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        <title>South Florida Real Estate News</title>
        <link>https://www.pearlantonacci.com/blog/</link>
        <description>South Florida real estate news, homes for sale, real estate market updates, local and national housing trends, buyer and seller advice, home design trends, as well as mortgage news and updates, presented by The Pearl Antonacci Group and Compass.</description>
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    <guid>https://www.pearlantonacci.com/blog/mandarin-oriental-residences-west-palm-beach/</guid>
    <link>https://www.pearlantonacci.com/blog/mandarin-oriental-residences-west-palm-beach/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Mandarin Oriental Residences West Palm Beach</title>
    <description> <![CDATA[ 


 





Key Takeaways




Great Gulf is developing Mandarin Oriental Residences, West Palm Beach, a 31-story, 87-unit tower at 5400 North Flagler Drive on the Intracoastal Waterway, with pricing opening near $3.5 million and climbing past $20 million for the villas and full-floor penthouse.


The project is a standalone branded residence with no hotel attached, designed by Moshe Safdie of Safdie Architects with interiors by Studio Munge and landscape architecture by ENEA, and it marks Mandarin Oriental's first freestanding residential offering in South Florida.


The arrival of this level of brand and design capital confirms what buyers across Palm Beach County have already been telling us: West Palm Beach is no longer the affordable alternative to the island, it is a primary luxury destination in its own right.






There is a moment in every real estate cycle when a market stops apologizing for itself. For West Palm Beach, that moment has arrived. The announcement of Mandarin Oriental Residences, West Palm Beach, a 31-story branded condominium tower planned for 5400 North Flagler Drive, is not simply another pre-construction launch in a county that has seen many of them. It is a statement about where the ultra-luxury buyer now expects to live, and it deserves a closer read than the average press release.


Our team has spent decades helping clients navigate the luxury real estate market from Boca Raton to the Palm Beaches, and we watch branded residence announcements carefully because they tend to reset pricing expectations for everything around them. This one is worth understanding in detail, whether you are considering a reservation, holding an older waterfront condominium in the same corridor, or simply trying to understand where values are heading.


What Great Gulf Is Actually Building at 5400 North Flagler Drive


The plan calls for a 31-story tower rising roughly 360 feet along the Intracoastal Waterway, holding just 87 residences. That unit count is the number to focus on. In a corridor where competing towers are delivering well over a hundred units each, 87 residences across 31 floors produces genuinely low density, generous floor plates, and the kind of scarcity that supports long-term value.


Floor plans run from two to four bedrooms, measuring approximately 2,151 to 6,339 square feet. Above those, the developer has carved out two multi-level private villas and a single full-floor penthouse. Every residence is served by private elevator access and wrapped by a balcony oriented toward the water, which means no unit in the building is treated as an interior afterthought. Pricing begins in the neighborhood of $3.5 million and extends beyond $20 million at the top of the stack.


Great Gulf assembled the site by paying $28.5 million for the land in 2024. The parcel spans roughly two and a half to three acres and carries somewhere between 215 and 250 feet of direct Intracoastal frontage, an unusual amount of shoreline for a single residential project in this part of the city. The land previously held the Poinsettia Apartments, a 72-unit complex built in 1966 that has since been cleared. Sales are being handled by Cervera Real Estate from a lounge on Worth Avenue in Palm Beach, and groundbreaking is anticipated in 2027. Delivery estimates have ranged from 2029 to 2031 depending on the source, which is a normal spread for a tower still in the pre-construction phase.


The Design Team Is the Real Headline


Moshe Safdie does not attach his name to ordinary buildings. The founder of Safdie Architects is best known globally for Marina Bay Sands in Singapore and Habitat 67 in Montreal, two structures studied in architecture schools rather than merely admired from the sidewalk. Safdie Architects is working alongside West Palm Beach firm Spina O'Rourke + Partners on the tower, and the presence of that pedigree tells you how Great Gulf intends the finished product to be perceived. This is being positioned as a landmark, not as inventory.


The rendering makes the intent legible at a glance. Rather than a rectangular glass slab, the tower reads as a pair of gently curved, tapering volumes joined at a slim central spine, with continuous rounded balcony slabs stacked like ribbons up the full height of the building and a softly scalloped crown. The effect is sculptural from every approach, and it solves a practical problem at the same time: curved balcony edges give nearly every residence an angled sightline down the waterway rather than a flat, straight-ahead view. At the base, a low glass-and-stone podium opens onto a broad pool terrace, a sculptural spiral stair, cabanas, and a sand-edged pool deck framed by mature palms.


Interiors come from Studio Munge, the Toronto studio led by Alessandro Munge, whose hospitality work has shaped the look of a generation of luxury hotels and residences. The grounds are being designed by ENEA Landscape Architecture under Enzo Enea, a firm celebrated for building around mature trees and for creating landscapes that feel established on the day they open. Taken together, the design roster is closer to what you would expect from a flagship Miami or Manhattan project than from a North Flagler site.


The amenity program follows that same logic. Plans include a rooftop lounge with a pool, cabanas, and a spa, alongside a state-of-the-art fitness center. At ground level, a second pool with a bar and loungers opens onto a private beach-inspired setting along the Intracoastal Waterway. Residents will also have a pickleball court, garden lounge, sports lounge, private dining, guest suites for visiting family, a waterfront promenade, and marina access with private dockage. For anyone shopping waterfront properties in Palm Beach County, private dockage attached to a full-service branded building is a combination that rarely reaches the market.


Why &quot;Standalone Branded Residence&quot; Matters More Than It Sounds


This is the detail most coverage glosses over, and it is the one that changes the ownership experience most. Mandarin Oriental Residences, West Palm Beach is the brand's first standalone residential project in South Florida, meaning there is no hotel operating inside the building. Owners receive the full apparatus of Mandarin Oriental service, including concierge, housekeeping, in-residence dining, and spa access delivered by an on-site team, without ever sharing an elevator lobby with arriving guests, luggage carts, or event traffic.


Buyers who have owned in mixed hotel-condominium buildings understand the tradeoff immediately. Hotel components subsidize amenities and add convenience, but they also introduce transient density, unpredictable common-area wear, and operating budgets shaped partly by the hotel's needs. A standalone branded residence keeps the service and removes the traffic. For a primary-residence buyer at this price point, that is often the deciding factor.


It also positions the building differently from its closest competitors. Mr. C Residences at 320 Lakeview, developed by the Cipriani family, pairs 110 hotel rooms with 146 condominiums in a 27-story tower priced from roughly $2 million to $8 million. The Ritz-Carlton Residences at 1717 North Flagler, from Related Group, is a 26-story, 137-unit project that has reported strong pre-sales, with prices in the $2.5 million to $8 million range and a penthouse that went under contract at $16.95 million in June 2026, setting a record for the corridor. Mandarin Oriental enters above Mr. C, overlaps the top of Ritz-Carlton, and differentiates on exclusivity, architecture, and the absence of a hotel.






Project

Developer

Structure

Units

Approximate Pricing






Mandarin Oriental Residences


Great Gulf


31 stories, residential only


87


$3.5M to $20M+




Ritz-Carlton Residences


Related Group


26 stories, residential only


137


$2.5M to $8M+




Mr. C Residences


Cipriani


27 stories, hotel and condominium


146 condos, 110 hotel rooms


$2M to $8M






A Crowded Corridor and a Developer With History Here


North Flagler Drive has become one of the most actively developed waterfront corridors in South Florida. Alba Palm Beach delivered 55 units in 2026. Olara and Shorecrest are under construction. Related Group has secured approval for Rosewood Residences. Buyout deals continue to convert aging mid-century buildings into development sites. The volume of new construction is significant enough that absorption, not demand, is the honest question facing every project in the corridor.


Great Gulf has been here before, and its record is worth weighing on both sides. The Toronto-based developer, founded in 1975 and part of a group that also includes Ashton Woods Homes and First Gulf, delivered La Clara as its first West Palm Beach project. La Clara sold out for $209 million in 2023, a result strong enough to help Great Gulf secure the Mandarin Oriental affiliation for its follow-up. Post-completion, La Clara also drew a lawsuit alleging construction defects, which Great Gulf has denied. Disputes of this kind are common in condominium development and are not disqualifying, but buyers evaluating a pre-construction reservation should ask direct questions about warranty terms, construction oversight, and reserve funding regardless of the brand on the door.


What This Means for Buyers and Owners Across Palm Beach County


For years the shorthand was simple: Palm Beach was the destination and West Palm was the practical side of the bridge. That framing is now obsolete. Corporate relocations have brought sustained office demand, Brightline has made travel between South Florida's urban cores routine, and Vanderbilt University's planned West Palm Beach campus adds an institutional anchor that most competing markets cannot claim. Projects like this one follow that kind of change rather than causing it.


The more meaningful shift is behavioral. Palm Beach County increasingly functions as a year-round market rather than a seasonal one. Buyers who live here full-time create a steadier demand base, support restaurants and services through the summer, and hold property differently than seasonal owners do. That is the underlying thesis behind an 87-unit branded tower asking $3.5 million to start, and it is the same thesis supporting values in West Palm Beach, Delray Beach, and Boca Raton.


There are practical implications worth naming. Owners of existing waterfront condominiums along North Flagler are likely to see their pricing anchored upward by branded comparables, though older buildings facing significant assessments may find the gap widening rather than closing. Buyers weighing a pre-construction reservation against a resale purchase should model the full carrying cost of branded service, which runs meaningfully higher than a conventional condominium budget. And buyers who want the waterfront lifestyle without a 2029-or-later delivery date should be looking hard at established gated communities and golf and country club properties, where inventory is available now and negotiation is possible today.


Find Your Own South Florida Dream Home


Branded residences generate headlines, but the right decision depends entirely on your timeline, your tax and residency picture, and how you actually intend to use the property. Whether you are considering a pre-construction reservation on the Intracoastal, comparing it against a resale on the water, or relocating to Palm Beach County for the first time, you deserve advice from a team that has priced, negotiated, and closed in this market through multiple cycles.


The Pearl Antonacci Group at Compass brings more than 70 years of combined experience, over 850 successful transactions, and approximately $1 billion in sales volume to every client relationship. Start with our guide to buying a home in South Florida, review our relocation guide if you are moving from out of state, or find out what your current property is worth with a complimentary home valuation. When you are ready to talk specifics, contact us and we will give you a straight assessment of where your money goes furthest right now.


FAQs About Mandarin Oriental Residences, West Palm Beach




 What is a branded residence?



A branded residence is a condominium building that carries the name, design standards, and service culture of a luxury hotel or lifestyle brand. Owners receive brand-level services such as concierge, housekeeping, in-residence dining, and spa access. Mandarin Oriental Residences, West Palm Beach is a standalone branded residence, which means those services are delivered without a hotel operating inside the building.






 Where is Mandarin Oriental Residences, West Palm Beach located?



The tower is planned for 5400 North Flagler Drive in West Palm Beach, directly on the Intracoastal Waterway. The site spans roughly two and a half to three acres with approximately 215 to 250 feet of waterfront frontage, and it sits within easy reach of the Norton Museum of Art, The Royal Poinciana Plaza, Worth Avenue, and CityPlace.






 How much do residences at Mandarin Oriental Residences, West Palm Beach cost?



Pricing starts at approximately $3.5 million and extends beyond $20 million for the two multi-level villas and the full-floor penthouse. Residences range from two to four bedrooms, measuring roughly 2,151 to 6,339 square feet, and each one includes private elevator access and a wraparound balcony overlooking the Intracoastal Waterway.






 Who designed Mandarin Oriental Residences, West Palm Beach?



