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# Apogee Beach, Hollywood — Overview

## Apogee Beach: Boutique Oceanfront Modernism at 3951 S Ocean Drive

Rising along the Atlantic shoreline of Hollywood, Florida, Apogee Beach represents one of the most private and architecturally distinct oceanfront residential enclaves in South Florida. Located at 3951 S Ocean Dr within Broward County's barrier island corridor (ZIP code 33019), the tower strikes an intentional balance between monumental contemporary architecture and intimate residential density. While neighboring beachfront corridors in Sunny Isles Beach, Hallandale Beach, and Fort Lauderdale have pursued high-density towers housing hundreds of residences, Apogee Beach takes a radically boutique approach: a 22-story tower comprising just 48 luxury condominiums. This limited collection guarantees that every resident benefits from generous spatial proportions, uncompromised sightlines across both the Atlantic Ocean and the Intracoastal Waterway, direct sand access, and a degree of discretion rarely encountered in modern South Florida coastal high-rises.

Completed in 2013 by The Related Group—one of the nation’s preeminent developers of luxury urban and waterfront real estate—Apogee Beach set a high standard for contemporary construction immediately following the post-2008 development cycle. Designed by internationally acclaimed architect Carlos Ott in collaboration with Cohen Freedman Encinosa & Associates, the tower features an asymmetrical, curvilinear glass facade that echoes the kinetic energy of ocean swells. Unlike monolithic, block-like towers, the undulating glass profile of Apogee Beach provides panoramic visual angles while shielding expansive private terraces from prevailing coastal winds. Inside, the curated arrival sequence showcases museum-quality contemporary art installations, commissioned specifically for the property, creating an atmosphere that mirrors an exclusive private gallery rather than a conventional residential condominium.

With interior floor plans spanning from two-bedroom configurations starting at 1,691 square feet to sprawling four- and five-bedroom sky residences and penthouses exceeding 5,000 square feet, Apogee Beach was conceived from the ground up for primary residents and discerning second-home purchasers who demand single-family home volumes paired with full-service condominium conveniences. Positioned equidistant between Fort Lauderdale-Hollywood International Airport and Miami International Airport, the property offers a strategic South Florida sanctuary anchored by pristine Atlantic beach frontage, private poolside cabanas, comprehensive lifestyle amenities, and an active condominium association committed to long-term structural and financial preservation.

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## Architectural Vision and Development Pedigree

### The Related Group’s Coastal Paradigm

The development of Apogee Beach marked an important milestone in South Florida's luxury development timeline. Under the leadership of Jorge M. Pérez, The Related Group envisioned Apogee Beach as the direct spiritual successor to the iconic Apogee South Beach in Miami Beach’s coveted South of Fifth neighborhood. The objective was to transpose that same ultra-exclusive, low-density ethos north into Hollywood Beach, identifying a market demand for buyers seeking South Beach sophistication and contemporary design without the frenetic urban tourism and congested thoroughfares of Miami-Dade County.

To execute this vision, Related brought together world-class creative talents:

- **Design Architect Carlos Ott:** Renowned globally for avant-garde cultural monuments such as the Opéra Bastille in Paris and luxury residential benchmarks across the Americas, Ott conceptualized a dynamic structure where shifting glass cantilevers create rhythmic shadow play throughout the day, while framing floor-to-ceiling vistas of ocean and skyline.
- **Executive Architecture by Cohen Freedman Encinosa & Associates:** A firm with decades of structural mastery across Florida's coastline, ensuring the avant-garde design translated seamlessly into engineering resilience, hurricane-rated envelope integrity, and efficient vertical circulation.
- **Curated Art Integration:** Aligning with The Related Group’s cultural signature, Apogee Beach was delivered with museum-caliber sculptures and original paintings integrated into the lobby, pool deck, and common corridors, transforming functional transit spaces into contemplative cultural zones.

### Structural Engineering and Resilience

Standing 22 stories tall on the oceanfront, structural integrity in coastal marine environments is paramount. Apogee Beach was engineered to meet and exceed strict post-Hurricane Andrew South Florida Building Codes. Key engineering features include:

- Deep-foundation auger-cast piling anchored solidly into underlying limestone strata, providing foundational stability against storm surges and tidal shifts.
- Impact-resistant, high-performance exterior curtain-wall glazing rated for Category 5 hurricane wind pressures, featuring low-emissivity (Low-E) insulated coatings that minimize solar heat gain, block ultraviolet degradation of interiors, and enhance acoustic isolation.
- Continuous reinforced concrete shear walls providing lateral rigidity, significantly dampening high-wind sway and optimizing seismic and aerodynamic stability.
- Dedicated mechanical staging rooms positioned well above FEMA base flood elevation standards, safeguarding primary electrical transformers, emergency generator systems, and domestic water pumps against extreme weather events.

