Primarily structural complexity (long spans, cantilevers, elevators), premium and often imported finish materials, large-format impact glass systems, and frequently waterfront-specific requirements. Fully custom luxury builds in South Florida commonly run $500 to $1,000-plus per square foot, well above a standard custom home's typical $250 to $450 range.

Often, yes. Many waterfront lots carry higher required finished floor elevations above Base Flood Elevation than inland lots — some coastal municipalities require two to three feet of freeboard versus the more common one-foot minimum — plus corrosion-resistant material specifications given direct saltwater exposure.

Yes, but they require heavier-duty, NOA-rated track systems specifically engineered and tested for HVHZ or Wind-Borne Debris Region wind and impact requirements, along with dedicated structural support for their weight and span — not a standard sliding door assembly.

Realistically, eighteen months to two and a half years or more from permit to completion, driven by architectural complexity, long-lead procurement on premium and imported materials, and the tighter finish-quality tolerance luxury construction demands.

Yes — removing interior load-bearing walls means the roof and upper-floor loads have to be carried by structural steel or engineered long-span beams instead, which requires a structural engineer to design and a general contractor experienced in coordinating that kind of framing.

Dock and seawall work typically involves separate permitting from the home itself, often with its own environmental and structural review, and has to be sequenced alongside the home's construction schedule so site access, equipment staging, and utility work don't conflict.

As involved as you want to be — luxury builds typically include frequent scheduled on-site walk-throughs and regular coordination meetings with the architect, interior designer, and GC together, rather than the more occasional check-ins common on a standard custom build.

Structural steel framing for long spans and elevators, imported and natural-stone finish materials, large-format impact glass systems with specialized structural support, and waterfront-specific requirements all add real cost — it's not simply a markup, it's a different scope of engineering and material.