Moshe Safdie of Safdie Architects is the design architect, working alongside West Palm Beach firm Spina O'Rourke + Partners. Studio Munge is designing the interiors and ENEA Landscape Architecture is handling the landscape. Safdie's portfolio includes Marina Bay Sands in Singapore and Habitat 67 in Montreal.






 When will Mandarin Oriental Residences, West Palm Beach be completed?



Groundbreaking is anticipated in 2027, with completion estimates ranging from 2029 to 2031 depending on the source. Sales launched in early 2026 and are being managed by Cervera Real Estate from a sales lounge on Worth Avenue in Palm Beach.






 What amenities will Mandarin Oriental Residences, West Palm Beach offer?



Planned amenities include a rooftop lounge with pool, cabanas, and spa, a state-of-the-art fitness center, a ground-level pool with bar and loungers, a private beach-inspired setting on the Intracoastal Waterway, a pickleball court, garden and sports lounges, private dining, guest suites, a waterfront promenade, and marina access with private dockage. An on-site Mandarin Oriental team will provide concierge, housekeeping, in-residence dining, and spa services.






 ]]> </description>
    <pubDate>Mon, 24 Aug 2026 07:58:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.pearlantonacci.com/blog/buying-waterfront-property-south-florida-2026/</guid>
    <link>https://www.pearlantonacci.com/blog/buying-waterfront-property-south-florida-2026/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Buying Waterfront Property in South Florida: What to Know in 2026</title>
    <description> <![CDATA[ 


Key Takeaways




Waterfront is not one market: Oceanfront, Intracoastal, deep-water canal, fixed-bridge canal, and lakefront properties carry very different values, insurance costs, and buyer pools.


Access must be verified, not assumed: Bridge clearance, water depth at mean low tide, shoaling, and the route to the inlet determine whether a boat can actually use the property.


The shoreline is part of the purchase: The seawall, dock, lift, flood zone, insurance, and permits deserve their own due diligence before removing contingencies.






Waterfront homes in South Florida offer something few other properties can match: a daily connection to the water, direct access to boating, and a limited supply of homes in highly desirable locations. They also require more careful due diligence than a traditional inland property. The view may be beautiful, but the real value often depends on what lies beneath the waterline, beyond the seawall, and along the route to the ocean.


For buyers considering waterfront property in South Florida, the most important question is not simply whether a home sits on the water. It is whether the property delivers the type of access, protection, privacy, and carrying cost that fits the way you intend to live.


What Counts as Waterfront in South Florida?


The word “waterfront” describes several distinct property categories. Before comparing prices, make sure you are comparing properties with similar access and obligations.


Oceanfront homes sit directly on the Atlantic and provide the strongest coastal views, but they also face the greatest exposure to wind, waves, salt, erosion, and flood risk. Intracoastal homes offer wide water views and, in many locations, excellent boating access. Deep-water canal homes without fixed bridges are especially appealing to boat owners because they can accommodate a wider range of vessels and provide a more direct route to an inlet.


A canal home behind a fixed bridge may offer a similar backyard view at a lower price, but the bridge creates a permanent limit on boat height. Freshwater lakefront properties can provide scenery, privacy, and a dock without saltwater exposure or ocean access. They should not, however, be priced as though they provide a navigable route to the Atlantic.


Buyers can explore the region’s available waterfront properties while keeping these categories separate. The distinction affects resale demand, insurance, maintenance, and the type of buyer who will ultimately compete for the home.





How to Verify Real Boat Access Before Making an Offer


“Ocean access” is a marketing phrase until a buyer verifies the route. If boating is part of your purchase decision, evaluate the entire trip from the dock to open water, not just the canal behind the home.


Start with air draft, the height of the boat above the waterline. A fixed bridge with insufficient clearance can eliminate a boat you already own or hope to purchase. Drawbridges may open, but their schedules, traffic, and maintenance affect how convenient the route is. Next, evaluate draft, or the depth required below the waterline. The relevant measurement is the available depth at mean low tide, not a favorable high-tide reading from an old survey.


Finally, consider shoaling. Sand and sediment shift, especially after storms and strong tidal events. A chart or listing cannot replace current local knowledge. Before the inspection period ends, ask a qualified captain or marine professional to run the route with a comparable boat and identify the bridges, turns, channels, and shallow areas that matter.





The Inspection Should Include the Shoreline


A standard home inspection is essential, but it does not fully evaluate a waterfront property. The purchase may include a seawall, dock, pilings, lift, shoreline, pumps, and electrical systems exposed to a harsh marine environment.


A separate marine inspection should look for cracks, outward bowing, rust staining, corrosion, settlement, erosion, and soft areas behind the seawall. These conditions can indicate that soil is migrating through joints or that the wall’s structural components are deteriorating. A seawall that appears acceptable from the backyard may still require significant work below the waterline.


The dock and lift deserve the same attention. Pilings should be inspected below the waterline, the lift’s capacity should be compared with the buyer’s intended vessel, and dock electrical components should be reviewed for safety and code compliance. This is one reason a home valuation should account for more than interior square footage.





Budget for the Total Cost of Ownership


Waterfront pricing does not end at the contract price. Buyers should request written estimates for any seawall, dock, lift, shoreline, drainage, or storm-protection work identified during due diligence. Planning ranges vary widely based on material, equipment access, erosion, engineering requirements, permitting, and the length of shoreline.


Insurance is another major part of the budget. A buyer may need to evaluate homeowners, windstorm, flood, and excess coverage separately. The premium can depend on the flood zone, elevation, construction, roof, storm-resistant features, claims history, deductible, and the availability of private coverage. A sound home buying plan treats these documents as part of the property’s financial picture rather than as administrative details.


Flood Zones, Setbacks, and Permits Can Change the Plan


Waterfront ownership is shaped by public regulations as well as private property lines. FEMA flood maps affect insurance and lender requirements, while local building rules may limit additions, seawalls, docks, lifts, pools, and other improvements near the water.


Before assuming that a dock or lift can be replaced, confirm the permit history with the municipality and the applicable state or environmental agencies. A prior owner’s unpermitted work can become a future owner’s problem. Beachfront buyers should also understand the distinction between private property and the state-owned area seaward of the mean high water line.


For buyers comparing communities, the Boca Raton, Delray Beach, West Palm Beach, and Highland Beach markets each offer different combinations of canals, Intracoastal frontage, oceanfront homes, marinas, bridges, and municipal requirements.





Which Waterfront Property Fits Your Lifestyle?


The right home depends on how you use the water. A serious boater may prioritize no fixed bridges, dependable depth, a manageable inlet, and a lift sized for a specific vessel. A buyer who wants occasional day trips may accept a lower bridge or a shorter navigable route in exchange for a lower purchase price.


If the primary goal is a view, privacy, and outdoor living rather than boating, lakefront or restricted-access properties may offer better value. Seasonal residents should prioritize impact protection, remote monitoring, functioning pumps, and a trusted local contact who can inspect the property after a storm. Those comparing high-end homes can also review the region’s luxury homes and gated communities.





Proven Waterfront Results in South Florida


Brian Pearl and Vini Antonacci have sold more waterfront properties throughout the area than an estimated 90 of competing agents, giving buyers experience that goes well beyond reading listing remarks. Representative waterfront sales and buyer-side acquisitions include 2841 NE 23rd Court in Hillsboro Harbor, 500 SE 5th Avenue in Boca Raton, 673 Osprey Point Circle in Boca Raton, 1416 Cypress Way in Camino Gardens, and 7320 NE Bay Cove Court in Boca Raton, and many more. The portfolio also spans Lighthouse Point, Fort Lauderdale, Ocean Ridge, Gulf Stream, and Hillsboro Beach, where bridge clearance, dock configuration, seawall condition, and navigable water materially affect value.


Find Your Own South Florida Waterfront Home


The Pearl Antonacci Group at Compass helps buyers evaluate South Florida homes through both a lifestyle and a long-term ownership lens. Our team brings more than 70 years of combined experience, over 850 transactions, and approximately $1 billion in sales volume to the process.


Whether you are searching for a canal home in Boynton Beach, an Intracoastal property in West Palm Beach, or a coastal home in Fort Lauderdale, we can help you compare access, condition, location, and value. Review our relocation guide, request a home valuation, or contact us to discuss your search.


FAQs About Buying Waterfront Property in South Florida




 What does “no fixed bridges” mean, and why does it raise the price?



It means no permanent bridge limits your boat’s height between the dock and open water. Drawbridges open on a schedule or on request, while fixed bridges never do. Because larger vessels physically cannot pass a low fixed span, no-fixed-bridge homes appeal to a much larger buyer pool and typically command a premium over otherwise comparable properties.






 How do I verify boat access at a waterfront home?



Check air draft, depth at mean low tide, charted soundings, shoaling history, bridge clearances, and bridge opening schedules along the full route to your intended inlet. The most reliable step is running the route with a captain in a boat comparable to the one you plan to own before your inspection period expires.






 Does a standard home inspection cover the seawall and dock?



Usually not in sufficient detail. Arrange a separate marine inspection of the seawall, dock, pilings, lift, shoreline, pumps, and marine electrical systems, performed by a qualified marine contractor, engineer, or marine surveyor. This inspection frequently identifies the largest single cost in a waterfront transaction.






 Is flood insurance required on Florida waterfront property?



Lenders generally require flood insurance for financed purchases in high-risk zones, and it is often prudent even when optional. Federal coverage limits may be insufficient for higher-value homes, so private or excess coverage deserves early attention. Confirm the flood zone by address and obtain quotes as soon as you are under contract.






 Can I build a larger dock or add a boat lift after closing?



Not necessarily. Municipal codes, county rules, state submerged-land requirements, environmental permitting, HOA restrictions, and shoreline setbacks may all apply. Verify the existing permit history and the feasibility of your intended improvements before purchasing rather than assuming an existing structure can be expanded or replaced.






 What is the most important waterfront due-diligence step?



There is no single step for every buyer, but the strongest process combines an on-water route review, a marine inspection of the seawall and dock, early insurance quotes, a current survey, and permit verification. Together these confirm whether the property truly delivers the access and ownership costs the listing implies.









 ]]> </description>
    <pubDate>Sat, 22 Aug 2026 12:12:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.pearlantonacci.com/blog/florida-buyer-broker-agreement-before-home-tour/</guid>
    <link>https://www.pearlantonacci.com/blog/florida-buyer-broker-agreement-before-home-tour/</link>
        <author>info@pearlantonacci.com (The Pearl Antonacci Group)</author>
        <title>Do You Need a Buyer Agreement to Tour a Home in Florida?</title>
    <description> <![CDATA[ 

Do You Have to Sign a Buyer Agreement Before a Realtor Shows You a Home in Florida?



In most private-showing situations, yes. If an MLS participant is working with you as a buyer, a written buyer agreement generally must be in place before an in-person or live virtual residential tour. The agreement does not have to be exclusive, statewide, or long-term. Its scope, services, duration, and compensation are negotiable.


The August 2024 change was an MLS practice requirement arising from the National Association of Realtors settlement—not a new Florida law requiring everyone who enters a home to sign the same contract. Florida law separately regulates brokerage relationships and disclosures. Understanding both layers prevents confusion.



Key Takeaways




Most buyers working with an MLS-participating real estate professional will sign a written agreement before a private, in-person or live virtual home tour.


The agreement is negotiable. Buyers can discuss its geographic scope, property type, length, services, exclusivity, compensation, and termination terms.


An unrepresented buyer visiting an open house alone generally does not need a buyer agreement with the agent hosting for the seller.


Signing an agreement does not automatically mean the buyer must pay the entire brokerage fee out of pocket; seller or listing-broker compensation may still be negotiated.


What you owe and whether you must use a particular brokerage depend on the contract you actually sign—not simply on who opened the door.





