The 60-Second Overview
Tuscany closed out the WCI tower era at Hammock Dunes: 64 sky homes over eleven stories, completed in December 2006, with six penthouses crowning the building, a theater and guest suites inside, and the same 24-hour gates, private beach walkovers, and optional club as its four older siblings. Among the completed towers, Portofino, Savona, Cambria, Le Jardin, Tuscany is the youngest, which means the newest building systems, the freshest original interiors, and the shortest maintenance history to underwrite.
The market pays for that vintage. Recent sales have been observed around $2M to $2.15M for the core oceanfront product, an 85 Avenue de la Mer residence closed at $2,150,000, with the six penthouses trading above when they trade at all.
Tuscany is the newest finished tower in the gates, and the only one with construction scheduled next door. Both facts belong in the same offer.
That second fact is the caveat this page exists to state plainly: immediately south of Tuscany sits a 6.8-acre oceanfront parcel entitled for two more 12-story, 64-unit towers, now branded the Ritz-Carlton Residences at Hammock Dunes, with pricing announced from $3M to over $10M, groundbreaking slated for 2026 and completion targeted around 2028. For Tuscany owners that cuts two ways, a construction horizon on the south side now, and a luxury-flag comp ceiling rising next door later, and we price both sides into every Tuscany deal we touch.
Fees & Documents
Three layers reach every Tuscany owner. The first is the building condo fee, spreading master insurance, reserves, the theater and amenity floor, and staff across 64 owners; verify the current monthly amount and inclusions for the specific residence in the documents, never from a portal. The second is the Hammock Dunes Owners Association master assessment for the 24-hour gate, roads, and beach-walkover infrastructure. The third is the Dunes Community Development District, which provides water, sewer, and stormwater and operates the toll bridge; the district paid off its final bond in 2012 and is debt-free, leaving a modest maintenance assessment on the tax bill plus utility rates. Confirm each current figure in the estoppel package.
Newest does not mean exempt. A December 2006 building sits inside Florida's milestone-inspection and SIRS framework like its older neighbors, so the health file is mandatory reading here too: milestone status and findings, the SIRS and reserve schedule, the insurance renewal, twelve months of minutes, and the estoppel's special-assessment answers. The advantage of buying the youngest tower is that the file should read cleaner, verify that it does.
Want this quarter's verified fees and the building's health file? We will pull them before you tour.
Get the documents →The Building: The Last One WCI Finished
WCI called the residences sky homes, and the spec supports it: spacious oceanfront plans behind floor-to-ceiling glass, an elegant lobby and reception arrival, a private theater, guest suites for visiting family, and a pool and spa deck on the ocean side. The six penthouses are the building's signature, the only true penthouse crown among the completed towers, with the largest plans and the richest appointments in the gates until the Ritz units deliver.
Interior condition runs from well-kept 2006 original, the freshest original product in the community, to fully renovated. The renovation spread is narrower here than at Portofino because the baseline is younger, but it still prices: updated mid-to-upper oceanfront stacks anchor the ~$2M core, and original-finish lower floors are where negotiation lives.
Want plan-and-stack notes? We track floors, exposures, and the south-stack construction sightlines.
Get the breakdown →The Ritz Next Door: The Future-Supply Caveat
Hammock Dunes was always entitled for more towers than it built, and the final phase is now in motion: the Ritz-Carlton Residences at Hammock Dunes, two 12-story towers of 64 units each on the 6.8-acre oceanfront parcel immediately south of Tuscany, 128 units in all, with announced pricing from $3M to over $10M, north-tower reservations underway, groundbreaking slated for 2026, and completion targeted around 2028. Timelines on projects like this move; verify the current schedule before you rely on it.
For a Tuscany buyer the math has two columns. Near term: roughly two years of heavy construction next door, with south-facing and southern-stack units carrying the noise, dust, and eventually a permanent change to the southern sightline. Long term: a branded luxury project opening at $3M+ next door is the strongest comp-ceiling argument any completed tower in the gates has ever had, and Tuscany, as the newest and nearest finished building, is positioned to benefit most. We discount the south stacks for the horizon and underwrite the rest on the upside, and we put both numbers in writing before our clients offer.