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## The Setting: Hollywood Beach and Barrier Island Geography

Hollywood Beach occupies a distinct geographical corridor in South Florida, characterized by a barrier island bounded by the Atlantic Ocean to the east and the Intracoastal Waterway and West Lake to the west. Situated at 3951 S Ocean Drive, Apogee Beach enjoys an enviable position near the southern boundary of Hollywood, where the dense pedestrian activity of the central boardwalk tapers into an exclusive, residential stretch of wide beaches and oceanfront estates.

### Barrier Island Dynamics and Oceanfront Direct Access

Unlike properties separated from the shoreline by public roads or expansive dune reserves requiring extended walking boardwalks, Apogee Beach sits directly on the ocean side of South Ocean Drive (State Road A1A). Residents walk out through access-controlled security gates directly onto the white sands of Hollywood Beach. The immediate coastline features an extensive beach profile, where natural littoral drift maintains generous sand width even during high seasonal tides, providing ample space for beachfront lounging, watersports, and morning conditioning.

### Climatic Profile: Year-Round Atlantic Coastal Living

Verified historical meteorological data recorded at nearby weather observation stations (including Fort Lauderdale/Hollywood International Airport, station distance ~11 km) underscores the exceptional climatic stability of this barrier island setting:

- **Preponderance of Sunshine:** Over multi-year monitoring periods, the location averages approximately 59.2% completely dry days annually (nearly 1,300 completely rain-free days across five-year cycles), ensuring consistent outdoor living opportunities.
- **Thermal Moderation:** The oceanfront setting acts as a natural thermodynamic buffer. The overall average annual temperature sits at 78.1°F, with average daily highs of 85.6°F during peak summer months and crisp, mild winter minimums averaging 71.2°F.
- **Maritime Breezes:** Persistent onshore trade winds from the east and southeast moderate summer heat indexes, sweeping across oceanfront terraces and preventing the stagnant heat pockets typical of inland metropolitan corridors.
- **Precipitation Patterns:** Average daily precipitation sits at a modest 0.19 inches, with convective subtropical rainfall concentrated in brief, late-afternoon summer showers that quickly clear to reveal evening ocean breezes.

### Socio-Demographic Landscape (ZIP 33019)

According to U.S. Census Bureau American Community Survey (ACS) 5-year public data, ZIP code 33019 represents an affluent, mature, and predominantly owner-occupied coastal demographic:

- **Total Population:** Approximately 14,933 residents, reflecting a tranquil coastal community rather than an overcrowded metropolitan district.
- **Median Age:** 52.1 years, highlighting an established demographic of senior corporate executives, global entrepreneurs, and active retirees.
- **Economic Stability:** Median household income is documented at $80,727, with high concentrations of high-net-worth individuals holding significant real estate equity.
- **Tenure Distribution:** Owner-occupied housing units total 5,076 against 1,804 renter-occupied units (a renter share of just 26.2%), indicating a stable residential base with strong personal investment in neighborhood maintenance and community preservation.
- **Housing Supply Dynamics:** The presence of 5,688 designated seasonal or vacant units reflects the enclave’s popularity as an international second-home haven, ensuring lower year-round resident density, uncrowded common amenities, and quiet building facilities throughout spring and autumn shoulder seasons.

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## Residential Floor Plans and Architectural Layouts

With only 48 residences distributed across 22 levels, Apogee Beach maintains an average of just two to three private residences per elevator foyer. This low floor-plate density allowed Carlos Ott and the engineering team to design expansive "flow-through" layouts that capture sunrise ocean views to the east and sunset Intracoastal views to the west, maximizing cross-ventilation and natural daylight throughout the day.

| Unit Typology | Bedrooms / Baths | Interior Area Range | Terrace Area | Primary Exposure |
|---|---|---|---|---|
| Two-Bedroom Residences | 2 Bed / 3 Bath | 1,691 – 1,850 sq ft | 350 – 450 sq ft | Direct Ocean / Coastal Skyline |
| Three-Bedroom Residences | 3 Bed / 3.5 Bath | 2,350 – 2,650 sq ft | 500 – 620 sq ft | Flow-Through (East to West) |
| Four-Bedroom Sky Homes | 4 Bed / 4.5 – 5 Bath | 3,100 – 3,450 sq ft | 650 – 800 sq ft | Flow-Through Corner (Dual Exp.) |
| Penthouse Collection | 5 Bed / 5.5 – 6 Bath | 4,800 – 5,051 sq ft | 1,200+ sq ft (Rooftop/Private Pool) | 360-Degree Panoramic |