Why Are Florida Buyers Asked to Sign Before a Home Tour?


Beginning August 17, 2024, MLS participants working with a buyer became subject to a written-agreement requirement before a home tour. It includes physical tours and live virtual tours in which the professional enters at the buyer's direction.


The agreement should identify the brokerage's services and compensation. Under MLS policy, compensation must be objectively ascertainable rather than open-ended; fees are not set by law and are fully negotiable. A buyer's broker may not receive more from all sources than the amount or rate agreed to with the buyer.


Our South Florida home-buying process therefore begins with a strategy conversation, not a hurried signature in a driveway. The professional should explain the agreement in plain English before the first tour.


Is a Written Buyer Agreement Required by Florida Law?


Not in the blanket way the question is often phrased. Florida Realtors states that the 2024 practice changes were NAR member and MLS rule changes, not new laws. The rule generally applies when an MLS participant is working with a buyer who is about to tour a one-to-four-unit residential property.


Florida law still matters. Section 475.278 governs brokerage relationships and certain disclosures, including before a showing in applicable circumstances. Those disclosures are related to—but not identical to—the negotiated buyer agreement required by MLS policy.




The clean answer: Many Florida buyers must sign a written agreement because the professional and brokerage they choose participate in an MLS subject to the rule. Calling that requirement simply “Florida law” is inaccurate.




Buyers who want to prepare before touring can review our South Florida buyer's guide and additional home-buyer resources.


When Can You Tour Without Signing a Buyer Agreement?


Attending an Open House on Your Own


If you attend without your own real estate professional, you generally do not need a buyer agreement with the host, who is typically there for the listing brokerage or seller. If your buyer's agent accompanies you or arranges the visit, the requirement can still apply.


Receiving Access From the Listing Side as an Unrepresented Buyer


A listing agent providing access to an unrepresented buyer while acting only for the seller is not considered to be working with that buyer under the MLS rule. No buyer agreement is generally required for access alone—but the buyer should not assume the listing agent provides buyer representation.


Visiting a Builder's Model Without Your Own Agent


A builder's onsite representative generally works for the builder. If you want independent guidance, contact your buyer's agent before the first model-home visit; builder registration procedures can affect whether your agent may participate later. Our South Florida new-construction guidance explains why early representation matters.


Three Agreements Florida Buyers May Encounter


Property Pre-Touring Agreement


This limited form can put terms in writing before a tour without necessarily creating a broad, long-term relationship. Its exact effect depends on the completed terms.


Showing Agreement


A showing agreement commonly covers identified properties. Florida Realtors describes its form as nonexclusive, with compensation potentially due if the buyer contracts for a designated property during the term. Confirm every address and date.


Exclusive Buyer Brokerage Agreement


An exclusive agreement may cover a defined area, price range, property type, and time period. It supports continuing search, analysis, negotiation, and transaction management—but may create obligations even when the buyer finds a property independently, so review the scope carefully.


That local scope is especially important when searching across Boca Raton homes for sale, Delray Beach real estate, and Highland Beach properties. A well-drafted agreement should match the actual search—not casually stretch from Palm Beach County to every market in Florida.


If a Realtor Shows You a House, Do You Owe Them?


Opening the door does not answer the question. Review whether the property is covered, whether the agreement is exclusive, whether it was active, what compensation applies, and whether a protection period survives termination or expiration.


The agreement should explain credits for compensation from a seller or listing broker. A buyer may request a seller contribution in the offer, and a seller or listing broker may pay some or all outside the MLS. Nothing is automatic; the buyer remains responsible for any agreed obligation not covered by other negotiated sources.


A capable buyer's representative should explain the complete financial picture, especially for luxury homes, waterfront properties, club communities, and condominiums with assessments, membership costs, or complex insurance issues. Compare options through our South Florida community guide, luxury real estate search, and local market reports.


What Should You Review Before Signing?


The agreement is a contract, not an admission ticket. Ask the professional to explain it, then review it at a comfortable pace.




Services: What will the brokerage do before, during, and after showings?


Scope: Which cities, counties, property types, price ranges, or specific addresses are covered?


Exclusivity: Can you work with another brokerage, and under what circumstances?


Duration: When does the agreement begin and end? Is there an extension or protection period?


Compensation: What amount or rate could be due, and how will seller or listing-broker payments be credited?


Termination: How may either party end the relationship, and what obligations survive?


Conflicts: How will the brokerage handle limited representation or other potential conflicts?




Negotiate terms before signing. A Florida real estate attorney—not another brokerage—should interpret any unclear legal effect.


What If You Already Signed and Want to Change Agents?


Review the named brokerage, scope, expiration, termination language, compensation, and protection period. Then ask the brokerage that is party to the agreement for a written release if the relationship is not working.


Stopping communication does not necessarily cancel a contract. A new professional should not interpret another brokerage's agreement or interfere with an exclusive relationship. If the issue remains unresolved, consult a Florida real estate attorney.


Choose the Relationship Before You Choose the Showing


Interview the professional, understand the services and compensation, agree on fair terms, and then tour. The written agreement should be a transparent roadmap—not a surprise at the front door.


The Pearl Antonacci Group at Compass brings more than 70 years of combined experience, 850-plus transactions, and nearly $1 billion in sales volume to South Florida buyers. We help clients evaluate properties, communities, contracts, and negotiating strategy throughout Boca Raton, Delray Beach, Highland Beach, and the surrounding Palm Beach and Broward County markets.


Planning a South Florida home search? Contact The Pearl Antonacci Group for a private buyer consultation before your first tour. We will explain the process, the representation options, and the agreement so you can move forward with clarity.



Frequently Asked Questions

 Do I have to sign a buyer agreement before a Realtor shows me a home in Florida?



In most cases, yes. An MLS participant working with a buyer generally must have a written buyer agreement in place before an in-person or live virtual tour of a one-to-four-unit residential property. The agreement can be limited in scope and duration and does not automatically have to be exclusive.



  Is a buyer representation agreement required by Florida law?



The August 2024 pre-tour agreement requirement came from NAR settlement-related MLS policy changes, not a new blanket Florida law. Florida law separately governs brokerage relationships and certain disclosures, so both the applicable MLS rules and Florida statutes may affect the transaction.



  Do I need a buyer agreement to attend an open house in Florida?



Not if you attend on your own as an unrepresented buyer and the host is acting for the seller. If your buyer's agent accompanies you, arranges the visit, or is otherwise working with you as a buyer, a written agreement generally must be in place before the tour.



  Does signing a buyer agreement mean I am locked in for months?



No. The duration, geographic area, covered properties, services, exclusivity, compensation, and termination terms are negotiable. A buyer may sign a limited pre-touring or property-specific agreement, or a broader exclusive agreement, depending on what the buyer and brokerage accept.



  Who pays the buyer's real estate agent in Florida?



The buyer is responsible for the compensation obligation stated in the buyer agreement, but that does not necessarily mean the entire amount will be paid out of pocket. A seller or listing broker may agree to contribute toward buyer-broker compensation, and those amounts can be negotiated as part of the transaction. Broker compensation is not set by law.



  Can I cancel a Florida buyer broker agreement or switch agents?



Possibly, but the answer depends on the agreement. Review the termination procedure, expiration date, compensation provisions, and any protection period, then ask the broker for a written release. If the legal effect remains unclear or there is a dispute, consult a Florida real estate attorney.





Authoritative Guidance




National Association of Realtors: Consumer Guide to Written Buyer Agreements


Florida Realtors: Buyer Broker Agreement FAQs


Florida Statutes, Section 475.278: Brokerage Relationships




Important: This article provides general information and is not legal advice. Brokerage practices, contract forms, and the facts of each transaction can differ. Review any agreement carefully and consult a Florida real estate attorney for legal advice about your rights or obligations.




 


 



 ]]> </description>
    <pubDate>Fri, 14 Aug 2026 12:29:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.pearlantonacci.com/blog/agave-boca-townhomes-coming-to-boca-raton-in-2027-by-gl-homes/</guid>
    <link>https://www.pearlantonacci.com/blog/agave-boca-townhomes-coming-to-boca-raton-in-2027-by-gl-homes/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Agave Boca Townhomes Coming to Boca Raton in 2027 by GL Homes</title>
    <description> <![CDATA[ 





 



GL Homes Announces Agave Boca: 300+ Ultra-Luxury Townhomes Coming to Boca Raton in 2027




Key Takeaways




GL Homes has announced Agave Boca, its first-ever ultra-luxury townhome community, featuring 300+ two- and three-story residences in West Boca Raton priced from $1.3 million.


The community will rise on a 70-acre parcel along Lyons Road between Glades Road and Yamato Road, with construction expected to begin fall 2026 and sales anticipated in 2027.


GL Homes communities historically sell fast — joining a VIP interest list early is the best way to secure priority access to floor plans, pricing, and homesite releases.






Big news for Boca Raton real estate: GL Homes, the powerhouse builder behind the Lotus and Valencia communities, has officially announced Agave Boca, a brand-new community of more than 300 ultra-luxury two- and three-story townhomes coming to West Boca Raton, with prices starting at $1.3 million and sales anticipated to begin in 2027. It marks a major strategic shift for one of Florida's most successful homebuilders—and a rare opportunity for buyers who have been waiting for new construction townhomes in one of South Florida's most supply-constrained markets.


Here's everything we know so far about Agave Boca, why this announcement matters, and how to get positioned before the first release.


Why This Announcement Is a Big Deal


For 50 years, GL Homes has built its reputation on single-family communities—first with the Valencia brand that redefined 55+ living in Palm Beach County, and more recently with the luxury Lotus series in Boca Raton, where homes routinely sell from $1.7 million to well over $3 million. Agave Boca is different: it is the builder's first-ever ultra-luxury townhome community, described by GL Homes as &quot;unlike anything&quot; it has offered before.


That pivot tells you something about where the Boca Raton market is heading. Demand for luxury living in Boca has never been stronger, but buildable land is nearly gone and single-family prices have pushed past the reach of many buyers who still want new construction, modern design, and resort amenities. A townhome community priced from $1.3 million—several hundred thousand dollars below the entry point at neighboring Lotus Edge—fills a gap that has existed in this market for years.


Key Facts at a Glance




Community: Agave Boca by GL Homes


Product: 300+ ultra-luxury two- and three-story townhomes


Pricing: From $1.3 million


Location: East side of Lyons Road between Glades Road and Yamato Road, West Boca Raton


Timeline: Construction expected to begin fall 2026; sales anticipated in 2027


Lifestyle: Turnkey, low-maintenance living with curated amenities




The Story Behind the Land


Agave Boca will rise on one of the most talked-about parcels in Palm Beach County. In 2021, GL Homes paid $215 million for the 330-acre Johns Farm tract straddling Lyons Road—the last undeveloped land along Lyons between Glades Road and Yamato Road. Palm Beach County commissioners approved the master plan in early 2024, clearing the way for 660 single-family homes on the west side of Lyons Road (now the fast-selling Lotus Edge community) and a 322-townhome neighborhood on the roughly 70-acre east parcel, directly across from Olympic Heights Community High School.


That east parcel is Agave Boca. Construction is expected to get underway in fall 2026, with sales launching in 2027 and buildout continuing in phases. Notably, Agave Boca will be its own standalone community—it is not connected to Lotus Edge—which means its own identity, its own amenities, and its own gated entrance experience.


What Will the Townhomes Be Like?


GL Homes is keeping floor plans and renderings under wraps for now, but the early preview imagery points to a sharply contemporary architectural direction: flat rooflines with parapet details, warm stucco facades with natural stone accents, vertical wood slat elements, and expansive black-framed glass—all set against landscaping anchored by sculptural agave plants that inspired the community's name.


