These days, buying a new condominium might mean access not only to your dream home but also to the kind of high-end amenities that can transform a beautiful home into a spectacular one. At least that is the goal of developers and boards seeking to draw new buyers and keep current unit owners happy. Beyond the bricks and mortar, the condo experience is becoming about lifestyle, not just living space.

“With every new development, we see that expectations continually rise,” says David Cohen, LCAM, vice president of service excellence for AKAM On-Site, based in Dania Beach. “Amenities that were once considered luxury additions, such as a communal weight room or steam room, are now considered standard. With each new construction project, we see developers improve upon amenities and enhance service offerings in order to attract buyers to their property.”

Finding the right mix of amenities is about knowing what buyers and residents want—something that can change over time. This is especially true in high-end developments where so many more options may be available. “A developer needs to be in tune with the market and offer lifestyle amenities that meet the needs of luxury buyers,” says Todd Kendall, executive vice president, development services for Premier Sotheby’s International Realty, which has offices throughout Florida.

This focus on service is part of the new construction cycle. “In the last cycle of pre-construction, people were offering more along the lines of unfinished spaces” that buyers could tailor alongside standard amenities such as pools, gyms and media centers, says Laura Steinbruckner of the Jacky Teplitzky Team at Douglas Elliman Real Estate, with offices in Miami Beach.

These days, turnkey properties are far more in vogue, as are amenities designed to offer convenience and comfort. “Developers are creating an experience,” says Steinbruckner. “There has to be a way for a project to shine.” And that experience is about service at its core. “It’s really about the five-star experience,” says Steinbruckner. “People are looking for more of that service-oriented feel.”

Kurt Gleeson, managing broker for the South Tampa office of Premier Sotheby’s International Realty, agrees, especially when it comes to high-end properties. “Luxury condo owners are more likely to buy a condo based on lifestyle and to make a lifestyle property their primary residence,” he says.

Amenities That Stand Out

That focus on lifestyle has spurred a rise in more hotel-like services for condo owners. One exceptionally high-end residential community, the Ritz-Carlton Residences in Miami Beach, has taken that a step further by incorporating the well-known luxury brand in its name. And it lives up to that brand’s expectations, with designs by Italian architect Piero Lissoni and offering expansive gardens, an infinity-edge pool with waterfall, 36 private boat dockages and the use of a private 45-foot day yacht.

The new 1 Hotel & Homes South Beach development combines hotel accommodations with condominiums, offering the best of both worlds. That includes 600 feet of Atlantic Ocean beachfront, personal shopping and delivery services—including organic groceries—and direct access to a farm-fresh restaurant, bar and pool side dining establishment, all by world-renowned chef Tom Colicchio. It also offers 24-hour concierge service, something more and more communities are offering.

“In recent years, the desire for concierge programs has increased dramatically,” says Cohen. His firm recently introduced a concierge program in a number of its properties, similar to concierge services offered by five-star hotels. The program “assists owners and residents with everything from personal shopping to engaging a handyman to renting the apartment when the owner is away,” Cohen says.

Location also can be an amenity in and of itself with oceanfront properties. “Waterfront continues to be the most popular lifestyle choice,” says Gleeson.

Steinbruckner agrees. “There are a few things that people always gravitate to, and one of those things is oceanfront.” In addition to spectacular views and unending opportunities for swimming and sunbathing, condo communities are offering services to complement those activities, from beach club towel services to waterfront dining.

In a society increasingly focused on health, wellness and nutrition, it is no surprise that buyers and residents also are looking for properties that offer high-end athletic facilities. The difference, though, is that focus on service. “AKAM On-Site has seen an increase in requests for specific exercise programs such as Pilates, yoga, Zumba and dance classes,” says Cohen.

Communities that provide for families also are perennial favorites, with more attention paid in recent years to activities and space for children as well as pets. “Many buyers are looking for recreational amenities that they can also share with their children, grandchildren and extended families, such as walking paths, kayaking and resort-style pools,” says Gleeson.

Screening rooms are a draw as well, allowing families to come together for kid-friendly films without having to drive to the local movie theater.

For four-legged family members, “we have seen an increase in pet-centric amenities such as a dog spa and dog park,” Cohen says.

As new advances in technology seem to arrive in the marketplace each day, residents are expecting more of those conveniences to play a role in their home life. Buyers “are looking for ‘smart homes’ that centralize and automate energy, security, irrigation and entertainment, enabling these features to be remotely monitored and controlled from smart phones and tablets,” says Gleeson.

“There is also a demand for energy-efficient condos,” he adds.

That is something that Steinbruckner has seen as well. In addition to energy conservation, residents are focused on a broader environmental picture. “There is a big movement for sustainable places,” Steinbruckner says. 1 Hotel & Homes South Beach, for example, offers eco-conscious housekeeping and linen services as well as pantry stocking with local organic produce.

Beyond these larger trends, residents also appreciate the seemingly smaller touches that can make a big difference in daily life. Complimentary taxi service, for example, makes life easier for older residents or out of town guests.

Other offerings are more specific but also lend convenience and an added “something” for residents. Steinbruckner says that different properties are offering everything from art rooms with natural light to bowling alleys and skating rinks to spaces for Wall Street traders.

Amenities for All

No matter what the price tag on the unit, buyers and residents want the best that their building can provide. Amenities can add significantly to the enjoyment and value of properties, luxury or not.

“The introduction of amenities into associations at all levels is not a new phenomenon,” says Cohen. “As with all things, in luxury associations where owners have greater resources, there are likely to be more and fancier amenities. But the installation of a few exercise machines or the designation of an area as a children’s room does not require a tremendous investment. Amenities help to make properties at all levels more attractive and competitive in the marketplace.”

As amenities become more prevalent and the bar continues to rise, the definitions of service and luxury are evolving. Kendall says, “There has been a shift in some features and finishes that are typically associated with a luxury home. For example, some luxury buyers are choosing quarts instead of granite for their kitchen and bathroom surfaces, which presents a cleaner and softer feel.”

While trends may change over time, though, the core purpose of amenities—to add something to the lifestyle and experience of a resident—remains the same. “While yoga may replace Pilates, no amenity goes out of style as long as people want it,” says Cohen. “That is why we customize management programs to meet the individual ‘personality’ and requirements of each client association.”

Worth the Effort

There are ongoing costs involved in establishing and maintaining the services and extras that people enjoy.

“The challenge to all amenities is proper staffing,” says Cohen. “Whether it is pool management or a full-service concierge program, the most important element is the installation of a trained professional individual or team. When a client association approaches AKAM On-Site about introducing a new amenity, we always ensure that we have a dedicated, fully trained team ready to go before opening the amenity for community use.”

    Concerns about insurance are another important factor. “It is important for management to understand the functional operation of every amenity,” says Cohen. “Those that present risk, such as gyms or child-related facilities, will increase the association’s insurance costs,” he says.

For most condos and associations, amenities increasingly are offering a way for one community to distinguish itself from another. When every new building is offering the same high-end construction, it can be difficult to gain the attention of buyers.

    Once the purchase has been made, the goal is to ensure that expectations are met and those high-standards that were advertised come to fruition for all residents. “You want to not only get them there, you want to keep them there,” says Steinbruckner. And with developers working hard to continually raise the bar, from five-star dining to yachts for the day, the sky is the limit on what comes next for tomorrow’s condo owners.     

Elizabeth Lent is a freelance writer and a frequent contributor to The South Florida Cooperator.