The Beachmaker, Autograph Collection Residences

What The Beachmaker is, and what it isn’t

The Beachmaker is a condo-hotel, not a conventional condominium. Each of the 161 suites is individually deeded, and the building operates as a Marriott Autograph Collection resort. When an owner isn’t using the suite, it’s rented to hotel guests through the on-site rental program and Marriott’s reservation system. The developer’s marketing describes up to 90 days of personal use per year with no blackout dates, and MLS listings note that participation in the on-site property management program is required under City of Madeira Beach regulations. The 10 penthouse residences on the eighth floor are marketed as Autograph Collection Residences and sit apart from the suite inventory.

That structure changes how you buy. Condo-hotel units are usually non-warrantable, so conventional mortgages don’t apply; the developer has pointed buyers toward lender partners that underwrite on rental income (DSCR loans) with roughly 20 percent down. Insurance, property taxes, and how rental revenue is split with the operator all work differently than they would in a standard condo. Review the condominium documents required under Section 718.503, Florida Statutes, and the rental program agreement before you commit, and speak with a lender and tax advisor who have handled condo-hotel purchases.

Residences and views

The 161 suites occupy floors four through seven across 14 floor plans. The developer groups them as King Suites, Double Queen Suites, Cabana Suites, One-Bedroom Villa Suites, and Hospitality Suites. Early marketing put sizes at roughly 425 to 850 square feet; current MLS listings show suites in the mid-500 to low-800 square foot range. Many suites connect, so a buyer who wants more room can pair two. Every suite is delivered fully furnished, and listings describe a water view from each one, whether toward the Gulf and beach or over the Intracoastal and canals of Madeira Beach.

Early buyers are enrolled in the developer’s Founders Club, which includes first choice of residences, a furniture package, and full amenity access. Ask what Founders Club pricing and incentives remain available, since the program was built around the pre-construction phase.

Pricing and sales status

Suites have been marketed from the $700,000s, with several listed at $775,000 in Stellar MLS. Penthouse pricing has been reported at anywhere from $3 million to $4.5 million as plans evolved, so confirm current figures directly. In January 2026, local business press reported that more than half of the units were under contract, which is the threshold the developer had set for starting construction. The sales center is at 14995 Gulf Boulevard, with Jeff Beggins of CENTURY 21 Beggins Enterprises as listing broker. A buyer’s agent can represent you in a developer purchase; the developer’s sales team represents the developer.

Amenities and resort operations

Plans call for about 25,000 square feet of amenities, with two pools, a fitness center, and a private skybridge that carries owners and guests over Gulf Boulevard to the beach. Food and drink are built into the program: Cozina, a three-meal signature restaurant; Bom Bom, a poolside bar and grill; Archie’s Bodega coffee house; and a lobby bar and lounge. Two event venues, one for roughly 200 guests and one for roughly 100, are positioned for weddings and corporate groups, and the ground floor holds about 30,000 square feet of retail and restaurant space. Parking occupies the second and third levels.

The ownership group also purchased Bowden’s Marina at 410 150th Avenue in December 2025 and plans to rebrand it as Beachmaker Marina for charters and owner and guest use. Early reporting named Mainsail Management as the operator working through Marriott’s systems; confirm the current management arrangement in the rental program documents.

Development team and timeline

The developer is Boca Ciega Land Co. LLC, a partnership that includes Jeff Beggins and Bill Karnes. The group bought the 2.5-acre site in 2022 for $13.5 million, announced the project in spring 2024, and broke ground on April 30, 2026, with Madeira Beach Mayor Anne-Marie Brooks taking the first swing at the vacant, storm-damaged buildings on the site. Locally, the project is described as Phase 4 of the Madeira Beach Town Center redevelopment. Opening is expected in 2027. The same team is planning an 87-key Marriott Tribute Portfolio condo-hotel near John’s Pass.

Location and access

The site is at 15000 Madeira Way, in the Town Center district between Gulf Boulevard and the Intracoastal, about a mile north of John’s Pass Village and Boardwalk. Madeira Beach has roughly 4,000 residents and draws close to four million visitors a year, which is the demand the hotel program is built on. Downtown St. Petersburg is about 30 minutes east, Clearwater Beach about 30 minutes north along the barrier islands, and Tampa International Airport about 45 minutes, all outside peak traffic.

What buyers should weigh

Three things deserve attention beyond the renderings. First, the parcel sits in flood zone AE, and the 2024 hurricanes damaged much of Madeira Way; the building is new construction built to current code, but insurance costs for the association will shape the fee structure. Second, condo-hotel revenue depends on resort occupancy and rate, so treat projected income as a projection and look at how comparable Gulf Coast condo-hotels have performed. Third, Florida gives buyers of new condominium units a 15-day right to cancel after receiving the developer’s documents, so use that window to have the declaration, budget, and rental agreement reviewed. I track Madeira Beach and the rest of the Pinellas barrier islands for clients and can walk through how a Beachmaker suite compares with the Residences at Town Center, Madeira Bay Resort, and other nearby options.