Address
321 N Birch Road, Fort Lauderdale, FL 33304
Price range
Resale listings about $2.2M-$5.7M+; launch pricing was ~$2.1M-$2.3M
Starting price
Resales from about $2.2M
Residences
23
Floors
11
Sales availability
Completed; residences trade on the resale market
Est. completion
Delivered about 2020
Residence types
2-3 bedroom flow-through residences, Estate-in-the-sky floor plans, Three penthouses with rooftop terraces
Construction status
Completed
Property category
Condominium
Design & architecture
Architecture by Adache Group Architects
Official website
Contact for current information
Gallery
Renderings and interiors.
Developer renderings and interior imagery are updated as phases release. Current documents are shared privately with registered buyers.
Interior renderings on request
Floor plans on request
Pricing & availability
What 321 at Water's Edge costs today.
The advertised starting price is the developer's published entry point. Available units, real pricing bands, and incentives change as phases sell, so we confirm current terms with the sales team before you commit capital.
- Advertised starting price
- Resales from about $2.2M
- Published price range
- Resale listings about $2.2M-$5.7M+; launch pricing was ~$2.1M-$2.3M
- Available units / sales status
- Completed; residences trade on the resale market
- Price by bedroom configuration
- Launch pricing around $2.1M-$2.3M; 2026 resale listings run about $2.2M to $5.7M+ depending on floor, size, and view
- Penthouse pricing
- Three penthouse suites atop the 11-story building
- Deposit schedule
- As a delivered building, purchases are resale transactions with traditional financing: typically 10%-20% down with a mortgage or all-cash close
- Developer incentives
- Contact for current information
Current pricing sheet for 321 at Water's Edge.
Price lists, deposit schedules, and any developer incentives are shared privately with registered buyers after the sales team confirms today's numbers.
Request current pricingWhere a number is not published on this page, the row reads Contact for current information rather than guessing. Never treat an advertised starting price as the price of a specific available unit.
Architecture & residences
The building and residences at 321 at Water's Edge.
The building profile below records what this page verifies about the tower and its residences: floor counts, unit mix, dimensions, finishes, and views. Anything the page does not state is marked Not verified rather than guessed. Layouts, dimensions, and pricing change as phases sell, so current floor plan documents, view matrices, and availability are shared with registered buyers.
- Towers / floors
- 11
- Total residences
- 23
- Residence types
- 2-3 bedroom flow-through residences, Estate-in-the-sky floor plans, Three penthouses with rooftop terraces
- Square footage
- Full-Floor Residences: ~2,600-3,800 sq ft; Penthouses: Up to ~4,158 sq ft (one source)
- Ceiling heights
- Not verified
- Finishes
- Not verified
- Kitchens
- Not verified
- Baths
- Not verified
- Smart-home features
- Not verified
- Parking & storage
- Not verified
- Views
- On the Intracoastal Waterway in Fort Lauderdale's Central Beach corridor
The floor plans at 321 at Water's Edge.
Layouts, dimensions, and pricing change as phases sell. We share current floor plan documents, view matrices, and availability with registered buyers.
Full-Floor Residences
2-3 bedroom · ~2,600-3,800 sq ft
Flow-through estate-in-the-sky plans, one residence per floor on residential levels.
Penthouses
3+ bedroom · Up to ~4,158 sq ft (one source)
Three penthouses with private rooftop terraces and water views.
Full floor plan documents, view matrices, and current availability are shared privately with registered buyers.
Request floor plansAmenities & lifestyle
The amenity program at 321 at Water's Edge.
The list below records every amenity this page verifies for the project. Where the status of an amenity is not documented on this page, confirm with the sales team whether it is planned or already operating before you rely on it.
More than 6,000 sq ft of amenity spaces by Interiors by Steven G
Fitness center and sauna
Sky-view terrace
Private wine club and tasting room
Galley kitchen
Picnic area
201 linear feet of riverfront seawall
Pet-friendly building
Construction & completion
Where 321 at Water's Edge stands today.
Completion dates on new construction are estimates, not promises: they shift with permitting, financing, and the pace of the build. Announced milestones below are the ones this page records; anything unverified is marked plainly, and the current timeline should be confirmed with the developer before you plan around it.