Want the honest Ritz-horizon read on a specific stack? Sightlines, timeline, and the pricing logic, before you offer.
Get the analysis →The Club: World-Class, and Optional
Tuscany owners are eligible to join the Hammock Dunes Club: the oceanfront Tom Fazio Links course, the Rees Jones Creek course threading 690 acres of preserve, croquet lawns, and a clubhouse program holding Platinum Club of America and Distinguished Emerald Club designations. Membership is optional, with an equity category that has run around $90K, confirm current initiation, categories, and dues directly with the membership office. The mandatory carry is the building fee, the master assessment, and the CDD line; the club joins only if you ask it to.
The Residences
Plans run from generous two- and three-bedroom oceanfront layouts to the four-bedroom penthouse tier, with private-elevator arrival and balconies sized for the view. Floor height does its usual work, upper floors clear the dune line and carry the premium, and stack position now does double duty: northern and central stacks hold the cleanest long-term sightlines, while southern stacks price the Ritz horizon.
The penthouse tier deserves its own sentence: six residences, rarely traded, each one resetting the comp set when it moves. If a penthouse is the goal, we run a watch on the building rather than waiting for portals.
Schools
Tuscany is all-ages with a mix of primary-residence luxury buyers and seasonal owners; full-time families feed the north Flagler lineup, typically Old Kings Elementary, Indian Trails Middle, Matanzas High. The school run crosses the toll bridge or runs scenic A1A, so test the morning timing. Verify current assignments and ratings directly with Flagler Schools.
Relocating with kids? We will confirm zones and the practical school-run timing from Avenue de la Mer.
Ask us →More on Living at Tuscany
What buyers actually ask:
How disruptive will the Ritz-Carlton construction be?
Honestly: a multi-year heavy-construction project on the adjacent parcel will be heard and seen, most by the southern stacks. Groundbreaking is slated for 2026 with completion targeted around 2028, and timelines move. We map each stack's exposure and price it before you offer rather than after you close.
Can I rent my unit?
Hammock Dunes buildings generally enforce conservative leasing rules, and policies change by owner vote. Verify the current written policy in the declaration and rules before underwriting income; this is not a short-term-rental product.
What is the beach like?
A quiet, drive-free cinnamon-sand stretch reached by the private Hammock Dunes walkovers, far calmer than the public beaches north and south.
What about storms and insurance?
Oceanfront tower reality: the association carries master wind and flood exposure (priced into the fee), and you carry an HO-6 matched to the master deductibles. Ask us for the building's renewal history before you offer.
5 Mistakes Buyers Make at Tuscany
The expensive ones:
Ignoring the parcel next door
Two 64-unit towers are entitled and branded on the adjacent site. Buying a south stack without pricing the construction horizon and the permanent sightline change is the signature Tuscany mistake.
Assuming newest means no diligence
A 2006 tower sits in the milestone/SIRS era like its neighbors. The file should read cleaner here, verify that it actually does.
Paying the premium without the comp file
Tuscany trades above Portofino and Cambria on vintage. Make the spread earn itself: compare the actual document files, not just the build years.
Pricing only one fee layer
Building fee plus the Hammock Dunes master assessment plus the Dunes CDD line is the true carry. Portals routinely show a fraction of it.
Financing blind
Association warrantability shapes your loan options at any vintage. Lender screens the building first; touring comes second.
Buying here? We verify the fee, the health file, and the Ritz-horizon math before you sign anything.
Talk to us first →Which Floors & Stacks Hold Value Best
Want stack-by-stack notes? We map sightlines against the entitled site plan next door.
Get the breakdown →What to Check Before You Offer
- Map the stack against the Ritz site. Construction exposure and permanent sightline, in writing.
- Pull the health file. Milestone findings, SIRS, reserve schedule, insurance renewal, minutes, estoppel.
- Verify the specific unit's fee. Current amount and inclusions in the documents, not a portal.
- Price all three layers. Building fee, Hammock Dunes master assessment, Dunes CDD tax-bill line.
- Verify leasing rules in writing. Declaration plus current rules; never a listing remark.
- Pre-screen financing. Association warrantability before touring.
- Walk the balcony at your hour. And look south, at what the parcel will become.
