Palm Beach, place by place.
A property-led guide to the Town of Palm Beach, from North End houses and Midtown apartments to Estate Section compounds and South Ocean Boulevard buildings.
- Neighborhoods
- 5
- Corridors
- 4
- Enclaves
- 4
- Buildings
- 24
The island, by neighborhood.
The four parent geographies of the Town of Palm Beach — the North End, Midtown, the Estate Section and the South End — plus the Sea Streets pocket within Midtown.
Midtown Palm Beach, where apartment buildings, Sea Streets cottages, Worth Avenue, civic uses and historic plans meet in a compact island center.
Palm Beach's North End, where water position, lot depth, road setting, redevelopment and the Lake Trail divide a predominantly single-family market.
Palm Beach's Estate Section, where large parcels, named estates, ocean and lake positions, preservation and redevelopment define value.
Seaview, Seaspray and Seabreeze Avenues, the Poinciana Park cottage plan, its narrow lots, central position and current redevelopment questions.
Palm Beach's South End, where South Ocean Boulevard buildings, Sloans Curve, Ibis Isle and postwar development form a building-led market.
Corridors and comparable sets.
The narrower spines that create real comparable sets — South Ocean Boulevard's building corridor, Sloan's Curve, Breakers Row and Worth Avenue.
Breakers Row, where leased apartments at One North and condominium ownership at Two North create two distinct residential systems beside The Breakers.
Sloans Curve, where two large oceanfront condominiums and a separate townhouse and single-family plan form three distinct residential assets.
A building-led guide to South Ocean Boulevard, where oceanfront, ocean-across-road, lake-facing and through-site properties form Palm Beach's largest condominium corridor.
A residential guide to Worth Avenue, where Winthrop House, cooperative and mixed-use apartments, historic vias and a small house market sit inside Palm Beach's best-known commercial corridor.
Named enclaves and island settings.
Durable land identities narrower than an open municipal geography — the named islands, plans and gated settings with their own histories and covenants.
El Bravo Park, the historic Estate Section subdivision around El Bravo and El Brillo ways, including its plat layers, architecture, water positions and transaction record.
Everglades Island, its three recorded plat phases, Island Drive waterfront, bridge approach, shoreline conditions and place within Palm Beach's Estate Section.
Ibis Isle, where a single bridge leads to a mixed island of waterfront houses and ten distinct condominium buildings in Palm Beach's South End.
Phipps Estates, the compact North End plan on Via Las Brisas and Via Tortuga, including its association, private street system, parcel pattern and modern estate market.
Ownership, waterfront & diligence guides.
The cross-cutting questions — condominium versus cooperative, oceanfront and lakefront position, coastal construction and flood elevation, landmarks and design review, measurement, milestone inspections and estate operating costs.
A source-led guide to reconciling Palm Beach house and condominium area across assessor records, surveys, declarations, plans, association schedules and marketing.
A project-led guide to Palm Beach ocean and Lake Worth construction, including the CCCL, Town bulkhead lines, seawalls, beach access, docks and submerged-land review.
A Palm Beach guide to condominium and cooperative ownership, building governance, public sale records, reserves, inspections, assessments and meaningful price comparison.
Palm Beach FEMA maps, base flood elevation, elevation certificates, substantial improvement, structure value and renovation feasibility.
A guide to deeded Palm Beach hotel-condominium interests, including legal unit identity, lodging operations, occupancy, rental programs, expenses, transfer and transaction comparability.
Palm Beach residential building envelopes, including zoning district, setbacks, lot coverage, landscape open space, height, angle of vision and cubic content.
Palm Beach local landmarks, historic districts, Historically Significant Buildings, conservation screening, National Register status, LPC and ARCOM review.
A building-level guide to Palm Beach milestone inspections, structural-integrity reserve studies, capital projects, reserve funding and special assessments.
Palm Beach oceanfront, ocean-across-street and Lake Worth ownership, including access, docks, seawalls, coastal controls and meaningful comparison.
Deciding whether a Palm Beach house should be restored, expanded, substantially renovated or replaced under current zoning, flood and design review.
A property-led framework for understanding taxes, insurance, staffing, utilities, landscape, waterfront systems and long-cycle capital obligations at Palm Beach estates.
Condominium and cooperative buildings.
Building-level profiles from the public record — each with its own thesis, ownership structure and diligence posture. Licensed association, reserve and transaction detail is withheld until verified.
The 2100 at Sloans Curve condominium, with north and south apartment positions, separately assessed cabanas and an 8.47-acre oceanfront site.
The 2295 South Ocean Boulevard cooperative, a large 1969 oceanfront building whose apartment transfers require corporate and licensed evidence beyond a conventional condominium deed search.
2500 South Ocean Boulevard, the 1978 condominium whose 60-apartment and 31-cabana identity is obscured by duplicate public address aliases.
2560 South Ocean Boulevard, the 1970 lake-side building reorganized as a condominium in 2006 and represented by overlapping parcel systems in the Town data.
Beach Point, the 1979 condominium with north, south and west apartment positions, ten cabanas and an approximately 11-acre South Ocean site.
Bellaria, the 2006 low-density condominium with 35 large residences divided between north and south phases on South Ocean Boulevard.
Dorchester, the 1979 north-and-south oceanfront condominium whose compact site and 100 residences create a distinct South End comparison.