### The Spatial Architecture of Living Lines

#### Two-Bedroom Configurations (Lines 01 and 03 on select floors)

Starting at approximately 1,691 interior square feet, these homes eliminate the narrow corridor waste typical of conventional two-bedroom units. An open foyer opens immediately into a double-width grand salon encompassing formal living and dining zones. Floor-to-ceiling glass walls frame continuous Atlantic horizons. Both bedrooms are designed as self-contained private suites with en-suite marble baths and walk-in dressing rooms. A separate powder room preserves guest privacy during entertaining.

#### Three-Bedroom Residences (The Building's Core Typology)

Representing the modal configuration of the property (bedrooms mode: 3; bathrooms mode: 3 to 3.5), these residences average roughly 2,486 square feet. These homes prioritize privacy by physically separating the primary master wing from secondary and tertiary guest suites. Key characteristics include:

- A private elevator vestibule delivering owners directly into their home through double-door entries.
- A flow-through floor plan allowing residents to witness morning sunrises over the Atlantic from the main living room and primary suite, while family rooms or secondary bedrooms open onto western terraces overlooking evening sunsets across the Intracoastal.
- Deep, eleven-foot-depth oceanfront terraces with clear-glass railings, creating an uninterrupted outdoor living room that doubles entertaining square footage.

#### Four- and Five-Bedroom Corner Residences & Penthouses

Positioned on upper levels, these sprawling sky residences expand up to 5,051 square feet under air conditioning. Featuring wraparound corner terraces, these homes capture north-to-south shoreline sweeps spanning from the Fort Lauderdale skyline down to Sunny Isles and Miami Beach. Select crown penthouses boast private rooftop terraces complete with plunge pools, summer kitchens, outdoor dining pavilions, and 360-degree vistas.

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## Interior Design Specifications and Finishes

Residences at Apogee Beach were delivered with top-tier designer finishes, curated to complement the building's oceanfront setting. Rather than generic finishes, units showcase materials chosen for both aesthetic beauty and marine durability.

### Kitchen and Culinary Architecture

The culinary centers at Apogee Beach are designed as functional gathering spaces with furniture-grade finishes:

- **Cabinetry:** Custom Italian cabinetry designed by Snaidero or Italkraft, featuring soft-close hardware, integrated handle details, and durable marine-grade matte or high-gloss lacquer finishes.
- **Countertops and Islands:** Oversized monolithic kitchen islands finished in imported polished quartzite, Calacatta marble, or engineered quartz, complete with waterfall edges and breakfast bar overhangs.
- **Appliance Suite:** Fully integrated professional appliances, including Sub-Zero refrigeration and freezer towers concealed behind panel-matched cabinetry; Miele or Wolf induction cooktops and multi-cycle convection wall ovens; Miele integrated dishwashers; Sub-Zero multi-zone wine storage coolers; and high-output ventilation hoods vented to the building exterior.
- **Plumbing Fixtures:** Deep undermount Franke stainless-steel sinks paired with architectural Dornbracht polished-chrome or brushed-platinum spray faucets.

### Primary Bathrooms and Spa Enclaves

Master bathrooms are envisioned as private wellness sanctuaries wrapped in natural stone:

- Floors and wet walls finished in floor-to-ceiling imported Italian marble or limestone slabs.
- Frameless glass-enclosed walk-in rain showers equipped with Dornbracht thermostatic multi-jet shower heads and integrated hand showers.
- Freestanding soaking tubs positioned to maximize Atlantic Ocean sightlines through panoramic impact windows.
- Custom floating vanities with backlit designer mirrors, double undermount porcelain sinks, and integrated soft-close storage drawers.
- Private water closets featuring Toto automated bidet toilets.

### Ceiling Heights, Millwork, and Home Automation

- **Volumetric Proportions:** Standard residences boast smooth-finished ten-foot ceilings (with penthouses extending to eleven and twelve feet), establishing an airy, voluminous spatial experience.
- **Architectural Openings:** Solid-core interior doors measuring eight feet in height, fitted with magnetic latching mechanisms and Italian designer chrome lever hardware.
- **Smart-Home Infrastructure:** Pre-wired during construction for Crestron, Lutron, or Control4 home automation systems, enabling one-touch control of motorized roller shades, multi-zone climate settings, architectural scene lighting, and surround-sound audio systems.
- **Acoustic Isolation:** Acoustically engineered subflooring layers installed beneath stone or hardwood finishes, minimizing vertical impact sound transfer between floors.