What GL Homes has confirmed is the lifestyle positioning: turnkey, low-maintenance living with &quot;thoughtfully curated amenities&quot; and an elevated experience aimed at buyers seeking either a full-time residence or a sophisticated South Florida retreat. If the builder's track record is any indication—think of the resort-style clubhouses, pools, and sports facilities at Lotus and Valencia communities—Agave Boca's amenity package should be well worth the wait.


A Location That Checks Every Box


West Boca's Lyons Road corridor has quietly become one of the most desirable stretches in the city. Agave Boca residents will be minutes from Uptown Boca's restaurants and shops, a short drive from Town Center at Boca Raton and Mizner Park, and within easy reach of Florida's Turnpike via Glades Road. The community is zoned for a well-regarded public school lineup—Sunset Park Elementary, Eagles Landing Middle, and Olympic Heights Community High directly across the street—which should make it especially appealing to families. And Boca Raton's beaches, golf courses, and downtown dining scene are all within a 20- to 25-minute drive.


What This Means for the Boca Raton Market


Agave Boca's announcement is likely to ripple through the West Boca market in two ways. First, it validates the townhome segment at a price point Boca Raton has rarely seen for attached new construction, which should lift values for quality resale townhomes throughout the area. Second, it gives move-up and downsizing buyers a compelling reason to sell existing homes nearby—and communities within a few miles of Lyons Road tend to see increased buyer traffic when GL Homes opens a new sales office.


If you own a home in West Boca and have been contemplating a move, the run-up to Agave Boca's 2027 launch is a smart window to understand your home's value and plan your timing.


How to Get Positioned Before Sales Begin


GL Homes communities in Boca Raton have a history of selling fast—Lotus Edge sold roughly 550 of its 649 homes in its first two years. When Agave Boca launches, the earliest buyers will get the best selection of floor plans, homesites, and pre-release pricing. Getting positioned early matters, and working with an experienced buyer's agent costs you nothing: the builder's sales team represents the builder, while The Pearl Antonacci Group represents you—at no cost to you.


We are tracking every Agave Boca development and maintaining a VIP interest list for our clients. For complete community details, visit our Agave Townhomes Boca Raton community page, and explore other new construction opportunities across South Florida, including Briskel Pointe in East Boca. Buyers considering a move from out of state can learn more on our relocation page, and those weighing luxury or gated community options throughout Boca Raton can browse current listings anytime.


Find Your Own South Florida Dream Home


Whether you plan to be first in line at Agave Boca or you are exploring waterfront homes, country club communities, or established neighborhoods in Delray Beach, The Pearl Antonacci Group at Compass brings more than 70 years of combined experience, 850+ transactions, and nearly $1 billion in sales volume to your side of the table. Thinking of selling before you buy? Start with a free home valuation to see what your property is worth in today's market. Ready to talk strategy? Contact us today, or learn more about buying a home with our team—and be among the first to know when Agave Boca opens its doors.


Agave Boca FAQs




 What is Agave Boca?



Agave Boca is a newly announced community by GL Homes featuring more than 300 ultra-luxury two- and three-story townhomes in West Boca Raton, priced from $1.3 million. It is GL Homes' first-ever ultra-luxury townhome community.






 When will Agave Boca townhomes go on sale?



Construction is expected to begin in fall 2026, with sales anticipated to launch in 2027. Buyers who join an interest list early will receive floor plans, pricing, and release dates first.






 Where will Agave Boca be built?



Agave Boca will be built on a roughly 70-acre parcel on the east side of Lyons Road between Glades Road and Yamato Road in West Boca Raton, directly across from Olympic Heights Community High School. The land is part of the former Johns Farm tract that GL Homes purchased in 2021.






 Is Agave Boca part of Lotus Edge?



No. While Agave Boca sits across Lyons Road from GL Homes' Lotus Edge community and shares the same master plan approval, it will be a standalone community with its own identity, amenities, and entrance.






 How much will Agave Boca townhomes cost?



GL Homes has announced starting prices from $1.3 million. That entry point is several hundred thousand dollars below neighboring Lotus Edge, where single-family homes start around $1.7 million. Full pricing and floor plans will be released closer to the 2027 sales launch.






 How can I buy at Agave Boca before it sells out?



GL Homes communities in Boca Raton historically sell quickly — Lotus Edge sold roughly 550 of 649 homes in about two years. The Pearl Antonacci Group at Compass maintains a VIP interest list and provides complimentary buyer representation, so you can be first in line when floor plans and pricing are released.








 
 ]]> </description>
    <pubDate>Thu, 30 Jul 2026 12:56:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.pearlantonacci.com/blog/nearly-1000-new-homes-coming-to-west-boca-raton-gl-homes-lotus-edge/</guid>
    <link>https://www.pearlantonacci.com/blog/nearly-1000-new-homes-coming-to-west-boca-raton-gl-homes-lotus-edge/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Nearly 1,000 New Homes Coming to West Boca Raton | GL Homes Lotus Edge</title>
    <description> <![CDATA[ 


Key Takeaways




Massive West Boca Expansion: GL Homes is bringing nearly 1,000 new luxury residences to the Lyons Road corridor in West Boca Raton across two distinct communities.


Lotus Edge &amp; A New Luxury Community: The highly anticipated Lotus Edge is already over 80 sold out with homes starting at $1.7 million, while a brand-new, unnamed 322-home luxury development across the street is set to break ground in Fall 2026.


Unmatched Contemporary Lifestyle: These developments highlight the surging demand for modern architecture, large backyards, and resort-style amenities in the western suburbs of Palm Beach County.






The western suburbs of Palm Beach County are experiencing a massive luxury housing boom, and leading the charge is one of South Florida's most prominent developers. GL Homes is significantly expanding its footprint along the Lyons Road corridor in West Boca Raton, bringing nearly 1,000 high-end contemporary residences to the area. Located on either side of Lyons Road, immediately adjacent to Olympic Heights Community High School, these two distinct neighborhoods will cater to buyers seeking modern architecture, spacious floor plans, and a vibrant, resort-style lifestyle.


This expansion comes at a time when the demand for western suburban luxury has reached an all-time high. Homebuyers are increasingly prioritizing larger backyards, modern home designs, and comprehensive community amenities over older, eastern coastal properties. With home prices in these new developments starting at $1.7 million and climbing to over $3 million, West Boca Raton is firmly establishing itself as a premier destination for luxury single-family homes.



The Success of Lotus Edge: 100 Contemporary Living


Positioned on the west side of Lyons Road, Lotus Edge represents the cutting edge of modern home design in Boca Raton. Since construction began in 2024, the community has seen unprecedented demand. Of the 649 planned homes, over 550 have already been sold. This rapid sales pace underscores the immense popularity of GL Homes' signature &quot;Lotus&quot; brand, which focuses on 100 contemporary elevations rather than traditional Mediterranean designs.


Unlike builders that focus on spec or inventory homes, GL Homes sells individual home sites and constructs the property based on the buyer's selected floor plan and custom design choices. This tailored approach ensures that every residence is uniquely suited to its owner, though it means the community will continue to see construction until all sites are fully completed.






Collection

Price Range

Average Square Footage

Key Features






Fiji Collection


From $1.6M+


2,500 – 4,200 sq. ft.


Open-concept layouts, gourmet kitchens, flexible lofts and dens




Bali Collection


From $2.1M+


4,200 – 5,000+ sq. ft.


Ultra-luxury finishes, Sub-Zero &amp; Wolf appliances, expansive outdoor living







Boca's Best Clubhouse Now Open at Lotus Edge


At the heart of Lotus Edge is its newly opened, spectacular 39,000-square-foot clubhouse. Designed to rival five-star tropical resorts, this facility provides residents with an unmatched array of fitness, dining, and social amenities right outside their front door.


The lifestyle at Lotus Edge is centered around wellness, recreation, and family entertainment. Key amenities within the clubhouse and surrounding grounds include:




Resort-Style Pools &amp; Wellness: A massive resort pool, a dedicated lap pool, a refreshing cold plunge pool, a yoga garden, and a tranquil wellness retreat.


Dining &amp; Social Spaces: The exclusive Ambrosia restaurant &amp; bar, the chic Lotus Lounge, card salons, and an arcade for entertainment.


World-Class Racquet Club: Courts dedicated to tennis, pickleball, and padel, fully serviced by a professional pro shop.


Fitness &amp; Sports: A 24/7 state-of-the-art fitness center, a group training studio, and an indoor multi-sport complex.


Family Fun: A children's splash park, an indoor kids' zone, and a dedicated teen club room.




From the moment residents pass through the staffed gatehouse and witness the multimillion-dollar spherical water feature at the entrance, they are immersed in a prestigious, active lifestyle.



Coming Soon: A New 322-Home Luxury Community


Directly across the street, on the east side of Lyons Road, GL Homes is preparing to launch its next major venture. This yet-to-be-named community will introduce 322 luxury single-family homes.


While this new neighborhood is entirely separate from Lotus Edge, it will share the same dedication to high-end, modern design and luxury finishes. Site construction is scheduled to begin in the fall of 2026, with home sales officially launching in 2027. This upcoming project offers an incredible opportunity for buyers who missed out on Lotus Edge to secure a brand-new construction home in one of West Boca's most desirable corridors.



The Agricultural Reserve and Palm Beach County's Growth


GL Homes' expansion along Lyons Road is part of a broader, decades-long commitment to Palm Beach County. Farther north, in the county's protected Agricultural Reserve, GL Homes has constructed an impressive 11,327 homes. Many of these residences are part of the developer's famous 55-plus Valencia brand, including Valencia Cove, Valencia Reserve, and Valencia Grand.


This rapid growth has occasionally sparked local debates regarding county infrastructure. Some residents have raised concerns that local roads and public services are struggling to keep pace with the influx of new &quot;rooftops.&quot; This discussion recently intensified following GL Homes' proposal for its 12th Valencia community, Valencia Del Mar, in western Boynton Beach.


However, the demand for these western suburbs remains undeniable. As Misha Ezratti, President of GL Homes, recently noted:


&quot;It's one of the nicest places to live because you can get single-family homes and a backyard and a nice lifestyle from high-quality developers, and that's not applicable when you live in the east. When you start a family or when you're retired and you want a little bit more space and you want to meet people and have a lifestyle, you need to go out to the western suburbs of Palm Beach County, which is clean and new, and all the growth of the commercial follows once the rooftops are up.&quot;



Navigating the West Boca Luxury Market


With the average listing price in Boca Raton standing at a commanding $1,116,149 as of Q1 2026 (representing a robust 6.72 year-to-date increase), the luxury segment of the market remains highly competitive. Navigating new construction contracts, selecting the right homesite, and managing the design center upgrade process requires experienced, local representation.


Whether you are looking to purchase a contemporary masterpiece in Lotus Edge, explore upcoming opportunities in the new 322-home community, or search for established luxury homes in Boca Raton or Delray Beach, having an expert advocate on your side is essential.


Find Your South Florida Dream Home


If you are considering buying a home or are curious about your current home's value in today's active market, The Pearl Antonacci Group at Compass is here to guide you.


With over 70 years of combined local experience, 850+ successful transactions, and nearly $1 billion in career sales volume, we provide our clients with unmatched market insight, exclusive access, and professional representation. We specialize in South Florida's finest properties, from elite waterfront properties and premier golf and country club estates to the newest new construction developments and secure gated communities.


Contact us today to schedule a private consultation or to receive our comprehensive relocation guide for moving to South Florida. Let us help you find your perfect piece of paradise.



Frequently Asked Questions




 How many homes is GL Homes building in West Boca Raton?



GL Homes is bringing nearly 1,000 homes to the Lyons Road corridor in West Boca Raton. This includes 649 homes in the Lotus Edge community on the west side of Lyons Road and 322 homes in a brand-new, unnamed luxury community on the east side of Lyons Road.