- Construction status
- Completed
- Estimated completion
- Delivered about 2020
- Announced milestones
- Delivered about 2020; trades on the resale market as a completed building
Estimated completion is the developer's target as recorded on this page and is not a verified delivery date. Where the timeline is not verified, current scheduling requires confirmation with the project's sales team.
Location & neighborhood
Where 321 at Water's Edge sits.
Address, neighborhood position, and nearby attractions below are recorded from this page's own project notes. Drive times, walk scores, and ratings are never invented on this site; where they are not documented here, the community guide is the best next step.
- Street address
- 321 N Birch Road, Fort Lauderdale, FL 33304
- City
- Fort Lauderdale
- County
- Broward
- Neighborhood
- Central Beach
- Position & nearby
- 321 N Birch Road, Fort Lauderdale, an in-town waterfront position near the beach and Las Olas
- Transport notes
- Not stated on this page
Community guide
Central Beach
Explore Central Beach living, dining, and market context in the full community guide.
Explore the areaOwnership considerations
What to know before you commit.
General guidance for new construction buyers. Building-specific details are marked "Not verified" where they have not been confirmed for this project.
- Short-term rental policy
- Not verified on this page; rental rules are confirmed in the governing documents before you commit
- Minimum rental period
- Not verified
- Leasing / owner-occupancy rules
- Not verified; confirm current leasing and occupancy terms with the sales team
- HOA / condo fees
- Not published on this page; request the current budget before you commit
- Financing notes
- Not verified on this page; the deposit schedule above records the financing model this page states for the project, and loan terms are confirmed before contract
Closing costs
Florida buyer closing costs typically include title insurance, lender fees, county recording charges, prorated property taxes, and Florida documentary stamp tax on the purchase price. The exact figure for this project is not published on this page, so confirm the current estimate before you sign. Not verified.
Not verified
HOA and condo fees
New developments typically assess monthly HOA or condominium fees covering common areas, amenities, insurance, and building staff, with special assessments possible for capital projects. Monthly fees for this project are not published on this page; request the current budget. Not verified.
Not verified
Deposit process
Pre-construction purchases in Florida commonly require staged deposits across contract, groundbreaking, and closing milestones, held in escrow. The exact schedule for this project should be confirmed in writing with the developer before you commit. Not verified.
Not verified
Flood and wind insurance
Coastal Florida properties carry flood and windstorm insurance requirements that can add meaningfully to monthly carrying costs, and premiums have risen across the state. The current premium profile for this project is not published on this page; confirm with an insurance advisor. Not verified.
Not verified
Buyer questions
321 at Water's Edge, answered.
Pricing, deposits, timelines, the developer, and the investment case, answered directly. For the broader picture on South Florida new construction, browse the full FAQ hub.
New Construction South Florida FAQsWhat is the construction status of 321 at Water's Edge?
321 at Water's Edge is completed: the 11-story, 23-residence boutique building on Fort Lauderdale's Intracoastal was delivered around 2020, so purchases today are resale transactions rather than pre-construction contracts.
Who developed and designed 321 at Water's Edge?
The building was developed by SobelCo of Boca Raton with original sales and marketing by Douglas Elliman Development Marketing, and architecture by Adache Group Architects.
What are the current prices at 321 at Water's Edge?
Launch pricing ran roughly $2.1M to $2.3M. 2026 resale listings span about $2.2M to $5.7M+ depending on floor, size, and view; current asking prices should be confirmed against active listings with a buyer's agent.
What is the typical financing model for a residence here?
As a delivered building, purchases follow a standard resale process: typically 10%-20% down with a mortgage or an all-cash close, subject to the building's lending profile and current rates.
How do I get floor plans and current availability for 321 at Water's Edge?
Resale floor plans, view matrices, and current availability are shared privately with registered buyers. Tell us which layouts and views interest you and we will pull the current documents and listings.
Can I rent out a residence at 321 at Water's Edge?
Rental rules at 321 at Water's Edge are set by the condominium association and were not published in our sources. Short-term rental policy and minimum lease terms are confirmed in the governing documents before you commit.
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