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## Comprehensive Amenity Profile and Lifestyle Offerings

Despite its boutique scale of just 48 residences, Apogee Beach provides an amenity portfolio rivaling large luxury oceanfront developments. Because the residential count is limited, these amenities function as true extensions of private living spaces, free from the crowds and long waits common in 400-unit mega-developments.

### Oceanfront Beachfront and Pool Deck

- **Private Beach Pavilion:** An exclusive elevated beachfront terrace overlooking the Atlantic, equipped with daybeds, private shade structures, and an intimate lounge area.
- **Heated Oceanfront Swimming Pool:** A resort-style infinity-edge heated pool that appears to spill directly into the ocean. The deck is framed by tropical landscaping, comfortable chaise lounges, and custom umbrellas.
- **Private Cabanas:** Poolside cabanas equipped with seating, power connectivity, and storage, available for daytime relaxation and private pool lounging.
- **Direct Sand Service:** Direct gate-secured beach access path with dedicated building staff providing umbrella setups, beach chairs, and fresh towel service directly on the sand.
- **Outdoor Hydrotherapy Spa:** An integrated heated spa/hot tub adjacent to the main pool, designed for evening relaxation under ocean breezes.

### Health, Wellness, and Athletic Infrastructure

- **Ocean-View Fitness Center:** A fully equipped gym positioned directly toward the Atlantic. It features top-of-the-line cardio machines with individual touch-screen media, free-weight stations, kettlebells, and functional training systems.
- **Sauna and Steam Facilities:** Dedicated his-and-hers dry saunas and steam rooms positioned adjacent to the fitness center for post-workout recovery.
- **Outdoor Barbecue and Dining Area:** Commercial-grade stainless-steel summer kitchens equipped with gas grills, prep sinks, and shaded al fresco dining tables for family gatherings and celebrations.

### Entertainment, Business, and Family Spaces

- **Resident Clubhouse and Social Lounge:** An elegantly appointed multipurpose lounge complete with soft seating, an integrated entertainment center, and a wet bar, perfect for private catered events.
- **Billiard Room:** A dedicated games salon featuring a championship-grade billiards table and lounge seating.
- **Private Screening / Media Room:** An acoustic private cinema room featuring theater seating, high-definition projection, and surround sound for private film screenings or sporting events.
- **Executive Business Center:** A quiet workspace equipped with high-speed internet, private meeting facilities, and printing infrastructure.
- **Children's Play Lounge:** An air-conditioned interior activity and play room designed with safety-first materials, interactive games, and toys for younger residents.

### White-Glove Building Services and Site Operations

- **24/7 Security and Controlled Access:** A gated perimeter with manned front gate security, 24-hour uniformed lobby concierge staff, multi-camera surveillance arrays, and biometric or key-fob access controls at all building entries and elevators.
- **Valet and Assigned Covered Parking:** Round-the-clock valet services alongside assigned, secured garage parking spaces for owners, complete with EV charging options.
- **On-Site Professional Management:** A dedicated on-site condominium manager and administrative staff handling vendor coordination, maintenance logistics, and resident requests.
- **Ancillary Resident Conveniences:** Secure interior bike storage rooms, temperature-controlled owner storage lockers, multi-chute trash and recycling facilities on every residential level, and a dedicated vehicle wash area.

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## Real Estate Market Dynamics and Comparative Valuation

Analyzing the historical MLS transaction performance and current market profile for Apogee Beach reveals its positioning within the Broward County luxury coastal landscape. With 46 historical listings tracked and a strong record of closed transactions, Apogee Beach demonstrates both consistent capital preservation and steady appreciation.