 What are the home prices at Lotus Edge in Boca Raton?



Home prices at Lotus Edge start at approximately $1.7 million and can range up to over $3 million, depending on the collection, floor plan, homesite, and custom design upgrades selected by the buyer.






 When will construction and sales begin for the new 322-home community?



Construction for the new, unnamed 322-home community on the east side of Lyons Road is scheduled to begin in the fall of 2026, with home sales officially launching in 2027.






 What luxury amenities are available at Lotus Edge?



Lotus Edge features a newly opened 39,000-square-foot clubhouse with resort-style pools, a cold plunge pool, Ambrosia restaurant &amp; bar, Lotus Lounge, a world-class racquet club for tennis, pickleball, and padel, a 24/7 fitness center, an indoor multi-sport complex, a kids' splash park, and an indoor kids' zone.






 How can I buy a home in these new West Boca Raton developments?



To navigate new construction contracts, select premium homesites, and manage design upgrades, it is highly recommended to work with an experienced local real estate team. You can contact The Pearl Antonacci Group at Compass for expert representation and guidance through the purchase process.






 ]]> </description>
    <pubDate>Tue, 14 Jul 2026 14:46:00 -0400</pubDate>
</item>
<item>
    <guid>https://www.pearlantonacci.com/blog/hottest-new-construction-in-boca-raton-delray-west-palm-and-pompano/</guid>
    <link>https://www.pearlantonacci.com/blog/hottest-new-construction-in-boca-raton-delray-west-palm-and-pompano/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Hottest New Construction in Boca Raton, Delray, West Palm and Pompano</title>
    <description> <![CDATA[ 





 



New Construction Communities in Boca Raton, Delray Beach, West Palm Beach &amp; Pompano Beach






Boca Raton leads with walkable downtown luxury condos such as Alina Residences, Mr. C Residences, and The Glass House, alongside GL Homes' Lotus Edge and boutique townhomes at Briskel Pointe in West Boca.


Delray Beach and West Palm Beach offer a mix of new gated home communities and waterfront condos, from Delray Ridge and the Estates at Morikami to the Estates at NOMAR, Olara, and Forte on Flagler.


Pompano Beach is home to a wave of branded oceanfront towers, including the Waldorf Astoria Residences, Ritz-Carlton Residences, and Salato Residences.






South Florida's real estate landscape is in the midst of a remarkable transformation, driven by an unprecedented wave of new construction. For buyers seeking the pinnacle of modern luxury, resort-style amenities, and the peace of mind that comes with a brand-new home, the options have never been more compelling. From gated single-family communities and boutique townhomes to ultra-luxury oceanfront condominiums, developers are catering to a sophisticated clientele drawn to the region's favorable tax climate and unparalleled lifestyle.


At The Pearl Antonacci Group at Compass, we track the development pipeline closely so our clients can act on the best opportunities first. Below is a guide to the premier new construction developments we feature across Boca Raton, Delray Beach, West Palm Beach, and Pompano Beach.


Boca Raton: Downtown Condos and West Boca Estates


Boca Raton has long been synonymous with upscale living, and its latest developments are elevating that reputation. The city offers a compelling mix of walkable downtown condo living and expansive luxury homes in the western suburbs.


In the heart of the city, three new luxury condominiums are redefining downtown living. Alina Residences stands out as a transformative project, overlooking the Boca Raton Resort golf course with resort-style amenities, expansive private terraces, and contemporary design just steps from Mizner Park. Nearby, Mr. C Residences brings the storied hospitality of the Cipriani family to Boca Raton with a boutique collection of branded condos. Meanwhile, The Glass House — the city's first modern glass-structured building — offers just 28 residences with a rooftop pool oasis and floor-to-ceiling ocean, Intracoastal, and golf course views.


For buyers who prefer the space and privacy of single-family homes, West Boca is booming. GL Homes continues its legacy of excellence with Lotus Edge, a highly anticipated community featuring 100 modern home designs that break away from traditional Mediterranean architecture, complete with a spectacular clubhouse and resort-style amenities. For those who want low-maintenance luxury real estate, Briskel Pointe delivers contemporary townhome living close to the city's best shopping and dining.


There is even more on the horizon in West Boca. Just across Lyons Road from Lotus Edge — directly opposite Olympic Heights Community High School — GL Homes is preparing to build a brand-new 322-unit townhome community as part of its Johns PUD development. Construction is expected to begin in the fall of 2026, with sales anticipated to follow in 2027 and completion projected around 2028. Positioned as a more attainable price point than the multimillion-dollar single-family homes at Lotus Edge, this upcoming townhome enclave is one to watch for buyers who want brand-new construction in a prime West Boca location. Contact us to be among the first to receive pricing and floor plan details as they are released.


Delray Beach: New Gated Communities and Modern Estates


Known for its vibrant downtown and pristine beaches, Delray Beach attracts developers who understand the city's unique charm. The new construction market here is defined by intimate gated communities and modern luxury homes in highly desirable locations.


Among the most sought-after new communities is Delray Ridge, East Delray Beach's only new gated community. This exclusive enclave features a limited collection of just 14 luxury homes set on five acres north of Downtown Delray and Lake Ida, with four distinct architectural styles and homes priced from the multimillions. Nearby, the Estates at Morikami offers new luxury homes in a tranquil setting close to the renowned Morikami Museum and Japanese Gardens.


For buyers seeking exceptional modern floor plans within a gated community, Grove Estates delivers contemporary single-family homes in a prime Delray Beach location, combining brand-new construction with the lifestyle and convenience that make the city one of South Florida's most desirable destinations.


West Palm Beach: The Waterfront Renaissance


West Palm Beach is experiencing a true renaissance, rapidly transforming into the &quot;Wall Street of the South.&quot; As financial firms and corporate headquarters relocate to the area, developers are racing to meet the demand for ultra-luxury housing, both along the Intracoastal Waterway and in the city's emerging inland neighborhoods.


The skyline along Flagler Drive is being completely reimagined. Olara is a standout waterfront project offering luxury condos with a vast suite of wellness amenities and unobstructed views of Palm Beach Island and the Atlantic Ocean. The arrival of architecturally distinctive residences continues at Forte on Flagler, while Shorecrest and the sculptural, design-forward Alba bring fresh boutique condo inventory to the waterfront.


For buyers who prefer a detached home in a close-in urban setting, the Estates at NOMAR is one of the most exciting new opportunities in Palm Beach County. Developed by GL Homes in the emerging Northwood Marina Quarter just north of downtown, this community offers a limited collection of 100 contemporary single-family homes ranging from roughly 1,889 to 3,940 square feet, with modern floor plans, upscale finishes, and pricing that starts in the high-$1 million range. For buyers looking at waterfront properties and new construction alike, West Palm Beach currently offers some of the most exciting appreciation potential in South Florida.


Pompano Beach: Branded Luxury on the Coastline


If West Palm Beach is the financial hub, Pompano Beach is the rising star of luxury beachfront living. A multibillion-dollar building boom — anchored by the Pompano Beach Fishing Village and the reimagined Fisher Family Pier — has turned the city into one of South Florida's most desirable destinations. As we detailed in our deep dive into Pompano Beach oceanfront and Intracoastal condos, global hospitality brands have taken notice.


Leading the way are two branded towers: the Waldorf Astoria Residences and the Ritz-Carlton Residences, both bringing five-star concierge service and world-class amenities to the oceanfront. For those who prefer boutique elegance, Salato Residences offers an intimate collection of oceanfront homes with large floor plans and direct beach access. Whether you want a branded penthouse or a sleek boutique residence, Pompano Beach delivers brand-new luxury at highly competitive price points.


Why You Need a Realtor for New Construction


It is a common misconception that buyers do not need a real estate agent when purchasing a pre-construction home or condo. In reality, walking into a developer's sales office unrepresented can be a costly mistake. The on-site sales representatives work exclusively for the builder, protecting the developer's bottom line, not yours.


Partnering with an experienced new development specialist ensures your interests are protected throughout the entire process. A knowledgeable agent can help you navigate complex purchase agreements, identify which upgrades offer the best return on investment, and even negotiate terms that a builder might not advertise. Reserving a property the day before a phase release and price increase, for example, can mean instant equity. An agent can also help you track construction progress and advocate for you during crucial walk-through inspections.


Find Your South Florida Dream Home


The South Florida new construction market is dynamic, fast-paced, and filled with incredible opportunities. Whether you are searching for a downtown condo in Boca Raton, a gated estate in Delray Beach, a luxury high-rise in West Palm Beach, or a branded residence in Pompano Beach, having the right guidance is essential.


If you are considering buying a home or want to explore the latest pre-construction opportunities, The Pearl Antonacci Group at Compass is here to help. Our team provides the deep local knowledge and honest advice you need to make an informed decision. Contact us today to discuss your goals or to request a complimentary home valuation. For those moving from out of state, be sure to request our comprehensive relocation guide.


Frequently Asked Questions




 What are the top new construction developments in Boca Raton?



In Boca Raton, standout new construction communities include the downtown luxury condos at Alina Residences, Mr. C Residences, and The Glass House, along with GL Homes' Lotus Edge and the boutique townhome community Briskel Pointe in East Boca. GL Homes is also building a new 322-unit townhome community on Lyons Road.






 What new construction communities are available in Delray Beach?



Delray Beach features several new construction communities, including Grove Estates and the Estates at Morikami, plus Delray Ridge, which is East Delray Beach's only new gated community with a limited collection of 14 luxury homes.






 Why is West Palm Beach attracting so much new development?



West Palm Beach has become a major financial hub, driving strong demand for luxury housing. Featured new developments include the Estates at NOMAR by GL Homes, Shorecrest, Alba, Olara, and Forte on Flagler, ranging from waterfront condos to modern single-family homes near downtown.






 What new branded residences are coming to Pompano Beach?



Pompano Beach is seeing a wave of branded luxury towers, including the Waldorf Astoria Residences and the Ritz-Carlton Residences, along with the boutique oceanfront condos at Salato Residences.






 Do I need a real estate agent to buy a pre-construction home?



Yes, it is highly recommended. The on-site sales representatives work exclusively for the developer. An experienced real estate agent protects your interests, helps negotiate terms, and guides you through complex purchase agreements and inspections.








 
 ]]> </description>
    <pubDate>Thu, 02 Jul 2026 15:41:00 -0400</pubDate>
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<item>
    <guid>https://www.pearlantonacci.com/blog/florida-property-tax-reform-2026-new-homestead-exemption-save-our-homes-portability-explained/</guid>
    <link>https://www.pearlantonacci.com/blog/florida-property-tax-reform-2026-new-homestead-exemption-save-our-homes-portability-explained/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Florida Property Tax Reform 2026: New Homestead Exemption, Save Our Homes &amp; Portability Explained</title>
    <description> <![CDATA[ 


 



Florida Property Tax Reform 2026: What Homebuyers and Sellers Need to Know




Key Takeaways




Historic Exemption Increases: If passed, Amendment 3 will raise the non-school homestead exemption to $150,000 in 2027 and up to $250,000 in 2028, providing significant relief for permanent residents.


Changes for Newcomers and Investors: Out-of-state buyers relocating to Florida will face a five-year waiting period before qualifying for the full exemption, if purchasing after January 1, 2027, while non-homestead properties will see their annual assessment growth cap reduced from 10 to 5.


Local Impact on Services: The reform may lead to substantial budget adjustments for local governments in Palm Beach and Broward counties, potentially affecting public services and infrastructure funding.






