Exotic Motor Mansions is fully entitled and shovel-ready, with the association forming now and vertical construction expected within two to four months. That removes the single biggest variable these projects carry. The use is approved, the buildings sit in Flood Zone X outside the high-risk zone, the construction is concrete, and the site has direct access to Treasure Coast International Airport and I-95.
The luxury motor-condominium category is real and growing across Florida. Buyers are driven by salt air, heat, and hurricane exposure, by the flight to concrete construction in a hardened insurance market, and by the simple logic of owning a deeded, appreciating asset instead of renting a storage bay. Our role is to translate an approved plan into the sharpest possible go-to-market.
Nearby Treasure Coast product and proven Florida submarkets bracket the strategy. The developer's founders targets sit at the conservative end of this set, which is exactly what gives the release ladder its headroom.
| Project / Location | Unit size | Price | Approx. $/SF | Note |
|---|---|---|---|---|
| Fort Pierce — existing garage condos | 1,000 SF+ | $235K–$385K | $235–385 | Basic to mid bays, same submarket |
| Jensen Beach — Treasure Coast | 1,260 SF | $399,888 | $317 | Nearest finished-condo comp |
| Island Storage — Fort Myers | — | phase pricing | $230 → $275 | Step-up precedent; first 62 units sold out |
| Luxe Dream Garage — Sarasota | 1,265 SF | $585,000 | $462 | Hurricane-rated luxury; submarket avg $372 |
| Motor Enclave — Tampa | — | $300K–$1.7M | — | Ultra-premium; 174 units pre-sold |
| Florida category range | varies | $80K–$2.3M | — | Mid cluster $200K–$700K |
Founders pricing pencils to roughly $219 (Type B) and $233 (Type A) per SF on total enclosed area, below the Jensen Beach and Sarasota comps. Even the final-phase prices stay under proven luxury per-SF, which is what makes the step-up ladder defensible rather than aggressive. Source: market survey, June 2026.
We anchor Phase 1 at the developer's founders targets, then step pricing up with each building release. Early buyers commit at the bottom of the ladder, which is where the value is: in proven submarkets, completed product trades at a 10 to 12 percent premium over preconstruction pricing.
Pricing by phase, tied to building releases. The bars below show how each unit type steps up across the program.
| Phase | Buildings | Units (A / B) | Type A price | Type B price | Phase revenue |
|---|---|---|---|---|---|
| 1 — Founders | Building 1 + 4 | 6 (2 / 4) | $595,000 | $495,000 | $3,170,000 |
| 2 | Building 2 | 8 (4 / 4) | $637,000 | $530,000 | $4,668,000 |
| 3 | Building 3 | 8 (4 / 4) | $681,000 | $567,000 | $4,992,000 |
| 4 — Final | Building 5 | 10 (2 / 8) | $729,000 | $606,000 | $6,306,000 |
| Total | All buildings | 32 (12 / 20) | — | — | $19,136,000 |
Versus $17.0M if every unit sold flat at the founders price.
Roughly 12.3% of additional proceeds from phasing alone, without pricing above market.
Founders to final, on total enclosed area. The full ladder stays under proven luxury comps.
Unit mix shown (12 larger / 20 smaller) is illustrative and keyed to the approved plan set. Final counts are confirmed against the unit schedule, and every figure flows from a live model that we maintain.
A three-stage path that builds a credible list now, converts it cleanly when documents are effective, and closes at the locked founders number while later phases sell higher.
A short non-binding agreement holds the buyer's unit and locks founders pricing. The $10,000 deposit is fully refundable on demand and held in escrow. This stage builds the list and proves velocity before vertical cost.
Reservations convert to binding contracts: 10% at signing with a 15-day statutory cancellation window, then a further 10% at a defined vertical milestone. All deposits remain in escrow per Florida requirements.
The 80% balance is due at closing and the deed transfers. Founders buyers close at the locked number, capturing the spread to the later, higher phases.
| Deposit stage | % of price | Refundability | Type A | Type B |
|---|---|---|---|---|
| Reservation | flat | Fully refundable, escrowed | $10,000 | $10,000 |
| Contract — initial | 10% | Refundable during 15-day rescission, then hard | $59,500 | $49,500 |
| Contract — milestone | 10% | Non-refundable | $59,500 | $49,500 |
| Balance at closing | 80% | Due at certificate of occupancy | $476,000 | $396,000 |
The reservation deposit credits toward the initial contract deposit. Founders incentives layer on top: locked pricing, first choice of building and bay, lift-configuration priority, and an optional fit-out credit. Dollar figures shown at founders pricing.
Each unit pairs a tall vehicle gallery with a fully finished mezzanine. This is the garage-mansion tier, well above a basic storage bay, which is what supports the position above the local comps.
We pair statewide brokerage depth with a marketing operation purpose-built to fill a reservation list in a short preconstruction window. The list is what turns an approved plan into a financed, de-risked sellout.
Twenty-five years of Florida commercial real estate, statewide across 37 counties, with deep specialty in seller-side disposition of niche assets.
An in-house paid-search, CRM, and call-tracking stack that builds qualified buyer pipelines and measures every lead to closing, deployed here to seed the founders list.
Performance-based engagement with no upfront fees. We are paid when units sell, which keeps our incentives identical to the developer's.
The next two to four months are the highest-value window this project has. We are ready to stand up the reservation program, build the list, and convert the preconstruction premium into proceeds.