| Market Metric | Current Observed Value | Observed Range (Min – Max) | Analytical Significance |
|---|---|---|---|
| Active Sale Asking Price | $2,392,000 (Average) | $1,595,000 – $3,095,000 | Reflects floor level, line view, and designer renovations |
| Median Sale Asking Price | ~$2,210,000 | N/A | Anchored by 3-bedroom, 2,400+ sq ft floor plans |
| Sale Price per Square Foot | $989.57 (Average) | $879.63 – $1,188.46 | Discount to Sunny Isles Beach ($1,400+), premium to older Hollywood |
| Average Living Area | 2,486.35 sq ft | 1,691 – 5,051 sq ft | Significantly larger than regional coastal condo averages (~1,450 sq ft) |
| Days on Market (DOM) | 105.5 Days (Average) | 5 – 211 Days | Normal liquidity cycle for prime ultra-luxury coastal real estate |
| Rental Value (Asking) | $7,500 / Month | $4.44 / sq ft / Month | Demonstrates high rental demand for turnkey luxury units |
| Annual Property Taxes | $30,022.44 (Average) | $1,253 – $61,431 | Reflects Broward County ad-valorem millage rates and exemptions |

### Price-Per-Square-Foot Value Comparison

At an average pricing benchmark of roughly $990 per square foot (ranging between $880 and $1,188 per square foot depending on elevation, orientation, and interior upgrades), Apogee Beach offers compelling relative value within the wider South Florida coastal ecosystem. Consider its positioning against adjacent submarkets:

- **Sunny Isles Beach (Miami-Dade, immediately to the south):** Comparable luxury developments constructed post-2010 (such as Jade Signature, Armani/Casa, or Regalia) frequently trade between $1,500 and $2,400 per square foot. Apogee Beach delivers matching oceanfront views, newer construction standards, and superior privacy at a significant discount per square foot.
- **Fort Lauderdale Beach (Broward, to the north):** New oceanfront developments (such as Auberge Beach Residences) routinely command between $1,400 and $2,100 per square foot.
- **Hollywood Beach Older Stock:** Legacy buildings constructed along S Ocean Drive during the 1970s and 1980s trade at lower absolute pricing ($500 to $700 per square foot), but they carry the risk of heavy special assessments for concrete restoration, lower ceiling heights (typically eight feet), dated layouts without floor-to-ceiling glass, and inferior parking and security facilities.

Apogee Beach represents a compelling sweet spot: true modern luxury construction, spacious floor plans, and low density, combined with attractive entry pricing per square foot along the Atlantic.

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## Condominium Association Governance, HOA Fees, and Due Diligence

In the contemporary Florida condominium market, thoughtful prospective buyers recognize that evaluating the physical building is only half the equation; understanding the financial health and operational diligence of the condominium association is equally essential.

### Monthly Maintenance Fee Structures

Data from listed and closed transactions reveals an average monthly maintenance expense of approximately $2,645.50 across units, with individual unit fees ranging from approximately $1,651 for smaller two-bedroom layouts up to $4,812 to $4,826 for grand corner residences and expansive penthouses (median fee tracking around $3,010 monthly). In South Florida, maintenance assessments are allocated proportional to each unit's percentage share of ownership as documented in the original Master Condominium Declaration.

#### What the Association Fee Covers:

- **Comprehensive Master Insurance Policy:** Covering the exterior building structure, hurricane windstorm protection, common elements, and general liability for the property.
- **On-Site Staffing and Security:** 24-hour front-desk concierge personnel, valet attendants, on-site general manager, and facility maintenance teams.
- **Common Area Utilities and Maintenance:** Water, sewer, trash chute handling, pool heating and chemical maintenance, exterior window cleaning, and high-volume common area power.
- **Landscaping and Grounds Care:** Maintenance of beachfront tropical plantings, exterior architectural illumination, and irrigation systems.
- **Reserve Account Contributions:** Scheduled statutory allocations toward structural reserves and long-term capital replacement funds.

### Post-Surfside Compliance and Structural Integrity (Senate Bill 4-D / SB 154)

Following the enactment of Florida Senate Bills 4-D and 154, all residential condominium towers three stories or higher are subject to strict structural oversight, statutory milestone inspections, and mandatory reserve allocations. Prospective buyers at Apogee Beach benefit from key structural and statutory advantages:

- **Building Age Advantage:** Constructed in 2013, Apogee Beach is modern construction built under post-Hurricane Andrew building codes. Unlike 40- or 50-year-old high-rises along Ocean Drive facing massive concrete restoration assessments, Apogee Beach does not face first-phase milestone inspections until it reaches 30 years of age (2043), or 25 years (2038) depending on local coastal proximity guidelines.
- **Structural Integrity Reserve Studies (SIRS):** The association is required to maintain a current Structural Integrity Reserve Study addressing fundamental building components: roof integrity, structure/load-bearing elements, fire-protection systems, plumbing, electrical infrastructure, waterproofing and exterior painting, windows/doors, and other major capital items.
- **Estoppel Verification:** Prior to real estate closing, the condominium association issues a formal Estoppel Certificate. This binding legal document certifies the current unit dues balance, verifies whether any special assessments have been approved or contemplated by the board of directors, and details any outstanding association compliance matters.