Florida’s real estate landscape is poised for a significant shift as the state legislature recently passed a historic measure that will put a sweeping Florida property tax reform proposal on the November 2026 ballot. Known as Amendment 3, or the &quot;Save Our Homes From Excessive Property Taxes&quot; initiative, this constitutional amendment could dramatically alter the financial dynamics of homeownership across the Sunshine State. For buyers, sellers, and investors navigating the luxury real estate market in South Florida, understanding these impending changes is crucial.


Whether you are considering purchasing waterfront properties in Boca Raton or evaluating your current home's value, the proposed Florida property tax reform carries substantial implications. The Pearl Antonacci Group at Compass is closely monitoring these developments to ensure our clients are fully informed and prepared for the evolving market conditions.


Understanding the Proposed Florida Homestead Exemption


At the heart of the Florida property tax reform is a massive expansion of the state's homestead exemption. Currently, permanent Florida residents receive a $50,000 exemption on their primary residence's assessed value. If voters approve Amendment 3 with the required 60 supermajority, this framework will undergo a phased transformation.


Beginning January 1, 2027, the non-school homestead exemption would jump to $150,000. By January 1, 2028, it would reach an unprecedented $250,000. Starting in 2029, this $250,000 threshold would be indexed to inflation, ensuring the relief keeps pace with economic changes. It is important to note that these increased exemptions apply only to non-school property tax levies; school district taxes will still apply after the first $25,000 of assessed value.


For current residents living in gated communities or single-family neighborhoods, this Florida homestead exemption expansion could mean the total elimination of non-school property taxes for homes assessed at or below $250,000. For higher-valued homes typical of the South Florida market, the expanded exemption still represents a meaningful reduction in the annual tax burden.


How the Amendment 3 Florida Proposal Affects New South Florida Home Buyers


South Florida continues to be a magnet for individuals relocating to South Florida from high-tax states. However, the proposed Florida property tax reform introduces a significant caveat for new arrivals.


Under the provisions of Amendment 3, individuals who establish permanent residency in Florida on or after January 1, 2027, will face a five-year waiting period before they can access the expanded $250,000 exemption. During their first five years of residency, newcomers will only be eligible for the standard $50,000 non-school exemption.


This residency requirement is designed to prioritize long-term Floridians while managing the state's rapid population growth. If you are currently out of state and considering buying a home in Delray Beach or West Palm Beach, establishing your residency before the end of 2026 could be a strategic financial move to bypass this waiting period.


Benefits for Non-Homestead Properties and Investors


While the headline-grabbing feature of the Florida property tax reform is the homestead exemption increase, the amendment also includes vital provisions for non-homestead properties. This category encompasses second homes, vacation properties, rental units, and commercial real estate.


Currently, the assessed value of non-homestead properties can increase by a maximum of 10 annually. The proposed property tax relief Florida measure would cut this assessment growth cap in half, limiting annual increases to just 5 starting in 2027.


For investors and seasonal residents holding properties in golf and country club communities or investing in new construction developments, this reduction provides enhanced predictability and protection against steep tax hikes in a rapidly appreciating market.


The Impact on Palm Beach County Property Tax and Local Services


While the prospect of lower tax bills is appealing to homeowners, the broader economic impact of the Florida property tax reform has sparked intense debate among local government officials. Property taxes account for roughly 74 of local tax collections in Florida, funding essential municipal services.


In South Florida, the potential revenue loss is significant. Preliminary estimates suggest that Palm Beach County property tax revenues could face up to $324 million in operations cuts over two years if the amendment passes. Funding for public parks, libraries, and other essential services could be reduced, as the amendment restricts local governments to spending remaining property tax revenues primarily on seven &quot;core services,&quot; including public safety, education, and infrastructure.


Local leaders in Boynton Beach and Highland Beach are already analyzing how to adapt to these potential budget constraints. Homeowners should be aware that while their property tax bills may decrease, local municipalities might offset the revenue loss by increasing user fees or special assessments for services like stormwater management and emergency response.


Example: Property Tax Savings on a $1,000,000 Home


To put the proposed Florida property tax reform into perspective, consider a permanent Florida resident who owns a homesteaded primary residence with a just (market) value of $1,000,000 in a Palm Beach County city such as Boca Raton. The example below uses a representative total millage rate of 16.6 mills—broken down into roughly 9.7 mills for non-school levies (county, city, and special districts) and 6.9 mills for the school district. Because the expanded exemptions apply only to non-school levies, the school portion of the bill stays the same while the non-school portion shrinks as the exemption grows.


Under today's rules, the standard $50,000 homestead exemption reduces the non-school taxable value to $950,000 and the school taxable value to $975,000. If Amendment 3 passes, the non-school exemption climbs to $150,000 in 2027 and to $250,000 in 2028, steadily lowering the taxable base used for county, city, and special-district taxes.





In this scenario, the owner of a $1,000,000 homesteaded home would save roughly $970 per year in 2027 and approximately $1,940 per year once the full $250,000 exemption takes effect in 2028—a meaningful reduction that would continue to grow as the exemption is indexed to inflation beginning in 2029. It is worth noting that actual savings will vary based on your specific city, taxing district, and the exact millage rates levied in your area; homes in unincorporated Palm Beach County with lower total millage would see a slightly smaller dollar figure, while areas with higher millage could see more. For a personalized estimate tied to your address and the latest home valuation, our team is happy to run the numbers with you.


Market Implications for the Greater Fort Lauderdale Area


The ripple effects of this tax legislation extend beyond Palm Beach County. In neighboring Broward County, including the vibrant Fort Lauderdale market, the dynamics of property taxation are equally critical. Known as the &quot;Venice of America,&quot; Fort Lauderdale attracts a diverse mix of primary homeowners, luxury waterfront investors, and seasonal residents.


If Amendment 3 passes, the dual impact of the expanded homestead exemption for primary residents and the reduced assessment cap for non-homestead properties will likely spur increased market activity. Investors holding luxury condominiums or waterfront estates may find the 5 assessment cap highly advantageous, providing a more stable and predictable expense sheet for their real estate portfolios. Meanwhile, current Fort Lauderdale residents could see substantial relief on their primary homes, freeing up capital that might be reinvested into the local economy or utilized for property improvements.


However, just like in Palm Beach County, Broward County officials will need to carefully balance their municipal budgets. The potential reduction in ad valorem tax revenues means that local governments will have to prioritize their spending on the state-mandated core services. Residents should stay engaged with local civic discussions to understand how these fiscal adjustments might influence neighborhood infrastructure and community amenities in the coming years.


Strategic Timing for Prospective Buyers


For those considering a move to South Florida, the timing of your purchase could be more critical than ever. With the potential for the $150,000 homestead exemption to take effect on January 1, 2027, followed by the $250,000 exemption in 2028, buyers who act decisively may position themselves to reap the maximum financial benefits.


Furthermore, because the proposed legislation imposes a five-year waiting period on newcomers who establish residency on or after January 1, 2027, the window of opportunity to bypass this restriction is rapidly closing. Securing your South Florida property and establishing your permanent residency before the end of 2026 could save you thousands of dollars in property taxes over the subsequent five years.


The Pearl Antonacci Group at Compass strongly advises prospective buyers to consult with their financial advisors and real estate professionals to develop a comprehensive acquisition strategy. Understanding the nuances of the Save Our Homes portability, the impending Amendment 3 changes, and the current market inventory will empower you to make a confident and financially sound investment in your future.


Navigating the South Florida Real Estate Taxes Landscape


The intricacies of South Florida real estate taxes can be complex, especially with major legislative changes on the horizon. Existing protections, such as the Save Our Homes cap—which limits the annual assessment increase of homesteaded properties to 3 or the Consumer Price Index (CPI), whichever is lower—remain a cornerstone of Florida's taxpayer protections.


Furthermore, the portability of the Save Our Homes benefit allows current Florida homeowners to transfer their accrued tax savings when they purchase a new primary residence. The proposed Florida property tax reform does not eliminate this benefit, meaning existing residents who decide to upgrade or downsize will retain their advantageous tax positioning.


As we approach the November 2026 election, staying informed about how the Florida property tax amendment November 2026 ballot measure will impact your specific situation is vital. Whether you are wondering &quot;how does Florida property tax reform affect homebuyers&quot; or calculating the potential savings on your upcoming $250,000 homestead exemption 2028 eligibility, professional guidance is essential.


Find Your Own South Florida Dream Home


The Florida property tax reform represents a historic opportunity and a complex transition for the state's housing market. Whether you are a long-time resident looking to maximize your tax benefits or a prospective buyer eager to establish residency, navigating these changes requires expert local knowledge.


With over 70 years of combined experience, more than 850 successful transactions, and approximately $1 billion in sales volume, The Pearl Antonacci Group at Compass is your trusted partner in South Florida real estate. We have the deep market insight needed to help you make informed decisions in light of evolving tax policies.


If you are curious about your home's value in today's market or are ready to explore your buying options, we are here to help. Please contact us today to discuss your real estate goals and how the impending tax changes might benefit your portfolio.


Florida's Property Tax Reform Frequently Asked Questions




 What is the 2026 Florida property tax reform (Amendment 3)?



Amendment 3 is a proposed constitutional amendment on the November 2026 ballot that would increase the non-school homestead exemption up to $250,000 by 2028 and reduce the annual assessment growth cap for non-homestead properties from 10 to 5.






 How does the proposed $250,000 homestead exemption work?



If passed, the non-school homestead exemption for permanent Florida residents would increase to $150,000 on January 1, 2027, and then to $250,000 on January 1, 2028. Starting in 2029, this amount will be adjusted annually for inflation.






 Will newcomers to Florida get the $250,000 homestead exemption immediately?



No. Under the proposed Florida property tax reform, individuals who establish permanent residency in Florida on or after January 1, 2027, will face a five-year waiting period, during which they will only receive a $50,000 non-school exemption.






 How does Amendment 3 affect non-homestead properties and investors?



The amendment proposes cutting the annual assessment growth cap for non-homestead properties (such as second homes, rentals, and commercial real estate) in half, lowering it from a maximum of 10 to 5 starting in 2027.






 Will the Florida property tax reform impact local government services?



Yes, local governments, including those in Palm Beach and Broward counties, anticipate significant revenue reductions. To adapt, they may need to prioritize spending on state-defined 'core services' like public safety and infrastructure, which could impact funding for parks and libraries.









 ]]> </description>
    <pubDate>Sat, 20 Jun 2026 13:23:00 -0400</pubDate>
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<item>
    <guid>https://www.pearlantonacci.com/blog/layton-pointe-new-construction-luxury-homes-in-delray-beach/</guid>
    <link>https://www.pearlantonacci.com/blog/layton-pointe-new-construction-luxury-homes-in-delray-beach/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Layton Pointe: New Construction Luxury Homes in Delray Beach</title>
    <description> <![CDATA[ 


 



Layton Pointe: New Construction Luxury Homes in Delray Beach


A former monastery site is now a gated enclave of 31 single-family homes, and the first residents are expected to move in by October 2026. Four floor plans, full design studio access, and a price point that undercuts most new construction in East Delray.




Key Takeaways:




Layton Pointe offers 31 single-family homes on a former monastery site at 3900 Sherwood Boulevard in Delray Beach.


Prices start at $1,339,995 for the Mariner plan, with the largest Nautilus plan at $1,689,995.


First move-ins are expected in October 2026, with model tours available now.






Layton Pointe is an exclusive gated community of 31 single-family homes by Toll Brothers, situated on the site of the former Christ the King Monastery in Delray Beach. With sales having opened in Spring 2025 and model tours launching in early 2026, vertical construction is actively underway. The first residents are expected to move into these new construction developments by October 2026.


What Does Layton Pointe Offer?


