The Residences of Shell Bay
Auberge residences within the Shell Bay private club setting
Overview
The Residences of Shell Bay is a condominium project in Hallandale Beach, within a community built around golf and waterfront recreation. The residential offering is associated with Auberge Collection.
The latest sales-team material describes a 20-story building with one- to four-bedroom residences. The golf course and racquet program are central to the setting.
The Residences of Shell Bay at a Glance
501 Diplomat Parkway, Hallandale Beach, FL 33009
PPG Development and Witkoff
20
Condominium
Hallandale Beach
Why Buyers Choose The Residences of Shell Bay
A golf-centered setting
The residences overlook the Greg Norman-designed golf course. For a buyer who plays regularly, the relationship between home and course is a practical part of the decision.
Auberge hospitality
Auberge identifies Shell Bay as a residential and hotel destination. Review the residence services and hotel access terms alongside the association budget.
A substantial racquet program
The club features tennis on the four Grand Slam surfaces, with padel and pickleball also described in the sales material. Confirm the membership and booking terms.
A waterfront club community
The marina is part of the wider Shell Bay program. Ownership of a residence should be assessed separately from marina access, club membership and any paid services.
Our Take on The Residences of Shell Bay
The question at Shell Bay is how much of the club you expect to use. If golf and racquet sports are part of your routine, the setting is worth a close look.
Get the apartment documents and the club terms at the same time. The monthly residential charges may not tell you the full cost of membership, guest access or boating.
About The Residences of Shell Bay
Residences within the Shell Bay community
The residential plans include one- through four-bedroom homes and penthouses. Compare the floor plan and its relationship to the golf course before judging a residence by size alone.
Current prices, deposits and available units are provided on request. Confirm the benefits attached to the residence you are buying; membership privileges should be set out in writing.
Compare Hallandale Beach real estate · Pier Sixty-Six Residences · Fort Lauderdale new developments.
Unparalleled Living
Shell Bay waterfront and marina. Project marketing image.
Residence Collection
Private residences
1 to 4 bedrooms
Request current pricing
Penthouses
Request current plans
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Residences from Request current pricing
World-Class Amenities
Golf and racquet setting
- Greg Norman-designed championship course
- Golf practice facilities
- Grand Slam tennis surfaces
- Padel and pickleball
Hospitality and waterfront
- Auberge hospitality program
- Fitness and wellness spaces
- Private yacht club and marina program
The Visionaries
PPG Development and Witkoff
Development
Hallandale Beach
Hallandale Beach sits between Miami and Fort Lauderdale. Shell Bay's golf and club setting gives it a different daily rhythm from an oceanfront condominium. Compare the drive to the beach and the places you expect to use most.
Frequently Asked Questions
Where are The Residences of Shell Bay?
The project is at 501 Diplomat Parkway in Hallandale Beach, within the Shell Bay golf and waterfront club community.
What residence types are offered?
The sales-team materials describe one- to four-bedroom residences. Current floor plans and penthouse information are available on request.
Is club membership included in the purchase?
Do not assume every club benefit is included. Confirm membership, usage charges, guest rights and access to the marina in the current documents.
Are current prices and availability published?
Request a dated availability sheet identifying the unit and its asking price. Pricing and deposit terms are not confirmed on this page.
Private Availability at The Residences of Shell Bay
For current availability, pricing history, floor plans, and off-market opportunities at The Residences of Shell Bay, request a confidential review with our advisory team.
501 Diplomat Parkway, Hallandale Beach, FL 33009
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Miami Real Estate Market Intelligence
Market Context: The Miami-to-Northeast and Miami-to-California migration has converted from pandemic-era spike to structural relocation. Miami’s millionaire population grew approximately 78% between 2013 and 2023. Geographic constraint is binding: ocean, bay, and Everglades pin supply. December 2025 medians: Miami Beach condo $620K, Brickell condo $580K. Luxury condominium price per sq ft: $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth.
Value submarkets: Brickell ($600-$1,500/SF), Edgewater ($700-$1,200/SF), Downtown Miami ($600-$2,000/SF). Trophy submarkets: Fisher Island, Sunny Isles Beach ($1,500-$3,500/SF, dense branded-residence inventory), South of Fifth. Branded benchmarks include Four Seasons Surf Club ($2,200-$3,500/SF), St. Regis Sunny Isles ($1,800-$2,800/SF), and Porsche Design Tower ($1,600-$2,400/SF). Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Structural inputs compound: no state income tax (vs. 10.9% NY, 13.3% CA), no estate tax, 78% decade millionaire growth, and construction-cost inflation. Current pre-construction inventory was financed and broken ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber, effectively the last tranche of pre-tariff pricing. Florida SB 264 restricts acquisitions by nationals of certain countries within 10 miles of military installations and must be screened at contract stage for international buyers.
Key Facts
- Miami Beach Condo Median (Dec 2025): $620K
- Brickell Condo Median (Dec 2025): $580K
- Luxury Condo $/SF: $1,200-$3,500+
- Fisher Island $/SF: $2,000-$4,500
- Avg Days on Market: 95
- Closing Costs: 2-3% (cash), 3-4% (financed)
- Property Tax: ~2% of assessed value annually
- Millionaire Population Growth: +78% (2013-2023)
- State Income Tax: 0% (vs. NY 10.9%, CA 13.3%)
What Buyers Should Know
Miami’s millionaire population grew approximately 78% between 2013 and 2023 with no state income tax and hard geographic constraints (ocean, bay, Everglades) capping supply. Luxury condominium price per sq ft runs $1,200-$3,500+, extending to $2,000-$4,500+ on Fisher Island and $1,800-$4,000+ at South of Fifth. Miami now carries more hotel-branded residences than any other Western Hemisphere city.
Miami Real Estate FAQs
What are Miami’s current condominium medians?
December 2025: Miami Beach $620K, Brickell $580K. Luxury condominium stock runs $1,200-$3,500+ per sq ft, extending to $2,000-$4,500 on Fisher Island and $1,800-$4,000 at South of Fifth.
Why is Miami attracting UHNW capital structurally?
Zero state income tax (versus NY 10.9%, CA 13.3%), no estate tax, a 78% decade growth in the millionaire population (2013-2023), and geographic constraints that cap long-run supply. These are structural inputs, not cyclical.
What does the construction-cost tariff environment mean for current inventory?
Current pre-construction inventory was financed and broke ground before 20-50% tariffs landed on steel, aluminum, concrete, and lumber. Replacement-cost pricing on the next development cycle is expected to rise materially. Current allocations represent the last tranche of pre-tariff pricing.
What is Florida SB 264 and how does it affect international buyers?
Florida SB 264 restricts property acquisitions by nationals of seven countries (China, Russia, Iran, North Korea, Cuba, Venezuela, Syria) within 10 miles of military installations. The restriction must be screened at contract stage and may require entity-structure adjustments to comply.
What are typical monthly carrying costs on a Miami condominium?
HOA $0.80-$2.50 per sq ft per month, property tax ~2% of assessed value annually, HO-6 insurance $2,000-$5,000+ annually, flood insurance $500-$3,000+. A 2,000 sq ft condo runs $1,600-$5,000 per month in HOA alone.
What are the post-Surfside inspection requirements?
Buildings 3+ stories must undergo structural inspections at year 30 (year 25 if coastal), then every 10 years. Associations must fully fund reserves; reserve waivers are no longer permitted. Older buildings carry special-assessment risk; inspection and reserve-study review is required at due-diligence.