Lausanne

Lausanne is 180 condominium homes in two buildings on the beach side of Gulf Shore Boulevard North, in The Moorings. The South building is 3115, the North is 3215, and both were finished in 1980. The Gulf is directly in front, with nothing in between.

What should shape an offer here is the state of the two buildings, not the view out of them. Two 1980 beachfront towers mean two of everything, including two separate structural inspections, and what those found isn't published. Get an answer on that first.

Are the North and South buildings different?

Barely. Each building holds 90 homes: 12 on every one of its lower six floors, 6 on each of the next two, and 6 penthouses above those. The plan mix is identical in both, so choosing between 3115 and 3215 is choosing an address.

Four floor plans cover the community. The two standard plans measure about 1,633 and 1,792 square feet, and most homes are the smaller of them. The two penthouse plans measure about 3,577 and 3,654 square feet, six per building, and across the four plans bedroom counts run between 2 and 4.

One association runs both buildings and all 180 homes, Lausanne Condominium Association, Inc., and nothing is layered over the top of it.

What did the structural inspections find?

That isn't published, in either direction. State law puts a beachfront condominium of this age through an engineering review of its structure, one review per building, so there are two here rather than one. Both fell due at the end of 2024, with enforcement sitting with the City of Naples rather than the county.

A second requirement followed at the end of 2025: a study fixing how much the association has to keep in reserve for major structural repairs. Owners can no longer vote those reserves away, not in any budget adopted from 2025 on. Ask for both building reports by name, and for the reserve position behind them. Until all of that is read, a steady monthly cost and a special assessment are equally live possibilities.

The association has had contractors on a run of projects since 2016, including a pool deck project that ran from 2019 to 2022. That tells you work gets done here, and leaves open what is left to do.

Can you keep a pet or rent the home out?

Not a pet. The declaration is blunt: "The keeping of pets of any kind or description within the Condominium is prohibited." No exception for size, none for number. For some buyers that's where the conversation ends, and better at the start than after an offer.

Renting is allowed inside tight limits, and they're worth reading closely if letting the home out matters to you:

• No more than three leases in a calendar year, and no lease shorter than ninety days.
• No lease longer than a year, and no renewal option, though the board can approve the same lease again the following year.
• Subletting is out, and so is handing a lease on to someone else.
• One extra lease in a year is possible, but only as a hardship exception.
• Every lease needs board approval, and one signed without it can be void, with the tenant evicted on five days' notice.
• A processing fee applies to lease and purchase applications alike. The figure is set by the board, not by the declaration, so confirm what it is.

All of that sits in the 2020 restatement of the declaration, and a declaration can be amended, so read the copy that comes with the sale.

What does the association ask of a buyer?

Thirty days' notice before closing, for a start. The owner gives the board written notice of the closing date, the buyer's name and address, and a copy of the signed contract. Expect credit and criminal background checks, and the board may also ask for a personal interview before it approves. Build those 30 days into your timetable, because a fast close and this clause do not fit together.

One clause is easy to misread: "no person may post or display 'For Sale,' 'For Rent,' 'Open House' or other similar signs anywhere within the Condominium or on the condominium property," which bans the sign and not the event.

What comes with a home here?

Parking spaces and storage lockers belong to individual homes and travel with them, and some homes carry more than one space. Confirm which spaces and which locker attach to a particular home before you offer.

The two buildings share a large pool deck between them, and the beach is reached from the property itself. The monthly assessment covers the buildings and the shared spaces, and the association's budget and reserve schedule are where that figure is explained.

What do homes at Lausanne sell for?

They have sold from the $900,000s to around $2.5 million. The penthouses sit at the top of that range, 12 of them across the two buildings, so most of what trades here is one of the two smaller plans.

Two buildings, 90 homes in each, one association, and 1980 on every home. That build year is why the inspection reports and the reserve schedule are the first papers to ask for here. The floor plan and the view can wait.