The community features four distinct floor plans ranging from 2,632 to 4,187 square feet. These luxury homes offer three to six bedrooms, up to 5.5 bathrooms, and expansive three to four-car garages. Every residence includes private outdoor living areas and flexible office or flex room spaces, catering to modern lifestyle needs.


Toll Brothers provides full personalization through their Southeast Florida Regional Design Studio, a platform also utilized in other prestigious Toll Brothers communities. Buyers have the opportunity to customize finishes, flooring, cabinetry, and other interior details prior to construction. This level of customization is a hallmark of luxury real estate in the area.


Getting into a new construction single-family home starting around the low $1.3 million range in this area presents a solid opportunity. Such pricing is becoming increasingly rare, especially with a reputable national builder like Toll Brothers. It is a development that prospective buyers should definitely take notice of when exploring gated communities.


Floor Plans and Pricing at Layton Pointe


Mariner (from $1,339,995): This single-story layout encompasses approximately 2,643 square feet, featuring 4 bedrooms and 3.5 bathrooms with an open-concept great room.


Inlet (from $1,439,995): Spanning approximately 3,287 square feet, this plan offers 4 to 5 bedrooms and 3.5 to 4.5 bathrooms. It highlights a two-story great room and a convenient first-floor primary suite.


Lagoon (from $1,589,995): Serving as the model home, this design covers approximately 3,834 square feet with 5 bedrooms and 4.5 bathrooms. It boasts a designer kitchen island and a luxury outdoor living expansion.


Nautilus (from $1,689,995): The largest offering at approximately 4,187 square feet, featuring 5 to 6 bedrooms and 5.5 bathrooms. It includes a four-car garage and guest wings designed specifically for multigenerational living.


Estimated HOA costs range from $400 to $600 per month, which covers the gated entry, common-area landscaping, and professional management. While there is no on-site clubhouse or resort amenities, residents often choose to join nearby clubs such as the Seagate Country Club or explore other golf and country club options in the vicinity.


Comparing Layton Pointe to Other Delray Beach Options


Layton Pointe is positioned within the mid-luxury bracket, attracting buyers who desire a new build but prefer a boutique, intimate environment over a massive resort-style community.


When evaluating value per square foot, buyers can secure approximately 4,000 square feet for under $2 million at Layton Pointe. In contrast, similar sized homes in East Delray, closer to the beach or waterfront properties, often command prices of $3.5 million or more. For instance, new townhomes in downtown Delray start at nearly $3 million for significantly less space.


Toll Brothers' reputation as a reliable national builder, combined with their robust Design Studio, adds significant appeal. This is consistent with their other successful projects in the region, such as those in Boca Raton.


The private enclave setting, limited to just 31 neighbors, ensures a tranquil living experience without the competition for shared amenities. The tradeoff is the absence of an on-site clubhouse, fitness center, or organized social programming.


Potential Drawbacks to Consider


Location is a primary consideration. Layton Pointe is situated behind Military Trail, approximately 4 miles (roughly a 10-minute drive) from the vibrant Atlantic Avenue. It does not offer the walkability of downtown Delray or the prestige of oceanfront addresses. Buyers seeking a highly walkable, urban environment may find the setting too suburban.


Additionally, the lack of on-site amenities means that those desiring a community gym, pool, tennis courts, or a dedicated social director might find the community too quiet. The HOA fees strictly cover essential services like gated entry, landscaping, and management.


For buyers who prioritize privacy, generous square footage, and the ability to customize their home over resort-style amenities, Layton Pointe presents an excellent opportunity. However, those seeking a full club lifestyle might want to explore other Delray Beach communities.


Find Your Own South Florida Dream Home


Whether you are considering Layton Pointe or exploring other options in South Florida, navigating the new construction market requires expert guidance. If you are buying a home, seeking a home valuation, or planning a relocation to South Florida, our team is here to help.


With over 70 years of combined experience, more than 850 successful transactions, and approximately $1 billion in sales volume, The Pearl Antonacci Group at Compass provides unparalleled local market expertise. Contact us today to discuss your real estate goals and discover the perfect property for your lifestyle.


FAQs about Layton Pointe




 How much do homes cost at Layton Pointe?



Prices start at $1,339,995 for the Mariner plan (approximately 2,643 square feet). The largest plan, the Nautilus, starts at $1,689,995 and spans approximately 4,187 square feet, with up to 6 bedrooms.






 When will homes be ready at Layton Pointe?



First move-ins are expected in October 2026. Model tours are now available, and vertical construction is underway on several home sites.






 What are the HOA fees at Layton Pointe?



The estimated HOA runs approximately $400 to $600 per month. This covers gated entry, common area landscaping, and professional management. There is no on-site clubhouse or resort amenities.






 Who is the builder at Layton Pointe?



Toll Brothers, a national home builder, is developing the community. Buyers have access to their Southeast Florida Regional Design Studio for full interior personalization.






 How far is Layton Pointe from Atlantic Avenue?



Layton Pointe is approximately 4 miles (about 10 minutes by car) from Atlantic Avenue. The community is located along the Military Trail corridor with strong access to I-95 and the Florida Turnpike.








  
 ]]> </description>
    <pubDate>Thu, 30 Apr 2026 11:24:00 -0400</pubDate>
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    <guid>https://www.pearlantonacci.com/blog/the-boca-raton-resort-gets-approval-for-76-new-luxury-condos/</guid>
    <link>https://www.pearlantonacci.com/blog/the-boca-raton-resort-gets-approval-for-76-new-luxury-condos/</link>
        <author>info@pearlantonacci.com (The Pearl Antonacci Group)</author>
        <title>The Boca Raton Resort Gets Approval for 76 New Luxury Condos</title>
    <description> <![CDATA[ 



Key Takeaways:



The Boca Raton City Council has unanimously approved an eight-story, 76-unit luxury condo tower at The Boca Raton resort, expanding the property's residential offerings.


Developed by BDT &amp; MSD Partners, the new Residences at The Boca Raton will feature ultra-luxury amenities, including a 31,696-square-foot fitness center, rooftop pool, and exclusive access to the resort's existing facilities.


With prices expected to reach the eight-figure mark for prime units, this development highlights the continued surge in demand for ultra-luxury, resort-integrated living in South Florida.






The landscape of luxury real estate in South Florida is about to experience another monumental shift. In a unanimous decision, the Boca Raton City Council has approved the construction of a highly anticipated eight-story, 76-unit residential tower on the grounds of the historic The Boca Raton resort. This landmark approval paves the way for a new era of ultra-luxury living, seamlessly blending private residential exclusivity with world-class resort amenities.


For buyers seeking the pinnacle of waterfront properties and resort-style living, the upcoming Residences at The Boca Raton represent a rare and extraordinary opportunity. Developed by BDT &amp; MSD Partners—the merchant bank formed by Byron Trott's BDT &amp; Company and Michael Dell's MSD Partners—this project is set to redefine the standard for high-end condominiums in Palm Beach County. The approval marks a significant milestone in the ongoing evolution of one of South Florida's most iconic properties.


A Vision of Unparalleled Luxury at The Boca Raton


The newly approved luxury condo tower will be situated on a 5.2-acre parcel within the sprawling 337-acre resort property, specifically at 501 East Camino Real. Designed by the renowned New York-based architecture firm Hart Howerton, the 100-foot-tall building will replace an area currently housing a maintenance facility, transforming it into a stunning architectural masterpiece. The design is expected to complement the historic charm of the original resort while introducing modern, sophisticated elements that appeal to today's luxury buyers.


The 505,840-square-foot development will offer 76 expansive residences, featuring sophisticated two-bedroom to five-bedroom floor plans. Each unit is meticulously designed to cater to the discerning tastes of modern luxury buyers, offering expansive living spaces, premium finishes, and breathtaking views of the surrounding landscape and waterways. To ensure the utmost privacy and convenience, the property will include an underground garage with 142 private parking spaces, a rare and highly coveted feature in South Florida condominium developments.


This development is a testament to the ongoing evolution of Boca Raton, a city that continues to attract affluent buyers from across the globe. The project aligns perfectly with the growing trend of new construction developments that prioritize lifestyle, exclusivity, and comprehensive on-site amenities. As the city continues to grow and attract new residents, properties like the Residences at The Boca Raton will set the benchmark for luxury living.


Exclusive Amenities and Resort-Integrated Living


What truly sets the Residences at The Boca Raton apart is its seamless integration with the resort's legendary offerings. Residents will not only enjoy their own private, building-specific amenities but will also have access to the extensive facilities of the century-old resort. This unique arrangement offers the best of both worlds: the privacy and exclusivity of a luxury condominium and the vibrant, full-service lifestyle of a world-class resort.


Within the residential tower itself, owners will have exclusive access to a spectacular three-story, 31,696-square-foot fitness center. The building will also feature an indoor pool, a lavish rooftop pool deck, a spa garden, a ground-floor golf terrace, and a private residents-only club area. These dedicated spaces ensure that residents can enjoy a serene and private environment just steps from their front door, whether they are looking to relax, exercise, or entertain guests.


Beyond the tower, the true allure of this development lies in the resort lifestyle. The Boca Raton, originally designed by celebrated architect Addison Mizner in 1926, offers an unparalleled array of amenities. Residents will have access to the private beach club, a 32-slip marina, two 18-hole championship golf courses, tennis and pickleball courts, and an award-winning spa. With over 20 restaurants, bars, and cafes on the property, dining and entertainment options are virtually limitless.


For those interested in golf and country club real estate, this development offers a unique hybrid experience—the privacy of a luxury condo combined with the expansive amenities of a premier resort and club. This level of integration is rarely seen in new developments and is expected to be a major draw for buyers seeking a comprehensive luxury lifestyle.


Market Implications for South Florida Real Estate


The approval of this 76-unit tower comes at a time when the demand for ultra-luxury condominiums in South Florida is reaching unprecedented heights. BDT &amp; MSD Partners, who purchased the resort for $875 million in 2019, have already invested hundreds of millions into renovating and elevating the property. This new residential phase is a strategic response to the robust market demand and reflects the developers' confidence in the long-term strength of the Boca Raton real estate market.


Industry experts anticipate that pricing for these new luxury condos will be highly competitive, with prime residences expected to command eight-figure price tags. This pricing reflects the premium placed on resort-integrated living, a segment of the market that continues to outperform traditional condominium developments. As inventory in the ultra-luxury sector remains tight, properties that offer unique amenities and prime locations are expected to see strong appreciation.


When compared to other luxury markets like Miami or Palm Beach, Boca Raton continues to offer exceptional value while delivering an unmatched quality of life. The city's appeal is driven by its pristine beaches, excellent schools, vibrant downtown, and favorable tax environment. For buyers relocating to South Florida, particularly from the Northeast and West Coast, developments like the Residences at The Boca Raton offer the perfect turnkey solution. The combination of luxury, convenience, and lifestyle makes Boca Raton an increasingly attractive destination for affluent buyers.


The Future of Boca Raton Luxury Condos


The unanimous approval by the Boca Raton City Council highlights the city's commitment to thoughtful, high-quality development. The project was praised for its careful planning, which includes maintaining the existing lush landscaping and ensuring that the new building blends harmoniously with the resort's historic architecture. The developers have also committed to minimizing the impact of construction on the surrounding community, with plans to shuttle workers from off-site parking and carefully manage the delivery of materials.


As the project moves forward, it will undoubtedly become one of the most sought-after addresses in South Florida. The combination of visionary development, world-class architecture, and the legendary prestige of The Boca Raton resort creates a truly unique real estate offering. The Residences at The Boca Raton will not only enhance the resort's legacy but also elevate the standard for luxury living in the region.


For buyers considering buying a home in the ultra-luxury market, early positioning will be crucial. Properties of this caliber, particularly those with direct access to resort amenities and marinas, experience intense demand from both domestic and international buyers. Working with experienced real estate professionals who understand the nuances of the local market will be essential for those looking to secure a residence in this highly anticipated development.