- Quote your HO-6. Deductible-matched to the master policy, with flood addressed.
Tuscany is the cleanest vintage story in the gates, the youngest finished tower, six real penthouses, and $2M+ sales proving the market agrees. The complication is the dirt next door: 128 entitled Ritz-Carlton units are simultaneously Tuscany's construction headache and its strongest long-term comp argument.
Buy the stack that survives the construction years gracefully, verify the file reads as young as the building, and Tuscany is the blue-chip hold among the completed towers.
Tuscany vs. the Other Hammock Dunes Towers
The honest cross-shops inside the gates:
| Building | Scale | Character | Typical buy-in |
|---|---|---|---|
| Tuscany | 64 units, 11 stories | Newest completed (Dec 2006), 6 penthouses, Ritz next door | $1.2M–$3M+ |
| Le Jardin | 26 units, 7 stories | Boutique penthouse-scale plans, $3.495M 2025 sale | $2M–$4M+ |
| Cambria | 60 units, 11 stories | 2005 tower, asks observed to $1.99M | $1.1M–$2M |
| Savona | 35 units, 7 stories | Boutique 2004 tower, 2025 sale at $1.65M | $1.3M–$1.7M+ |
| Portofino | 58 units, 11 stories | First WCI tower (2003), the value door | $800K–$1.8M |
| Hammock Dunes | Parent community | Estates, villas, and the optional club | varies widely |
The verdict: Tuscany owns the newest-vintage position among the finished towers and the only penthouse crown, at a premium Cambria and Portofino undercut and Le Jardin exceeds. Buyers optimizing youngest-building risk pick Tuscany with a north-or-central stack; buyers optimizing entry price go down the ladder; and buyers willing to wait for 2028 and pay $3M+ now have the Ritz reservation desk next door.
Touring the towers? One route through all five buildings, with the fee math and document status for each.
Plan the tour →The Honest Trade-offs
Why people love it
- The newest completed tower behind the gates
- Six true penthouses, the only finished crown here
- Theater, guest suites, polished arrival
- $2M+ sales validating the vintage premium
- Ritz-Carlton pricing next door supports the long-term comp
- Same beach, gate, and optional club as every tower
Why people pass
- Two towers and ~two years of construction slated next door
- Southern sightlines change permanently
- Premium pricing over Cambria and Portofino
- 2006 building still requires full milestone/SIRS diligence
- Three fee layers to verify, every deal
- Toll bridge or scenic A1A only
The Tuscany Playbook
How we run a purchase here:
- Day one: map the target stack against the Ritz site plan; pull the health file and verified fee; lender screens warrantability.
- Targeting: north/central stacks for sightline durability, south stacks only at a documented construction discount.
- Rules diligence: leasing rules, pet policy, and caps verified in the declaration and current rules.
- Offer: construction-horizon math and any assessment exposure priced into the bid in writing.
- Closing: estoppels across all three layers verified; HO-6 bound deductible-matched with flood addressed.
Questions We'd Ask Before Buying Here Ourselves
Six questions that decide it:
- What does this stack see and hear when the Ritz towers rise? Site plan against sightline, in writing.
- What do the milestone and SIRS findings say, and what is funded? Even the newest tower answers this.
- What is this unit's current fee and exactly what does it include? Verified in the documents.
- What did the master insurance renew at? Premium, wind and flood deductibles.
- Any special assessments pending, planned, or discussed? Estoppel answers, all layers.
- What is the current written Ritz construction timeline? Verified, not brochure-dated.
Tuscany May Not Be Right For You If
The honest fit test:
Consider elsewhere if you want
- Zero construction on the horizon (see Le Jardin or Savona)
- The lowest entry in the gates (see Portofino)
- Boutique scale and fewer neighbors (see Le Jardin)
- Brand-new delivered product (the Ritz, 2028, at $3M+)
- Rental income potential (see Cinnamon Beach)
- A sub-$1.2M budget
Tuscany fits if you want
- The youngest finished building behind the gates
- A true penthouse tier, six residences only
- Theater, guest suites, and the freshest original interiors
- Long-term comp support from the Ritz next door
- The same beach, gate, and optional club as every tower
- A documented construction discount on the right south stack