Halcyon, the 1980 north-and-south condominium on an approximately 11.11-acre through-island South Ocean Boulevard site.
La Bonne Vie, the 1967 oceanfront condominium whose 112 residential identities anchor the early South Ocean apartment-building period.
The Palm Beach Biltmore, the landmark 1926 hotel converted to condominium ownership at 150 Bradley Place.
Palm Beach Hampton, the 1985 ocean-to-lake condominium with north and south residences on an unusually large South Ocean Boulevard site.
The Palm Beach Hotel Condominium, the 1925 historic hotel converted in 1981 into a mixed residential, commercial and storage condominium system.
Palm Beach Towers, the two-building lakefront condominium with residential, cabana and commercial interests at 44 Cocoanut Row.
Royal Saxon, the 1968 lake-side cooperative whose apartment interests, proprietary rights and public transfer evidence require a cooperative-specific analysis.
Sun & Surf, the two-association condominium complex at 100 and 130 Sunrise Avenue in Palm Beach.
The Atriums of Palm Beach, the 1984 twin-building condominium with 106 residential identities, twenty cabanas and an approximately 14-acre through-site plan.
The Cove, the 1975 lake-side condominium with east, north and south apartment positions at 2784 South Ocean Boulevard.
The Enclave, the 1985 ocean-to-lake condominium with 71 north and south residences on a low-density South Ocean Boulevard site.
The Patrician, the 1971 oceanfront condominium whose 213 residential identities form one of the largest conventional building markets in Palm Beach.
The Reef, the 1974 oceanfront condominium combining three apartment positions, seven street-address townhouses and separately assessed cabanas.
Two North Breakers Row, the 1986 oceanfront condominium with north and south apartment positions, separately assessed cabanas and an underlying-land question beside The Breakers.
Two Thousand at Sloans Curve, the 1981 oceanfront condominium with north and south apartment positions, separately assessed cabanas and a documented structural-restoration history.
Villas, Inc., the 28-interest Worth Avenue cooperative whose central location and corporate ownership require a cooperative-specific transaction record.
Winthrop House, the 1970 condominium at the ocean end of Worth Avenue in Palm Beach.
Palm Beach closing-cost calculators.
Palm Beach Buyer Closing Cost Calculator
Documentary stamp tax on mortgage, intangible tax, lender’s title insurance at the promulgated Florida rate, attorney and recording fees, and HOA estoppel for condominiums. Customizable by purchase price, down payment, and property type.
Palm Beach Seller Closing Cost Calculator
Documentary stamp tax on deed (0.70% in Palm Beach County), owner’s title insurance per local custom, broker commission, closing agent fees, and HOA transfer fees. Customizable by sale price and commission structure.
Palm Beach is usually evaluated alongside other HNW second-home or trans-state options.
Same FL framework but with two Miami-Dade differences — 0.60% deed doc stamp and buyer-paid title insurance.
The other East Coast HNW second-home market. NY tax framework — flat 1% mansion tax + Peconic Bay CPF.
The other no-state-income-tax HNW destination. Materially lighter closing costs than even FL.
What makes Florida closing costs different.
The documentary stamp tax is the big one
Florida charges a documentary stamp tax (“doc stamp”) on every recorded deed transfer — 0.70% of the sale price statewide, with Miami-Dade County alone at 0.60%. In Palm Beach County, a $5M sale pays $35,000 in deed doc stamps alone. The seller pays this at closing on the deed transfer.
On the buyer side, doc stamps also apply to the mortgage: 0.35% of the mortgage amount, plus a 0.20% one-time intangible tax. On a $3M purchase with 30% down (a $2.1M mortgage), that’s about $11,550 in combined mortgage tax — the largest non-title buyer line item.
Title insurance is promulgated, not negotiable
Florida sets title insurance rates by statute, not by carrier. The promulgated rate schedule:
- $5.75 per $1,000 on the first $100K
- $5.00 per $1,000 on $100K–$1M
- $2.50 per $1,000 on $1M–$5M
- $2.25 per $1,000 on $5M–$10M
- $2.00 per $1,000 above $10M
Who pays the owner’s policy varies by county custom: in Palm Beach the seller customarily pays; in Miami-Dade the buyer pays. Both calculators apply the right convention based on county.
What Florida doesn’t have
No state income tax. No mansion tax. No mortgage recording tax (technically — the “doc stamp on mortgage” serves the same function but at a much lower rate). No flip tax. The net effect: Florida closing costs run materially lower than New York for comparable price points, particularly for sellers.
Considering a Palm Beach transaction?
For trans-market clients with both Manhattan and Palm Beach exposure, the planning conversation usually starts with: how does the Florida closing math change the carrying-cost picture, and what does a referral to a Compass agent in Palm Beach look like? A 30-minute consultation gets you the framework.
The Roebling Team at Compass executes transactions directly in Manhattan. For Palm Beach buyers and sellers, we collaborate with Compass agents in Palm Beach via referral — clients work with the best on-the-ground representation while keeping the analytical framework consistent across markets. This calculator is an informational research tool, not solicitation of representation.
For trans-market clients (Manhattan + Palm Beach portfolios) or to discuss your specific transaction, schedule a consultation. Where appropriate, we’ll introduce you to a vetted Compass agent in the local market.