### Pet Policy and Leasing Regulations

Apogee Beach balances owner property rights with community tranquility through clear, enforced association rules:

- **Pet Guidelines:** The condominium association is pet-friendly for residents (verified by "Dogs OK" and "Pets Allowed" policy disclosures). However, reasonable rules apply regarding domestic pets, including breed restrictions, limitations on the number of animals per residence, and potential weight limits. Owners must register pets with on-site management.
- **Leasing Regulations:** To protect the residential character of the building and avoid the high turnover of hotel-condo alternatives, Apogee Beach strictly prohibits short-term, nightly, or weekly rentals (e.g., Airbnb/VRBO). Typical lease terms mandate a minimum rental period of six to twelve months, with mandatory association background checks, credit evaluations, and move-in deposits. This structure protects property values, limits elevator congestion, and safeguards long-term security.

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## The Surrounding Neighborhood: Lifestyle, Dining, and Culture

Living at Apogee Beach places residents in one of the most versatile coastal corridors in Greater Fort Lauderdale and Miami. Hollywood balances historic Old Florida charm with sophisticated modern dining, world-class golf, deepwater yachting facilities, and easy access to South Florida’s business centers.

### The Hollywood Beach Broadwalk

Located just north of Apogee Beach, the famous Hollywood Beach Broadwalk stretches nearly 2.5 miles along the Atlantic Ocean. Named one of America's Best Beach Boardwalks by *Travel + Leisure*, this paved brick promenade is dedicated exclusively to pedestrians, runners, rollerbladers, and cyclists. Free of automobile traffic, it features charming oceanfront bistros, open-air cafes, boutique ice cream parlors, and casual seafood spots. Residents can enjoy morning bike rides along the sand or evening strolls to seaside dinner venues without ever crossing a highway.

### High-End Dining and Resort Destinations

For elevated culinary experiences, Apogee Beach residents enjoy exceptional proximity to premier regional dining destinations:

- **The Diplomat Beach Resort:** Located just blocks away along South Ocean Drive, offering upscale oceanfront dining, cocktail lounges, and premier spa treatments.
- **Point Royal & Diplomat Prime:** Acclaimed culinary destinations serving dry-aged steaks, fresh coastal seafood, and an extensive global wine cellar.
- **Downtown Hollywood & ArtsPark at Young Circle:** A brief five-minute drive inland reveals a thriving historic downtown filled with international dining, artisan bakeries, cocktail lounges, and monthly visual art exhibitions centered around the 10-acre circular park.
- **ETARU Hallandale:** Located moments south on the beach, delivering contemporary Japanese robatayaki cuisine and oceanside mixology.
- **Aventura Culinary Scene:** Within a ten-minute drive south, residents can access renowned dining venues including Bourbon Steak by Michael Mina, Papi Steak, and CVI.CHE 105.

### Shopping, Entertainment, and Maritime Recreation

- **Aventura Mall & Bal Harbour Shops:** A short drive south connects residents to Aventura Mall—featuring luxury brand flagships such as Gucci, Louis Vuitton, and Cartier—as well as the open-air, world-famous Bal Harbour Shops.
- **Gulfstream Park Racing and Casino:** Located minutes away in Hallandale Beach, Gulfstream Park offers live Thoroughbred horse racing, high-end shopping at the Champions Plaza, casinos, bowling, and vibrant nightspots.
- **Yachting and Marina Access:** Boating enthusiasts can easily berth vessels at nearby full-service deepwater marinas, including the Hollywood Marina, Loggerhead Marina, and Diplomat Landing. Direct ocean access without fixed bridges is available via Port Everglades Inlet to the north or Baker’s Haulover Inlet to the south.
- **Anne Kolb Nature Center & West Lake Park:** Spanning over 1,500 acres of protected coastal mangrove wetlands just north of the property, this expansive eco-park offers miles of serene kayak trails, elevated walking boardwalks, and interactive nature exhibition centers.

