From $2M | Completion 2027 (est.)
Witkoff Group and PPG Development | Hallandale Beach
The Residences at Shell Bay
A new development by Witkoff Group and PPG Development in Shell Bay, Hallandale Beach, Broward County. Residences, pricing, the deposit schedule and what the developer is offering right now, with me on your side from the first visit to the sales gallery.
Envision your life at The Residences at Shell Bay
108 residences inside the Shell Bay club, with a Greg Norman golf course
Your neighborhood is Shell Bay in Hallandale Beach, a club community with Auberge Resorts Collection as its club and resort partner. Inside it, Witkoff Group and PPG Development are finishing a 20-story tower of 108 residences, designed by Kobi Karp with interiors by AvroKO. Your home can have one to four bedrooms and about 900 to 4,000 square feet, and in-residence services bring the resort's attention to your door. Beyond the tower, the club opens up around you: a golf course designed by Greg Norman, tennis, padel and pickleball, fitness and wellness, a marina and yacht club, and a 60-room Auberge resort. It is the kind of setting where the day can start on the course and end at the marina. The tower has topped off, and completion is estimated for 2027.
- Greg Norman-designed golf course
- Tennis, padel and pickleball
- Fitness and wellness
- Marina and yacht club
- 60-room Auberge resort
- In-residence services
01 The building
About The Residences at Shell Bay
01
The area
The Residences at Shell Bay is in Shell Bay, Hallandale Beach, in Broward County. Hallandale Beach sits at the southern edge of Broward between Hollywood and Aventura, about 4.6 square miles with the ocean on the east and Pembroke Park to the west, and Fort Lauderdale-Hollywood International about 7 miles north.
02
The location
The address is 501 Diplomat Pkwy, Hallandale Beach, FL 33009, in Shell Bay.
03
The residences
Witkoff Group and PPG Development is building new development residences in a 20-story building with 108 residences, with 1 to 4 bedrooms, 900 to 4,000 square feet, from $2M. Estimated completion: 2027 (est.). This guide lists 1 residence line.
04
The details
20-story tower with 108 residences in the Shell Bay club community. Greg Norman-designed golf course, tennis, padel and pickleball, fitness and wellness, marina and yacht club, and a 60-room Auberge resort. In-residence services. Topped off. Design team: Kobi Karp (architecture); AvroKO (interiors).
02 The incentives
What Witkoff Group and PPG Development is offering
Witkoff Group and PPG Development isn't publishing a specific offer for The Residences at Shell Bay right now. Builders and developers often have room that never makes the website, and I ask for it.
Offers as shown on the developer's website on October 26, 2026. Offers change often, may require the preferred lender, and have conditions set by the developer. I confirm what applies before you sign anything.
03 The residences
Residences and pricing
Residences
| Residence | Beds | Baths | Sq ft | Starting price | Ask |
|---|---|---|---|---|---|
| One- to four-bedroom residence | 1 to 4 | 900 to 4,000 | From $2,000,000 |
Starting prices are the developer's published pricing before floor and view premiums, and the developer may change prices and release new lines at any time. Source: public listings and reporting, checked October 26, 2026. Confirm current figures before you visit.
04 The payment
What's a comfortable monthly payment for you?
Start with the payment that feels right, or with a home price, and see the whole picture: principal and interest, property taxes, insurance, mortgage insurance and HOA dues. Then see how a builder's rate buydown changes the first years.
Rate starts at the Freddie Mac weekly average for a 30-year fixed loan, 7.32% (15-year: 6.68%), as of October 22, 2026. It's a reference point, not a quote. Change it to anything you like.
Taxes, insurance and HOA
Starting values: a property tax of 1.7% of the price, a planning figure from Broward County's 2025 total millage of about 16.3 to 22 mills after the homestead exemption; Fort Lauderdale and Parkland run about 18.4 (Broward County Property Appraiser, tax year 2025). Home insurance of $4,200 a year, near Citizens' 2026 approved Broward average for a homeowners policy ($4,377) and adjusted for new construction built to the High-Velocity Hurricane Zone code. HOA and CDD of $400 a month, near the middle of published Broward new-community fees; condo residences usually run higher, and condo owners carry an HO-6 policy instead, about $1,200 a year. Private mortgage insurance usually runs $30 to $70 a month per $100,000 borrowed (Freddie Mac), so 0.60% sits in the middle. FHA uses 0.55% a year plus a 1.75% upfront premium (HUD). Flood insurance is extra where a lender requires it.
Homes up to about
$0
How a builder buydown works
Lower payments in the first years
With a temporary buydown, the builder pays money up front so your rate starts lower and steps up to the full rate. A 2-1 buydown starts two points lower in year one and one point lower in year two. A 1-0 buydown is one point lower for the first year. Here's what it does on the loan above.
| Year | Rate | Principal and interest |
|---|
For illustration only. These are estimates from the numbers you enter, not a loan estimate, a quote, an advertisement of credit terms or an offer to lend. Your rate, APR and payment depend on your credit, loan program, down payment, lender fees and the property, and taxes, insurance, flood coverage, HOA dues and CDD assessments vary by home, building and county. The Wulf Collaboration and Compass are not lenders. Talk with a licensed lender before you decide.
Before you visit a model or a sales gallery
The builder's team works for the builder
The sales team in the model home or the sales gallery is great at what they do, and their job is to sell the builder's homes or the developer's residences. Having your own agent costs you nothing extra in most cases, and it puts someone on your side for the decisions that matter most.
Most builders and developers need your agent with you, or registered, at your first visit. If you walk in on your own first, it can be hard to bring an agent in later. A quick text to 954-495-0767 before you go is all it takes.
Register you at the first visit
I set up the appointment, come with you, and make sure you're on record as my client.
Compare communities, homesites and floors
Lake and preserve premiums, which way the home or residence faces, what's planned next door, HOA and CDD fees and what they cover.
Work the builder's offer
Closing cost help, design credits, rate buydowns and deposit terms. I know what each builder and developer is offering this month and what's worth asking for.
Review the purchase agreement
Builder and developer contracts are written by the seller. We go through deposits and escrow, timelines, the 15-day review on a new condominium, and what happens if dates move.
Inspect during construction
An independent inspector before drywall and again before closing, so problems get fixed while they're easy to fix.
Walk the punch list with you
The final walkthrough, then the warranty list before your first year is up.
The Residences at Shell Bay
See it in person with me
I'll set up a visit to The Residences at Shell Bay, send you current pricing and what Witkoff Group and PPG Development is offering, and make sure you're registered as my client from the first step.
Got it
I'll be in touch shortly with your hand-picked list.
One tip while you wait: if you visit a model home or a sales gallery before we talk, send me a quick text at 954-495-0767 first, so I'm registered with you.
Representative photo
Model home and sales gallery visits
See it in person, with me
Pick a community or a tower and a day. I'll set up the visit, meet you there and make sure you're registered as my client from the first step through the door.