Find Your Own South Florida Dream Home


The announcement of the new condos at The Boca Raton resort is an exciting development for the local real estate market, underscoring the enduring appeal of South Florida luxury living. Whether you are interested in securing a residence in this upcoming tower, exploring other gated communities, or looking for the perfect waterfront estate, expert guidance is essential. The South Florida real estate market is dynamic and complex, and having a knowledgeable partner by your side can make all the difference.


If you are curious about how these new developments might impact your current home's value, or if you are ready to explore the finest properties in Boca Raton, Delray Beach, and beyond, our team is here to help. We provide comprehensive market analysis, personalized property recommendations, and expert negotiation strategies to ensure our clients achieve their real estate goals.


With over 70 years of combined experience, more than 850 successful transactions, and nearly $1 billion in sales volume, The Pearl Antonacci Group at Compass possesses the deep local knowledge and industry connections needed to navigate the competitive South Florida luxury market. We specialize in matching discerning buyers with extraordinary properties that perfectly suit their lifestyle. Our commitment to excellence and client satisfaction has made us a trusted name in South Florida real estate.


Contact us today to schedule a private consultation and discover the unparalleled opportunities waiting for you in South Florida. Let us help you find your dream home in one of the most desirable locations in the world.


Frequently Asked Questions




 How many condos are being built at The Boca Raton resort?



The Boca Raton City Council has unanimously approved the construction of an eight-story, 76-unit luxury condo tower on the grounds of The Boca Raton resort.






 Who is developing the new condos at The Boca Raton?



The new Residences at The Boca Raton are being developed by BDT &amp; MSD Partners, the merchant bank formed by Byron Trott's BDT &amp; Company and Michael Dell's MSD Partners.






 What amenities will the new condos at The Boca Raton offer?



Residents will have exclusive access to a 31,696-square-foot fitness center, an indoor pool, a rooftop pool deck, a spa garden, a ground-floor golf terrace, and a private residents-only club area. They will also have access to the resort's existing amenities, including the beach club, marina, golf courses, and spa.






 How much will the new condos at The Boca Raton cost?



While official pricing has not been released, industry experts anticipate that prime residences in the new tower will command eight-figure price tags, reflecting the premium placed on ultra-luxury, resort-integrated living.






 When were the new condos at The Boca Raton approved?



The Boca Raton City Council unanimously approved the 76-unit luxury condo project in late March 2026.








 
 ]]> </description>
    <pubDate>Thu, 30 Apr 2026 11:07:00 -0400</pubDate>
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<item>
    <guid>https://www.pearlantonacci.com/blog/celebrities-living-in-south-florida-the-a-list-homes-reshaping-luxury-real-estate/</guid>
    <link>https://www.pearlantonacci.com/blog/celebrities-living-in-south-florida-the-a-list-homes-reshaping-luxury-real-estate/</link>
        <author>brian@pearlantonacci.com (Brian Pearl)</author>
        <title>Celebrities Living in South Florida: The A-List Homes Reshaping Luxury Real Estate </title>
    <description> <![CDATA[ 






Key Takeaways:




South Florida continues to attract A-list celebrities, athletes, and billionaires seeking privacy, tax advantages, and unparalleled luxury living.


Recent high-profile real estate transactions include Mark Wahlberg's $37 million Delray Beach estate, Kevin James's $17.15 million Boca Raton home, and Mark Zuckerberg's $170 million Indian Creek Island purchase.


The influx of celebrity buyers is setting new price benchmarks and elevating the prestige of exclusive communities across Palm Beach, Broward, and Miami-Dade counties.






South Florida has long been a magnet for the world's most successful individuals, but the recent wave of celebrities living in South Florida has reached unprecedented levels. From the pristine shores of Palm Beach to the ultra-exclusive enclaves of Miami, A-listers, professional athletes, and tech billionaires are securing their own pieces of paradise. This surge in high-profile buyers is not just making headlines; it is fundamentally reshaping the landscape of luxury real estate across the region.


The appeal of South Florida extends far beyond its year-round sunshine and pristine beaches. For high-net-worth individuals, the state offers significant financial benefits, most notably the absence of a state income tax. When combined with the unparalleled privacy offered by gated communities and the world-class amenities available in the area, it is easy to see why so many famous figures are choosing to call the Sunshine State home.


Billy Joel's South Florida Real Estate Legacy


The &quot;Piano Man&quot; himself, Billy Joel, has been a prominent figure in the South Florida real estate scene for years. In October 2024, Joel successfully sold his massive oceanfront mansion in Manalapan for $42.6 million. The property, situated perfectly between Palm Beach and Boca Raton, had been on and off the market for several years before finding a buyer.


Interestingly, Joel's real estate footprint in the area continues to evolve. A spectacular new megamansion built on a vacant lot he previously owned in Manalapan recently sold for a staggering $68.3 million in early 2026 to the CEO of WeatherTech. Meanwhile, reports indicate that Joel has not left the area entirely; he reportedly purchased a magnificent waterfront property in Boca Raton's highly exclusive Sanctuary development for approximately $40 million, ensuring he remains a fixture in the local luxury market.


Mark Wahlberg Joins Delray Beach's Billionaires Row


Actor and entrepreneur Mark Wahlberg made waves in late 2025 when he purchased a breathtaking $37 million mansion in Delray Beach. After selling his $63 million Beverly Hills estate, Wahlberg opted for the privacy and prestige of Stone Creek Ranch, an ultra-exclusive community often referred to as &quot;Billionaires Row.&quot;


Wahlberg's new 18,000-square-foot estate came fully furnished and delivers the ultimate resort-style living experience. The property features expansive grounds, cutting-edge amenities, and the kind of seclusion that high-profile celebrities demand. His move highlights a growing trend of Hollywood elites trading California for the sophisticated lifestyle offered by South Florida's premier neighborhoods.


Travis Kelce and Taylor Swift's Boca Raton Connection


The sports and entertainment worlds collided in South Florida when NFL superstar Travis Kelce and global pop icon Taylor Swift spent significant time in the area. During the 2025 NFL offseason, Kelce rented a lavish $20 million mansion in Boca Raton's prestigious Royal Palm Yacht &amp; Country Club, reportedly paying upwards of $90,500 per month.


The couple was frequently spotted enjoying the local dining scene, including a notable date at Harry's in West Palm Beach. By early 2026, rumors and reports began circulating that the power couple had officially purchased a waterfront mansion in Florida, further cementing their ties to the region. Their presence has brought even more attention to the already highly sought-after country club real estate in Palm Beach County.


Kevin James Makes His Move to Boca Raton


Adding to the growing list of celebrities choosing Boca Raton, actor and comedian Kevin James recently purchased a stunning $17.15 million home in the Royal Palm Yacht &amp; Country Club. The &quot;King of Queens&quot; star acquired a newly built, contemporary residence spanning over 8,600 square feet.


The six-bedroom property perfectly exemplifies modern luxury, featuring a climate-controlled wine room, two kitchens (including a catering kitchen), a dedicated wellness space with an infrared sauna, and a golf cart bay. With views overlooking the neighboring golf course, James's new home represents the pinnacle of South Florida living.


The Billionaire Bunker: Indian Creek Island's Star-Studded Roster


When discussing famous residents in South Florida, it is impossible to ignore Indian Creek Island in Miami-Dade County. Often dubbed the &quot;Billionaire Bunker,&quot; this highly secure, 300-acre island is home to some of the wealthiest and most recognizable names on the planet.


In early 2026, NFL legend Tom Brady finally completed construction on his spectacular $150 million, 25,000-square-foot custom mansion on the island. Not to be outdone, Meta CEO Mark Zuckerberg made headlines in March 2026 with the purchase of a $170 million waterfront estate on Indian Creek, setting new records for the area. They join Amazon founder Jeff Bezos, who has invested nearly $237 million across three different properties on the island, solidifying its reputation as the ultimate enclave for the ultra-wealthy.


NFL Stars and Athletes Call South Florida Home


Professional athletes have long favored South Florida for its favorable tax climate and exceptional training environments. The region is home to numerous current and former sports stars. Miami Dolphins wide receiver Tyreek Hill recently listed his sprawling nine-bedroom mansion in Southwest Ranches for $7.7 million, while his teammate Tua Tagovailoa sold his Davie home for $2.6 million.


Further north, basketball icon Michael Jordan resides in a massive 11-bedroom estate in The Bear's Club in Jupiter, having recently added another $16.5 million property to his portfolio in the same community. Golf legend Tiger Woods maintains his spectacular compound on Jupiter Island, complete with a private practice facility, while tennis great Serena Williams enjoys her custom-designed home in Palm Beach Gardens.


More A-Listers Choosing South Florida


The list of celebrities living in South Florida continues to grow across all entertainment sectors. Legendary actor Sylvester Stallone and his wife Jennifer Flavin reside in a magnificent $35.3 million waterfront compound in Palm Beach, which they have extensively renovated since purchasing it in late 2020.


In the Miami area, British pop star Robbie Williams recently acquired a spectacular $40 million estate in Old Cutler Bay, featuring 435 feet of water frontage and a 75-foot dock. Meanwhile, Latin music icon Enrique Iglesias and tennis star Anna Kournikova continue to expand their impressive compound in Miami's Bay Point neighborhood, recently adding a $6.5 million property to their holdings.


What Celebrity Demand Means for South Florida Real Estate


The continuous influx of celebrities and billionaires is having a profound impact on the South Florida real estate market. These high-profile transactions are setting new price benchmarks and driving demand for ultra-luxury properties. As more notable figures choose to relocate to South Florida, the prestige of communities from Miami to Palm Beach continues to rise.


For buyers, this means navigating a highly competitive market where exceptional properties command premium prices. However, it also underscores the enduring value and desirability of South Florida real estate as a premier global destination.


Find Your Own South Florida Dream Home


Whether you are searching for a secluded waterfront estate, a home in a prestigious gated community, or a luxurious condo with ocean views, navigating the South Florida luxury market requires expert guidance. If you are considering buying a home in this dynamic region, you need a team with deep local knowledge and a proven track record of success.


The Pearl Antonacci Group at Compass brings over 70 years of combined experience to the table. With more than 850 successful transactions and approximately $1 billion in sales volume, our team has the expertise to help you find your perfect property or provide an accurate home valuation if you are considering selling. Contact us today to begin your South Florida real estate journey.


Frequently Asked Questions




 Why are so many celebrities moving to South Florida?



Celebrities are moving to South Florida for a combination of financial benefits, including no state income tax, as well as unparalleled privacy, luxury infrastructure, and a year-round desirable lifestyle.






 Where do most celebrities live in South Florida?



Celebrities tend to cluster in highly exclusive, secure areas such as Indian Creek Island in Miami, Palm Beach, Jupiter Island, and prestigious gated communities in Boca Raton and Delray Beach.






 Did Travis Kelce and Taylor Swift buy a house in Florida?



Travis Kelce rented a $20 million mansion in Boca Raton's Royal Palm Yacht &amp; Country Club during the 2025 NFL offseason, where Taylor Swift joined him. In early 2026, reports indicated they may have purchased a waterfront property in the area.






 Who lives on Indian Creek Island in Miami?



Indian Creek Island, often called the 'Billionaire Bunker,' is home to numerous high-profile individuals including Tom Brady, Mark Zuckerberg, Jeff Bezos, and Ivanka Trump.






 How is celebrity demand affecting South Florida real estate?



The influx of celebrity buyers is setting new price benchmarks, driving demand for ultra-luxury properties, and elevating the prestige of communities across Palm Beach, Broward, and Miami-Dade counties.








 
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