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## Transportation Connectivity and Regional Access

A major advantage of living at 3951 S Ocean Drive is its exceptional transportation access, avoiding the heavy traffic bottlenecks typical of barrier island areas in Sunny Isles or South Beach.

| Strategic Destination | Distance (Miles / Km) | Approx. Drive Time | Primary Transit Corridor |
|---|---|---|---|
| Fort Lauderdale-Hollywood Int'l Airport (FLL) | 8.2 miles / 13.2 km | 15 – 20 minutes | A1A North to US-1 / I-595 |
| Miami International Airport (MIA) | 21.5 miles / 34.6 km | 35 – 45 minutes | I-95 South to SR-112 |
| Port Everglades (Cruise & Yacht Hub) | 7.5 miles / 12.1 km | 15 minutes | US-1 North / SE 17th St Causeway |
| Downtown Fort Lauderdale (Las Olas Blvd) | 10.8 miles / 17.4 km | 20 – 25 minutes | US-1 North to Broward Blvd |
| Aventura Mall & Brightline Aventura Station | 4.8 miles / 7.7 km | 10 – 12 minutes | A1A South to Hallandale Beach Blvd / Biscayne |
| Downtown Miami & Brickell Financial District | 20.2 miles / 32.5 km | 35 – 40 minutes | I-95 South |

### High-Speed Regional Rail via Brightline

For modern business and leisure transit across South Florida, residents can take advantage of the Brightline high-speed train stations located nearby in both Aventura (12 minutes south) and Downtown Fort Lauderdale (20 minutes north). The Brightline provides rapid, premium passenger rail service directly connecting residents to:

- MiamiCentral Station (Downtown Miami / Brickell) in under 20 minutes from Aventura.
- West Palm Beach in roughly 35 minutes.
- Orlando International Airport (MCO) in approximately 2 hours and 45 minutes, offering an effortless alternative to highway driving or regional flights.

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## Detailed Comparison: Apogee Beach vs. Neighboring Towers

To fully appreciate the unique market positioning of Apogee Beach, consider how its fundamental attributes compare with other prominent oceanfront towers along the Hollywood and Hallandale Beach shoreline:

### Apogee Beach vs. Oceanfront Mega-Towers (e.g., Hyde Beach, Beach Club)

Many developments in Hallandale and Hollywood—such as Beach Club (Towers I, II, and III) or Hyde Resort & Residences—operate with high residential densities (often 300 to 400+ units per tower) and frequently allow condo-hotel operations with daily or short-term rentals. This creates continuous transient guest traffic, crowded elevators, and packed pool decks. By contrast, Apogee Beach offers:

- **Exclusivity:** Only 48 residences across 22 stories, creating a peaceful, private residential atmosphere without commercial turnover.
- **Elevator Availability:** Minimal wait times with high elevator-to-resident ratios, delivering owners directly into private elevator vestibules.
- **Pool and Beach Tranquility:** No competition for beach chairs, private cabanas, or fitness equipment, ensuring quiet, resort-caliber enjoyment every day.

### Apogee Beach vs. Diplomat Oceanfront Residences

The neighboring Diplomat Oceanfront Residences (3535 S Ocean Dr) is another premier luxury building on the corridor. While both cater to discerning luxury buyers, Apogee Beach distinguishes itself through:

- **Modern Architectural Profile:** Completed in 2013, Apogee Beach showcases contemporary glass curtain-wall design and forward-looking interior aesthetics, compared to the heavier Mediterranean-modernist forms common in mid-2000s projects.
- **Flow-Through Floor Plate Dynamics:** The dramatic, sculpted layout conceived by Carlos Ott provides angled glass lines that frame dramatic direct ocean views from every primary living area.

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## Acquisition Due Diligence and Practical Considerations

For buyers considering acquiring a residence at Apogee Beach, our advisory team recommends focusing on key due diligence steps to ensure a smooth, confident transaction:

### 1. Unit-Line Selection and View Corridors

Because the tower features a curvilinear, sculpted profile, sightlines vary across individual unit lines:

- **Direct Ocean Facing Units:** Capture unobstructed sunrise views over the Atlantic horizon. Elevated levels (Floor 8 and above) ensure complete visual clearance over the coastal palm canopy and private beach pavilion.
- **Flow-Through Residences:** Feature expansive dual-terrace layouts that offer morning ocean views from the living areas and sunset city/Intracoastal views from the bedrooms.
- **Lower-Floor Residences:** Benefit from an intimate beachfront experience, where the visual and auditory presence of the ocean feels integrated into daily living.

### 2. Review of Association Governance and Reserve Studies

Prospective purchasers should systematically review the mandatory Florida Condominium Governance Package during their statutory review period:

- **Structural Integrity Reserve Study (SIRS):** Review the association’s latest reserve funding schedule and capital expenditure forecasts.
- **Operating Budget & Balance Sheet:** Verify historical year-over-year operating expense trends, insurance premium adjustments, and capital reserve balances.
- **Estoppel Certificate Review:** Confirm that the unit being purchased has no outstanding maintenance balances, association code compliance issues, or pending special assessments.

### 3. Parking, Storage, and Pet Registration

Confirm assigned deeded parking configurations, extra valet parking access for guests, and the location of temperature-controlled private storage lockers. Buyers bringing family pets should submit veterinary registration documents and verify pet weights with on-site association management ahead of closing.

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## Frequently Asked Questions About Apogee Beach

### Where is Apogee Beach located?

Apogee Beach is located at 3951 S Ocean Dr, Hollywood, FL 33019. It sits directly on the ocean side of South Ocean Drive (State Road A1A) in Broward County, providing immediate on-sand beach access along Hollywood Beach.

### When was Apogee Beach built and who developed it?

Apogee Beach was completed in 2013. It was developed by The Related Group—led by Jorge M. Pérez—and designed by internationally renowned architect Carlos Ott in collaboration with Cohen Freedman Encinosa & Associates.

### How many units and floors does Apogee Beach have?

The tower stands 22 stories tall and contains just 48 boutique luxury residences, ensuring an average of only two to three residences per elevator landing.

### What floor plans and residence sizes are available?

Residences at Apogee Beach range from two-bedroom layouts (approx. 1,691 to 1,850 sq ft), to three-bedroom residences (approx. 2,350 to 2,650 sq ft), to four-bedroom sky homes (approx. 3,100 to 3,450 sq ft), and sprawling five-bedroom penthouses exceeding 5,000 square feet.

### What amenities are available to residents?

Residents enjoy an oceanfront heated infinity-edge pool, private pool cabanas, an oceanfront beach pavilion with direct beach chair and umbrella service, a fitness center facing the Atlantic, men's and women's steam rooms and saunas, an outdoor hydrotherapy hot tub, summer barbecue kitchens, an owner's lounge, a private movie theater, a billiards lounge, an executive business center, a children's playroom, 24/7 security, concierge, and valet parking.

### What is the pet policy at Apogee Beach?

Apogee Beach is a pet-friendly condominium for resident owners. Reasonable association guidelines apply regarding acceptable pet weights, breeds, and quantities per residence, and all domestic pets must be formally registered with on-site management.

### Can I rent out my unit at Apogee Beach?

Yes, leasing is permitted subject to association rules. To maintain community tranquility and security, short-term and vacation rentals (such as Airbnb or VRBO) are strictly prohibited. Leases require a multi-month minimum term (commonly six to twelve months) and prospective tenants must pass association screening and background checks.

### How much are condominium maintenance fees at Apogee Beach?

Monthly condominium maintenance fees average approximately $2,645 across the building, typically ranging from roughly $1,650 for two-bedroom layouts to approximately $4,820 for large corner residences and penthouses. The fees cover building exterior insurance, full-service concierge and security, beach and pool services, landscaping, common area utilities, and mandatory structural reserve funding.

### How close is Apogee Beach to international airports?

Apogee Beach is ideally located for business and international travel. Fort Lauderdale-Hollywood International Airport (FLL) is roughly 8.2 miles north (a 15- to 20-minute drive), while Miami International Airport (MIA) is located approximately 21.5 miles southwest (roughly 35 to 45 minutes by car).

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## The Enduring Value of Apogee Beach Hollywood

In a South Florida luxury real estate market often dominated by high-density developments, Apogee Beach stands out as a refined, low-density modern enclave along the Atlantic shoreline. Offering just 48 luxury residences across 22 oceanfront floors, the property delivers an unmatched level of privacy, architectural distinction, and residential space at 3951 S Ocean Drive.

Backed by the pedigree of The Related Group, the dynamic design of Carlos Ott, flow-through ocean-to-Intracoastal views, and a comprehensive suite of resort amenities, Apogee Beach presents an exceptional ownership opportunity. Whether sought as a private primary home or a seasonal coastal retreat, Apogee Beach combines oceanfront living, attractive value per square foot, and enduring architectural prestige in Hollywood, Florida.


## Current inventory

- Active listings for sale: 5
- Active listings for rent: 1
- Closed sales on record: 29
- Closed rentals on record: 9

Active counts match the sale and rent catalogs as last published; closed counts come from the site's listing publication records. Both can lag the live catalog by up to one sync cycle.

## Building facts

- Year built: 2013
- Residences: 49
- Stories: 22

HTML version: https://apogeehollywood.com/